Common use of Signage Clause in Contracts

Signage. Tenant shall be entitled, at Tenant’s sole cost and expense, to install one (1) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. In addition to Tenant's signage rights currently provided for under the Lease, Tenant shall be entitled, at Tenant’s sole cost and expense, entitled to have the exclusive right to install one (1) identification sign signage at the entry doors of the PremisesProject identifying Tenant's name, including building signage and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord"SIGNAGE"). The qualitygraphics, materials, size, color, design, stylelettering, lighting (if any), specifications and size exact locations of such sign and any proposed replacement sign the Signage (collectively, the "SIGNAGE SPECIFICATIONS") shall be consistent with subject to the prior written approval of Landlord’s Building standard signage program , which approval shall not be unreasonably withheld, conditioned or delayed. In addition, the Signage and all Signage Specifications therefor shall be subject to Tenant's receipt of all required governmental permits and approvals and shall be subject to Landlord’s prior written approval, in its reasonable discretionall applicable governmental laws and ordinances. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date The cost of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing Signage, as well as all costs of design and construction of such public offering Signage and all other costs associated with such Signage, including, without limitation, permits, maintenance and repair, shall exceed $120,000,000.00, be the sole responsibility of Tenant. Should the Signage require maintenance or repairs as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary hereindetermined in Landlord's reasonable judgment, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon provide written notice thereof to Tenant and Tenant shall cause such repairs and/or maintenance to be performed within thirty (30) days prior written after receipt of such notice from Landlord. Should Tenant fail to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rightsperform such maintenance and repairs within the period described in the immediately preceding sentence, Landlord shall have the right to cause such work to be granting performed and to charge Tenant, as Additional Rent, for the reasonable cost of such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Buildingwork. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for remove the removal of Tenant’s Monument Signage and the repair of any damage caused by such removalthe installation or removal of the Signage. If Tenant shall fail fails to remove such signage the Signage and repair all damage when requiredsuch damage, then Landlord shall have the right to may perform such removal and repairwork, and all reasonable costs and expenses incurred by Landlord in so performing such work shall be reimbursed by Tenant shall reimburse to Landlord for the costs thereofwithin ten (10) days after Tenant's receipt of invoice therefor. The signage rights granted to Tenant under this Section 32 are personal to immediately preceding sentence shall survive the Original Tenant, and may not be exercised expiration or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior earlier termination of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCLease., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant shall have the right to maintain all building and monument signs identifying Tenant as currently installed during the Term and any extensions thereof until such time as Landlord delivers written notice to Tenant that Landlord desires to install its signage upon the Building, which notice shall be entitledaccompanied by Landlord’s signage plan indicating the locations and design of Landlord’s building and monument signage and which notice shall further indicate to the Tenant the signage that must be removed from the Building and Property. Without limitation of Tenant’s signage rights as hereinafter set forth, Tenant shall remove all of the signage designated by the Landlord for removal within sixty (60) days of delivery to Tenant of the foregoing notice. Should Tenant fail to remove any such signage, Landlord may, but shall not be obligated to, remove such signage at Tenant’s sole cost and expense, to install one (1) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel which cost shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting due and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay payable to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon within thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Buildingafter notice. Upon the expiration or earlier termination installation of this LeaseLandlord’s signage, Tenant shall be responsiblepermitted to install an amount of building and monument signage that is proportionate to Tenant’s Proportionate Share as of the commencement of the Term of the this Lease, in such locations as are reasonably acceptable to Landlord and Tenant and permitted under applicable governmental code, law or ordinance, including without limitation, signage reasonably visible from I-90. All signage installation by Tenant shall be at its sole cost and expense. In the event Tenant desires additional building or monument signage and additional signage is not permitted under applicable ordinances of the City of Elgin, Tenant shall have the right, at its sole cost and expense, to seek a variation or other necessary approval under applicable law so as to erect such signage. Landlord agrees to cooperate with Tenant in obtaining any such approval. Tenant’s proportionate share of signage shall not be expanded if Tenant exercises its right to lease any Expansion Space hereunder. Tenant shall be solely responsible for the removal cost of Tenant’s Monument Signage and the performance of all maintenance repair and replacement of any damage caused by such removal. If Tenant shall fail to remove such its signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of during the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should (as may be taken as approximate. EXHIBIT Bextended hereunder).

Signage. Tenant shall have the right to one but only one of (a) a sign located on the exterior of the Building or (b) a pylon sign location in the lawn area of the Site fronting on Dartmouth Street ("Tenant's Signage") provided that (i) such Tenant's signage as is selected by Tenant is first approved by Landlord as to the size, location, aesthetics, design and scheme thereof and (ii) such Tenant's signage as selected by Tenant complies with all applicable Insurance Requirements and all applicable Legal Requirements including, without limitation, the requirements of the Town of Westwood Zoning By-Law (collectively called "Governmental Requirements"). Tenant shall be entitledsolely responsible for all costs and expenses regarding such Tenant's Signage including, at Tenant’s sole cost without limitation, design costs, installation costs, maintenance and expense, to install one (1) identification sign at the entry doors of the Premisesrepair costs, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached heretoall applicable, subject permit and approval costs. Landlord agrees to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size cooperate with Tenant regarding Tenant's obtaining approvals of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Tenant's Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, provided that Landlord shall have the rightnot be required to expend any monies, at its election at assume any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Buildingcosts or expenses or undertake or assume any liability. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, solely responsible (at its sole cost and expense, ) for the removal maintenance, repair and upkeep of such Tenant’s Monument Signage and the repair of any damage caused by such removal's Signage. If Tenant shall fail to remove such signage and repair all damage when requiredIn addition, Landlord shall have improve the right to perform such removal existing street signage along University Avenue (the "University Avenue Sign") in a manner generally consistent with the white post, hanging shingle type sign that exists at the property known as and repairnumbered 00-00 Xxxxxxx Xxxxxx Xxxxxxxx, Xxxxxxxxxxxxx owned by an affiliate of Landlord and Tenant shall reimburse Landlord for be entitled to one (1) identification panel on the costs thereofUniversity Avenue Sign. The rights set forth in this Section 2.3 shall not be available to any assignee or subtenant except for an assignee or subtenant under Section 12.2 hereof and in no event shall any signage rights granted to Tenant under this Section 32 are personal to 2.3 identify more than one (1) occupant of the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signsThe failure or inability of Tenant to obtain and/or maintain any permits, window coveringsapprovals, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises consents or the Building are subject like required by Governmental Requirements or to the prior approval of obtain Landlord, in its sole and absolute discretion. Additionally, Landlord 's cooperation shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not affect in any way supersede this Lease or Tenant's obligations under this Lease and, without limitation, Tenant shall have no right to terminate this Lease and shall have no right to any abatement, set off withholding or other reduction of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements Annual Fixed Rent or distances shown should be taken as approximate. EXHIBIT BAdditional Rent.

Signage. (a) As of the Substitution Effective Date, Tenant shall remove, at its sole cost and expense, its existing sign located on the Building (the “Existing Sign”) and, upon removal of Citibank’s signs by Landlord at its sole cost, install new signs (collectively, the “Building Signage”) on to the portions of the Building in which Citibank’s signs are currently located, as depicted on Exhibit C-1 attached hereto (the “Substitution Space Sign Location”), which removal and installation shall be entitledsubject to the terms of this Section 9. The general approved sign specifications for the New Signs are set forth on Exhibit C-2 attached hereto. The exact location of the Building Signage shall be subject to all applicable federal, state and local laws, ordinances, codes, rules and regulations (collectively, “Laws”) and Landlord’s prior written approval (if the location or specifications must be changed to comply with such Laws), which approval shall not be unreasonably withheld, provided that the location does not unreasonably detract from the first-class quality of the Building. Such right to Building Signage is personal to Tenant (and any bank to which Tenant assigns the Lease with Landlord’s approval pursuant to Paragraph 14 of the Lease (a “Bank Transferee”)) and is subject to the following terms and conditions: (i) Tenant shall submit plans and drawings for the Building Signage to the City of Palo Alto and to any other public authorities having jurisdiction and shall obtain written approval from each such jurisdiction prior to installation, and shall fully comply with all applicable Laws; (ii) Tenant shall, at Tenant’s sole cost and expense, to design, construct and install one (1) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at Signage; (iii) the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and Signage shall be subject to Landlord’s prior written approvalapproval (except for such approval that has been granted above), in its reasonable discretion. In addition, which shall not be unreasonably withheld or delayed; and (iv) Tenant shall pay to Landlord maintain the sum of $750.00 per month for the Monument Building Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchangein good condition and repair, and (b) all costs of maintenance and repair shall be borne by Tenant. Maintenance shall include, without limitation, cleaning at reasonable intervals. Tenant shall be responsible for any electrical energy used in connection with the market value Building Signage. Tenant must adhere to Landlord’s Building rules as previously agreed to regarding the installation of the company comprising Tenant following Building Signage (i.e. Building Signage shall not be attached directly onto the closing of such public offering shall exceed $120,000,000.00Building exterior granite). At Landlord’s option, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building Signage may be revoked and terminated upon thirty occurrence of any of the following events: (30A) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for in default under the removal of Tenant’s Monument Signage and the repair of Lease beyond any damage caused by such removal. If applicable cure period; (B) Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing occupies less than the entire Premises. Any signs, window coverings, Premises (unless Tenant or blinds (even if a Bank Transferee occupies the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior balance of the Premises Premises); or (C) the Building are subject to the prior approval of Landlord, Lease shall terminate or otherwise no longer be in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCeffect., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. A. Subject to Landlord’s prior reasonable approval, the sign criteria for the Building, all covenants, conditions, restrictions, laws, rules, regulations, and local ordinances affecting the project of which the Building is a part (collectively, the “Requirements”), and subject to Landlord obtaining the City of Phoenix’s approval of a variance to the Building’s Comprehensive Signage Plan which allows at least three (3) separate exterior signs at the top of the Building (the “CSP Variance”) and Tenant obtaining any and all other necessary permits and approvals (collectively, the “Approvals”), Tenant shall have the non-exclusive right to have installed one (1) exterior sign at the top of the Building bearing Tenant’s name or trade name or business logo (the “Building Top Sign”) on the Southwest corner of the Building (the exact location to be entitleddesignated by the Landlord); provided, however, if Tenant does not install the Building Top Sign within twenty-four (24) months after the approval of the CSP Variance, such right to install the Building Top Sign shall terminate. Tenant acknowledges that as of the date of this Amendment, only the existing exterior Building top sign utilized by Arcadis (as defined below) is permitted pursuant to the Requirements and the Building’s Comprehensive Signage Plan. Tenant further acknowledges that it has been advised by Landlord that obtaining approval of the CSP Variance shall be necessary in order to install the Building Top Sign. Tenant shall comply, at Tenant’s sole cost and expense, with any and all requirements of any CSP Variance granted by the City. If the CSP Variance is later revoked, then Landlord shall cause the Building Top Sign to install be immediately removed and the underlying surfaces restored, at Tenant’s sole cost and expense. If the application for the CSP Variance is denied or if the CSP Variance is granted for only one (1) identification additional Building Top Sign (i.e., one sign at the entry doors of the Premises, and one (1) panel on in addition to the existing monument signage (the “Monument Signage”) for the exterior Building at the location shown on Exhibit J attached heretotop sign utilized by Arcadis), subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, then Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall not have the right to perform such removal and repair, and Tenant shall reimburse Landlord for install the costs thereof. The Building Top Sign subject to the terms of this Section XIV unless the other tenant located within the Building with Building top signage rights granted superior to Tenant Tenant’s rights under this Section 32 are personal to the Original TenantXIV.A (i.e., Health Choice of Arizona, Inc., and may not be exercised its successors or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlordassigns) elects, in its sole and absolute discretion, not to install its Building top signage. AdditionallyNotwithstanding the foregoing, if Tenant does not install the Building Top Sign granted under this Section XIV.A within twenty-four (24) months after having been informed by Landlord shall include that Tenant is entitled to install such sign, Tenant’s name and location in rights to install the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCTop Sign shall terminate., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Landlord will allow Tenant, at Tenant’s expense, to display its company name on the Building I facia. Specifications for any such signage must be approved by Landlord in writing prior to Tenant’s seeking applicable permits from governmental authorities and installation. Landlord reserves the right in its sole discretion, to specify details of such signage. In the event that Tenant elects to exercise its downsizing option pursuant to Section 12.3, Landlord shall be entitledhave the right to require Tenant, at Tenant’s sole cost, to remove its sign from the Building I facia and restore the Building I facia to its original condition, original wear and tear excepted. Tenant, at Tenant’s sole cost and expense, shall be required to install one (1) identification remove all Building I signage and restore the Building I facia to its original condition, original wear and tear excepted, upon expiration of the Lease. Landlord will allow Tenant, at Tenant’s expense, to display its company name on the Landlord’s illuminated monument sign at the entry doors entrance of the PremisesSummit Park on Summit Boulevard, which monument sign serves both Building I and Building II, and one (1) panel such company name shall be similar and comparable in size, copy area, quality and visibility as the signage/logo for Schwab currently located on the existing such monument sign. Such monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a Tenant no later than December 31, 2005. All signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject will conform to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, applicable governing authority requirements and Tenant shall reimburse Landlord obtain any permits or authorizations necessary for the costs thereofsignage it installs hereunder. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include arrange for Tenant’s name suite identification sign(s) and location in the Building lobby directory strip(s) at Tenant’s expense. Tenant may incorporate its logo graphics, without color, on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCsuite identification sign(s)., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant shall be entitledSignage, at Tenant’s sole cost flying of flags and expenseany other type of advertising on or near the property and the installation of awnings, to install one (1) identification sign at solar screening facilities and the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, like are only permitted subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to the Landlord’s prior written approval, directions and approval and must be in its reasonable discretioncompliance with any easements and regulatory requirements applicable to the property from time to time. In addition, The Tenant shall pay will be allowed to Landlord display signs on the sum of $750.00 per month for building immediately outside the Monument Signage from Leased Premises. All costs in connection with the date of installation through the date upon which: (a) above measures are payable by Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value Tenant is responsible for obtaining all relevant regulatory approvals and for ensuring that any conditions for such approvals are met at all times. On vacation of the company comprising Leased Premises, the Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the rightis required, at its election own expense, to remove any trace of objects placed on the property pursuant to the above, unless the Landlord waives such requirement in writing. In connection with the fitting-out of the Leased Premises, the Landlord agrees to install, at any time during the Term to terminate Tenant’s right to maintain Monument Signage expense, company signs at the Building upon thirty (30) days prior written approach from a public road designed to direct visitors to the individual rental unit in accordance with any regulatory requirements applicable from time to time. The Landlord is entitled to demand that any signage etc. on the property be in accordance with a signage plan prepared by the Landlord, which may include common directional signs. The cost of all initiatives pertaining to the preparation of the signage plan is a common expense included in the property accounts, see clause 9 above. The Tenant is not allowed to display signs on the property in any manner other than the manner prescribed by the Landlord. Irrespective of whether a part of the property’s common areas is included in the gross area of the Leased Premises, the Landlord may to a reasonable extent dispose of such common areas, including for letting of advertising space, mobile antennas, etc. The Landlord’s right of disposal comprises both indoor and outdoor common areas. In the period after the Tenant has given notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Leasethe Leased Premises, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for is entitled to market the Building), or other items visible from Leased Premises on the exterior facade of the Premises or and the Building are subject property, for instance by displaying signs. Moreover, in the period after the Tenant has given notice of termination, the Tenant is obliged, with reasonable prior notice, to grant the Landlord access to the prior approval of LandlordLeased Premises, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as one of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCpurposes being to allow the Landlord to present the Premises to potential new tenants etc., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant shall be entitledcurrently possesses signage on two (2) sides of the Building’s façade as more particularly set forth on Exhibit G attached to the Lease (“Façade Signage”); on the west wall of the first floor high-rise elevator lobby in the Building, at Tenant’s sole cost as more particularly set forth in Exhibit H attached to the Lease (“Lobby Signage”); and expense, to install one (1) identification on the monument sign at the entry doors entrance to the Project which identifies the Building and tenants and occupants of the Premises, and one Building (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals). Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything hereby acknowledges that it has no continuing right under this Lease to the contrary hereinFaçade Signage, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Lobby Signage or Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, Signage; provided, however, Landlord hereby grants Tenant permission to display said signage unless and until Landlord elects to remove all or a portion of it at Landlord’s sole and absolute discretion. Tenant shall maintain in their present condition, and at its sole cost, all of the signage described above for as a condition long as it remains in place on or about the Building, it being understood that Tenant shall have no obligation to maintain or repair the electrical components of the Façade Signage (but Landlord exercising its right to terminate Tenant’s Monument Signage rights, may require that all such electrical illumination be terminated). If Landlord shall be granting such signage rights to or another tenant leasing no less than 14,000 rentable square feet shall elect to remove all or any portion of space at the Building. Upon Façade Signage or the Lobby Signage prior to the expiration or earlier termination of this Lease as aforesaid, the cost of such removal shall not be borne by Tenant. If the Façade Signage or Lobby Signage remains on the Building as of the expiration or earlier termination of the Lease, then Tenant shall be responsiblepromptly remove the Façade Signage and Lobby Signage and repair any and all damage and holes resulting therefrom, all at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removalsole cost. If Tenant shall fail The cost to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCMonument Signage shall be paid by Landlord., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B”

Signage. Landlord shall provide and install Tenant shall be entitledsignage on the ground ------- floor entry door side panel, the lobby directory, the floor directory on each floor on which the Premises are located, and on the entry door to the Premises, all using the standard graphics for the Building. Provided Tenant has not assigned its interest under this Lease (except Permitted Transfers), continues to lease and occupy at least two (2) full floors of the Building and is not in default under this Lease beyond any applicable notice and cure periods, Tenant may also install, at Tenant’s sole cost and 's expense, to install one (1) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown facade signage described and depicted on Exhibit J attached hereto(the "Facade Signage"). The Facade Signage shall conform with the specifications set forth on Exhibit J, provided that the Facade Signage on the West side of the Building may, at Tenant's election, be either Tenant's logo or Tenant's name, as each of those is shown elsewhere on Exhibit J, and subject to city the size and governmental approvalsother limitations set forth on Exhibit J. Landlord shall not allow more than two (2) other office tenants (as opposed to retail tenants) of the Building to have prominent building facade signage facing 000xx Xxxxxx X.X. (other than signage on the ground floor entry door side panels). Such sign panel Tenant shall not be installed by a signage contractor designated by permitted to install any signs or other identification without Landlord's prior written consent. The qualitysize, design, style, lighting design and size location of all such sign signage shall comply with all applicable laws and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program codes and shall be subject conform to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month 's specifications for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon Tenant agrees upon the expiration date or earlier sooner termination of this Lease, Tenant shall be responsibleupon Landlord's request, at its sole cost and expense, for to remove the removal of Tenant’s Monument Facade Signage and the to repair of and restore any damage caused by such removalto the Building and Property at Tenant's expense. If Tenant shall fail to remove such signage and repair all damage when requiredIn addition, Landlord shall have the right to perform such removal remove the Facade Signage at Tenant's sole cost and repairexpense, if, at any time during the Lease Term: (1) Tenant assigns this Lease (except Permitted Transfers), (2) Tenant no longer leases and Tenant shall reimburse Landlord for occupies at least two (2) full floors of the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coveringsBuilding, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), 3) Tenant defaults under any term or other items visible from the exterior condition of the Premises or the Building are subject Lease and fails to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCcure such default within any applicable grace period., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant, but not any sublesseee or assignee of Tenant, shall be permitted to place signage in the elevator lobbies of the full floors it leases and occupies (only during the period Tenant leases and occupies such full floor), subject to Landlord’s approval, which approval shall not be unreasonably withheld, provided that Tenant shall be entitledsolely responsible for all costs and expenses related in any way to such elevator lobby signage including but not limited to costs associated with design, permitting, installing, maintaining, repairing, lighting, powering, insuring, cleaning and removing such signage. From and after the First Amendment Effective Date and only for so long as the Signage Conditions (defined below) are satisfied, during the Term, Tenant shall have the right to place the name “Nobilis Health” on the multi-tenant monument sign located on the Land (the “Monument Sign”) at Tenant’s sole cost and expense. Tenant shall be responsible for Tenant’s share (with all tenants placing their name on the monument sign bearing an equal share) of costs of such signage, including but not limited to install one (1) identification sign at the entry doors of the Premisescosts associated with design, permitting, installing, maintaining, repairing, lighting, powering, insuring, cleaning, and one (1) panel removing such signage on the existing monument signage (Monument Sign. The costs incurred by Landlord of initially installing, and the “costs of any changes to or removal of such name on the Monument Signage”) for the Building at the location shown on Exhibit J attached heretoSign, subject to city and governmental approvals. Such sign panel shall be installed paid by Tenant within thirty (30) days of Tenant’s receipt of a signage contractor designated by Landlordwritten request for reimbursement. The qualitydesign (including, designwithout limitation, style, lighting font size and size graphics) of such sign Tenant signage, and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and the materials used in the installation thereof, shall be subject to Landlord’s prior written approval, such approval not to be unreasonably withheld, and all other Legal Requirements. The names placed in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from Sign, including Tenant’s, shall be placed in descending order by the date amount of installation through square footage leased by such tenants, including Tenant, having the date upon which: (a) Tenant’s stock becomes publicly traded right to place their name on a national stock exchange, and (b) the market value Monument Sign. If any of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing Conditions are no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when requiredlonger satisfied, Landlord shall have the right to perform remove such removal signage from the Monument Sign and repairotherwise grant rights in contravention of this Section 8, and Tenant shall be obligated to reimburse Landlord for the costs thereof. The signage rights granted incurred by Landlord to Tenant under this Section 32 are personal to the Original Tenantremove such name from, and may not be exercised or used by or assigned to any restore, the Monument Sign, plus a fee to Landlord equal to five percent (5%) of the foregoing costs. Landlord reserves the right from time to time during the Term to (i) grant exterior identification signs to other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for tenants of the Building), or (ii) include the names of other items visible from the exterior tenants of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for Monument Sign, (iii) alter the Building. Monument Sign, and/or (iv) remove or replace the Monument Sign, provided that, if Landlord removes and Tenant have executed this Lease as replaces the Monument Sign, Landlord shall promptly install a sign of comparable or greater size and quality to the day Monument Sign or of a substantially similar size, quality and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, visibility of monument signs then in place at comparable Buildings on the Land in a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: location to be reasonably determined by Landlord in replacement thereof and Landlord shall pay all expenses related to replacement of Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show identification signs on the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT BMonument Sign.

Signage. Except as provided in this Article 32, Tenant shall not place any sign upon the Premises or the Project without Landlord's prior written consent, which consent may be entitled, withheld by Landlord in its sole and absolute discretion. All signs shall be installed by Landlord at Tenant’s 's sole cost and expense, . Notwithstanding the foregoing and subject to install one (1) identification sign at the entry doors Landlord's approval of the Premisessign in accordance with this Article 32, and one (1) panel Tenant shall have the right to place a sign on the existing monument signage ("eyebrow" of the “Monument Signage”) for northwest side of Building with the Building at initials "HCm" in size and type acceptable to Landlord and in compliance with all applicable codes of the City of El Segundo, in the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The qualityTenant shall provide Landlord with plans and specifications showing the size, design, style, lighting and size other requirements for Tenant's eyebrow sign. Within fifteen (15) days after receipt of such sign and plans, Landlord shall give Tenant written notice of any proposed replacement sign shall be consistent with disapproval thereof, specifying Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, 's reasons for disapproval in its reasonable discretionwriting. In additionThereafter, Tenant shall pay revise its plans and specifications to satisfy Landlord's objections. After Landlord has approved the plans and specifications for Tenant's sign, Landlord shall cause the sign to be installed on the eyebrow of the Building and all costs and expenses of installation thereof, together with any reasonable costs incurred by Landlord to thereafter maintain the eyebrow sign, shall be paid by Tenant to Landlord the sum of $750.00 per month for the Monument Signage from within fifteen (15) days after the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standardsLandlord's invoice therefor. Notwithstanding anything the foregoing, upon ninety (90) days written notice provided to the contrary herein, Landlord shall have the right, at its election Tenant at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenantfrom October 1, provided1997 through January 1, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required1999, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original remove Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building 's sign on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts "eyebrow" of the Building and changes install the sign of another tenant in the Building who has been granted eyebrow signage rights pursuant to a lease executed prior to January 1, 1999, and elected to place its eyebrow sign on the Building so long as such arrangements and/or locationsother tenant leases space from Landlord in the Building, the square footage of which is one hundred percent (100%) larger than the Premises. It If Landlord removes Tenant's sign from the "eyebrow" of the Building in accordance with the previous sentence, Landlord shall replace Tenant's eyebrow sign with a panel identifying Tenant on the multi-tenant monument sign dedicated to the Building facing Sepuxxxxx Xxxlevard. Tenant shall be entitled to the top line of such multi-tenant monument sign during such time that the Premises leased by Tenant are twenty percent (20%) greater than any space in the Building rented by Landlord to another tenant who has been granted monument sign rights. Landlord shall be responsible for all costs of removal of Tenant's eyebrow sign and replacement thereof with a panel in the multi-tenant monument sign. Notwithstanding the foregoing, in no event shall Tenant's eyebrow sign be removed from the Building during the first twelve (12) months of the Early Occupancy Period and Term. If Landlord has not given Tenant written notice of Landlord's intent to remove the eyebrow sign prior to January 1, 1999, then Tenant's eyebrow sign may not be removed during the balance of the Initial Term. If Tenant's eyebrow sign is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT Bremoved for a larger tenant in accordance with this Article 32, and such larger tenant later vacates the Building

Signage. In addition to the signage rights granted to Tenant in the Lease (which rights shall apply with respect to the New Space as of the New Space Commencement Date), Tenant shall have the right, at Tenant’s sole cost and expense (subject to the New Allowance as set forth in the Work Letter), to install signage in Tenant’s reception area inside of the New Space and Tenant’s name and logo in the third (3rd) floor elevator lobby and on the New Building’s façade, which may be entitledback-lit, at Tenant’s sole cost and expense, only if permitted by the City of Thousand Oaks, any signage criteria and/or committee governing the Project and any recorded covenants and/or declarations binding on the New Building with respect to install signage (collectively, the “Westlake Signage Program”), in only one (1) identification sign at the entry doors of the Premisestwo (2) location options shown on Exhibit C attached hereto (“Building Façade Sign”), and one (1) panel Tenant’s name on the existing monument signage (the “Monument Signage”) for the Building at the location sign as shown on Exhibit J F attached hereto; provided, subject however, Exhibit F shows merely the location of the monument signage as of the Execution Date hereof and Landlord reserves the right to city relocate within close proximity to the Building, redesign or otherwise modify such monument sign from time to time so long as Tenant shall have the right to have its name on any monument sign then serving the New Building and governmental approvals. Such sign panel any costs of relocation, redesign or modification shall be installed borne solely by a signage contractor designated by Landlord. The qualityLandlord (collectively, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) “Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standardsSignage”). Notwithstanding anything to the contrary hereincontrary, Landlord shall have the right, at its election at any time during the Term to terminate all of Tenant’s right Signage shall be subject to maintain Monument applicable law, the Westlake Signage at Program and the Building upon thirty (30) days prior written notice to Tenantapproval of Landlord, providedwhich approval shall not be unreasonably withheld, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Buildingconditioned or delayed. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, to obtain all approvals and permits needed from any governmental authority and/or the Westlake Signage Program in connection with Tenant’s Signage and to repair, maintenance, replace and remove Tenant’s Signage, provided, however, Tenant may use a portion of the New Allowance for the removal initial installation costs of Tenant’s Monument Signage in accordance with the Work Letter. Notwithstanding the foregoing, in the event that Tenant installs the Building Façade Sign in the location shown as “Option A” in Exhibit C attached hereto, Landlord, at Landlord’s sole cost and promptly after Tenant’s installation, and if permitted by the City of Thousand Oaks, applicable law, and the repair Westlake Signage Program, shall trim the trees in front of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when requiredto make the Building Façade Sign reasonably visible from the parking area existing as of the date hereof. Notwithstanding anything to the contrary contained in the Lease, Landlord shall have agrees, at Landlord’s sole cost, to provide Tenant with Building standard signage at the entrance to the New Space and in the New Building lobby directory. Tenant reserves the right to perform such removal and repair, and Tenant shall reimburse Landlord for keep the costs thereof. The signage rights granted doors to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and New Space open during business hours so long as Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCcomplies with applicable laws., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Landlord shall provide Tenant directory signage and suite signage at Landlord’s sole cost and expense. Tenant shall also have the right to maintain its current exterior identification signage located over the main banking hall entrance at 000 X Xxxxxx. Upon the review and approval by Landlord of Tenant’s signage designs and locations which approval shall not be unreasonably withheld, conditioned or delayed and upon receipt by Tenant of all necessary governmental approval for the installation of such signs and for which Landlord as received copies of such approvals, Tenant shall have the right to install two signs at the top of the building located at the southwest corner of the Project’s office tower (“Tower Signs”), one eyebrow sign directly above the 000 X Xxxxxx, Xxxxx 000 space, one eyebrow sign directly above 000 X Xxxxxx, and the current exterior identification signage located above the main banking hall entrance at 000 X Xxxxxx for a total of three “eyebrow” signs (“Eyebrow Signs”). Tenant shall be entitledallowed a third eyebrow sign only if the City of Sacramento does not limit signage allowable along the “I” Street portion of the Building or the “J” Street signage currently associated with Xxxxx 000, 000 X Xxxxxx as a condition to Tenant receiving a third sign location. While Landlord will allow Tenant to maintain three (3) Eyebrow Signs, nothing herein shall constitute a representation or warranty to Tenant that the City of Sacramento will allow any particular location or number of such signs. Tenant may, once during the term of this Lease or any extension thereof, upon receiving all appropriate required City of Sacramento approvals and permits and upon review and approval by Landlord, relocate the eyebrow signage to any eyebrow area directly over Tenant’s Premises. Should Tenant choose to relocate the Eyebrow Signage, Tenant shall restore the Building surface, where the previous sign was located, to its original condition prior to the original installation at Tenant’s sole cost and expense, to install one (1) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument . No other exterior Building signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a Tenant. Landlord does not warrant the size, number or location of any of the signage contractor designated by Landlordrights provided to Tenant under the term of this Lease. The qualityAll costs associated with obtaining governmental approval, designinstallation, style, lighting manufacture and size maintenance of such sign and any proposed replacement sign Tenant’s signage shall be consistent with Landlord’s Building standard borne by Tenant. If any of said signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In additionis removed from the Building, Tenant shall pay immediately restore the Building surface to its condition existing prior to such sign installation. If said signage falls into disrepair, Tenant shall have ten (10) days to effect repairs following Landlord’s notice to Tenant to do so. If repairs are not completed within such period, Landlord shall have the sum of $750.00 per month right but is not obligated to make repairs and charge Tenant for same, which charges shall be additional rent for the Monument Signage from next succeeding month. Immediately upon expiration or sooner termination of this Lease or any extensions hereof, Tenant shall immediately remove all signs and shall restore the date of installation through Building surface to its condition existing prior to such sign installation. Tenant shall have no obligation to make repairs relating to the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value signage of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00previous tenant at 000 X Xxxxxx, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standardsXxxxx 000. Notwithstanding anything to the contrary hereinin this Section 28.9, Landlord Landlord’s approval right hereunder shall not apply to Tenant’s corporate name or logo, as the same may change from time to time and Tenant shall have the right, at its election at any from time during the Term to terminate time to make changes to Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate signage provided hereunder in connection with any change in Tenant’s Monument Signage rightsor an Affiliate’s corporate name or logo, Landlord shall be granting provided that such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at otherwise complies with the Building. Upon the expiration or earlier termination terms and condition of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCprovision., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant shall be entitledmay, at Tenant’s sole cost and expense, to install one (1) identification a sign identifying Tenant’s business at the entry doors of entrance to the Premises, and one (1) panel on provided that the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, stylesize, lighting color and size location of such the sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written reasonable approval. Tenant shall be entitled, at no cost to Tenant, to have the name of Tenant’s company listed on the Building directory situated in the lobby of the Building, on the Tenant directory in the lobby of each multi-tenant floor (if any) on which any portion of the Premises is located, and, subject to the next sentence, on the middle slot of the existing Building monument sign located at the entrance to the Building. Tenant’s aforesaid right to monument signage is subject to Landlord entering into arrangements satisfactory to Landlord, in its sole discretion, with the existing tenant that has such monument signage right, for its surrender of such right. If, after Tenant’s name is initially listed on any such directory or on the monument sign, Tenant requests a change in Tenant’s name as printed thereon, Tenant shall reimburse Landlord for Landlord’s reasonable discretioncost of reprinting Tenant’s name for the directory or the monument sign. All costs associated with Tenant’s monument signage, including costs of installation, and removal thereof as set forth below, shall be paid by Tenant, and for any such work performed by Landlord, Tenant shall reimburse Landlord for the same within ten (10) Business Days after Landlord’s written demand. All of Tenant’s aforesaid signage shall comply fully with and be conditioned upon and subject to all Requirements, and the design, size, color and location of all of Tenant’s aforesaid signage shall be subject to Landlord’s prior reasonable approval and consistent with Building standard signage criteria, if any. Tenant’s aforesaid right to monument signage is personal to the Tenant originally named in this Lease, and shall forever terminate as of the date that such named Tenant shall no longer be the Tenant hereunder. In addition, Tenant’s aforesaid right to monument signage shall forever terminate as of the date that an Event of Default shall have occurred under this Lease and Tenant shall pay have failed to Landlord cure the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at same within any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Buildingapplicable cure period provided under this Lease. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for or the removal earlier termination of Tenant’s Monument Signage and the repair of any damage caused by such removal. If monument signage rights hereunder, Tenant shall fail to remove such its monument signage and repair all damage when requiredrestore the monument to its condition prior to the installation of such signage, or, at Landlord’s election, Landlord shall have the right to perform such work, in which case all costs and expenses of such removal and repair, and restoration shall be paid by Tenant shall reimburse to Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds within ten (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN10) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Business Days after Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT Bwritten demand.

Signage. Tenant shall be entitledWithin twenty (20) days following the Sublease Commencement Date, at TenantSubtenant’s sole cost and expense, to install one (1) identification sign at Subtenant shall remove from the entry doors of Building and the PremisesPremises all signage identifying Subtenant or containing Subtenant’s logo, and one (1) panel on shall repair all damage caused by the existing monument installation, use, maintenance and removal of such signage (and shall restore the “Monument Signage”) for areas in which such signage was located to the Building at condition required under the location shown on Exhibit J attached hereto, subject Prime Lease. Any new signage to city and governmental approvals. Such sign panel be installed by Subtenant shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, Subtenant at its sole cost and expense, for and shall be subject to the removal approval of Landlord and Tenant, and shall be installed in compliance with all Laws and approvals, consents and permits required therefor. Subtenant shall maintain all of Subtenant’s Monument Signage signs in a good, clean and the safe condition in accordance with all Laws, and shall repair of any all damage caused by the installation, use, maintenance and removal of the signs and, upon their removal, restore the areas in which such removalsigns were located to the condition immediately before the installation thereof (ordinary wear and tear excepted, other than any discoloration caused thereby). Subtenant shall remove the signs and perform all restoration work as provided above prior to the expiration of the Sublease Term, however, if Subtenant’s right to possess the Subleased Premises is involuntarily terminated, Subtenant shall have ten (10) business days following the termination of this Sublease to remove the signs and perform all restoration work. If Subtenant fails to do so within such period, then Tenant shall fail to remove such signage may, at the sole cost and repair all damage when requiredexpense of Subtenant, Landlord shall have the right to perform such removal work and repairdispose of the signs in any manner it deems appropriate or deem such signs abandoned and, and after removing Subtenant’s logo therefrom, use such signs; Subtenant shall pay to Tenant shall reimburse Landlord for the all reasonable costs thereofincurred in connection therewith within thirty (30) days after Tenant’s request therefor. The signage rights granted to Tenant under provisions of this Section 32 are personal to 11 shall survive the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises expiration or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term earlier termination of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT BSublease.

Signage. Subject to the provisions of Section 57 below concerning minimum occupancy during the renewal term, Tenant shall be entitledis hereby granted exclusive sign rights on the Building and throughout the Project and may install (or not install) any signs on the Building or in the Project (including the ground floor Building lobby), at Tenant’s sole cost and expense, that Tenant desires, provided such signs identify Tenant (or with respect to signs not visible from outside the Project, identify Tenant or its products or both) or an assignee or subtenant of Tenant occupying a full floor of the Building. Signs on the outside of the Building may, unless of the directional or information type not identifying another tenant, only identify the Tenant or an assignee or sublessee of Tenant, but may not, in the event of more than one sublease, identify more than one sublessee. Landlord shall not allow any other signs on the Building or Project, except as provided herein. The Building and Project shall be known as the “Carnation Building” or such other name as may be selected by Tenant from time to time. Tenant shall be entitled to sole and exclusive, prominent and appropriate signage, including the Tenant’s logo or other similar name, prominently displayed in the lobby portion of the Building over the directory board, on monuments or pylon signs in or around the Building, and on the parapet wall on the top of the Building on each side. Tenant shall be permitted to install one (1) identification sign at appropriate signage or logo on the entry doors walls of the Premises, elevator lobbies and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached heretoentrance doors to all floors under lease by Tenant. The exact number, subject to city location, size, materials, coloring, lettering and governmental approvals. Such sign panel lighting shall be installed by a signage contractor designated by Landlord. The qualityin compliance with all governmental regulations, design, style, lighting ordinances and size of such sign laws and any proposed replacement sign shall be consistent and compatible with Landlordthe Building’s Building standard design, signage program and graphics program, or shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld or delayed, if no such program has been adopted. Landlord shall not allow any sign to be placed on the Building or in its reasonable discretionthe Building (except as provided below) or on the Project identifying any person, company or entity other than Tenant. In additionAny such signage will be installed, Tenant shall maintained and removed at Tenant’s expense (Tenant, to pay to Landlord the sum of $750.00 per month for the Monument Signage from the date installation of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on any and all of its signage, may use a national stock exchange, and (b) the market value portion of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified cash allowance provided by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standardsfor Leasehold Improvements). Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, responsible for the removal of Tenant’s Monument Signage its signs and the repair cost of repairing any damage to the Building caused by such removal. If No other signs or identity shall be permitted over the main entrances or on the wall behind the security console or on the directory boards. Tenant shall fail have the right to remove such signage approve the design and repair decoration of all damage when requiredelevator lobbies and the main lobby, which approval shall be subject only to Tenant’s good faith discretion (except that Tenant may not unreasonably withhold consent to the design and decoration of other tenants’ elevator lobbies). Notwithstanding anything set forth herein to the contrary, Landlord shall have the right without Tenant’s consent to perform such removal (i) maintain directory boards in the lobby and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for garage of the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEINii) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the allow tenants occupying at least full-floor space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building to have their names on their floor and changes in such arrangements and/or locations. It is the elevator lobby on which their premises are located, (iii) have directional signs and informational signs throughout the Project which do not identify any other tenant or entity or person (provided, however, (A) Landlord may install a small unobtrusive sign in the building lobby not exceeding one (1) square foot to scale; any measurements or distances shown should be taken as approximate. EXHIBIT identify the lender and the developer, and (B) during construction of the Project, Landlord may place identity signs throughout the Project identifying the developer, lender, contractor and architect, which signs shall always include the designation “Carnation Building”), and (iv) allow tenants of the Building to have their names on entry doors to their premises.

Signage. Tenant shall be entitledSubtenant may, at TenantSubtenant’s sole cost and expense, and subject to the prior written consent of Landlord and Sublandlord and subject to all applicable Laws, install one (1) identification sign at exterior signage that substantially conforms to the entry doors existing exterior Building and Project signage and as depicted in Exhibit F of the PremisesPrime Lease, and one except that Sublandlord’s name shall be replaced by Subtenant’s name. All other exterior signage to be installed by Subtenant (1) panel on the existing monument signage (the “Monument Subtenant’s Amended Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon whichfollowing terms and conditions: (a) Tenantfollowing approval thereof by Landlord and Sublandlord (which approval by Sublandlord shall not be unreasonably withheld, conditioned, or delayed), Subtenant shall submit plans and drawings for Subtenant’s stock becomes publicly traded on a national stock exchangeAmended Signage to any and all public authorities having jurisdiction and shall obtain written approval from each such jurisdiction prior to installation, and shall fully comply with all applicable Laws and all covenants, conditions and restrictions affecting the Property; and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the rightSubtenant shall, at its election at any time during Subtenant's sole cost and expense, design, construct and install the Term to terminate TenantSubtenant’s right to Amended Signage in accordance with all applicable Laws. Subtenant shall maintain Monument Signage at all of Subtenant’s exterior signage located on the Building upon thirty (30) days prior written notice to Tenantand in the Project in good condition and repair, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord and all cost of maintenance and repair shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Buildingborne by Subtenant. Upon the expiration or earlier termination of this Sublease, if Subtenant fails to remove any of Subtenant’s exterior signage and repair the Building or Project, as applicable, in accordance with the terms of the Prime Lease, Tenant shall Sublandlord may cause such signage to be responsibleremoved from the Building or Project and the Building or Project to be repaired and restored to the condition which existed prior to the installation of such signage (including, if necessary, the replacement of any precast concrete panels), all at its the sole cost and expenseexpense of Subtenant and otherwise in accordance with this Sublease without further notice from Sublandlord notwithstanding anything to the contrary contained in this Sublease. Notwithstanding the foregoing, for if Subtenant enters into a Subtenant Direct Lease and Landlord delivers to Sublandlord a written agreement executed by Landlord in a form satisfactory to Sublandlord (i) agreeing that such signage may remain in place following the removal expiration or earlier termination of Tenant’s Monument Signage this Sublease, and the repair of (ii) releasing Sublandlord from any damage caused by such removal. If Tenant shall fail and all liability with respect to remove such signage and repair all damage when requiredSections 7.06 and 7.07 of the Prime Lease, Landlord then Subtenant shall have no obligation to remove the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under as provided in this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC24., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant Initial Building standard signage will be installed by Landlord on the lobby directory located in the Building and at Tenant’s main entry door to the Premises at Landlord’s sole cost and expense. Any change in such initial signage shall be entitledonly with Landlord’s prior written consent, shall conform to Building standard signage and shall be at Tenant’s sole cost and expense, to install one (1) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded not place on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject door, window or roof, within any display window space or within five (5) feet behind the entry to the prior approval of LandlordPremises, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building or on the electronic directory for exterior of the Building. Landlord , any sign, decoration, lettering, advertising matter or descriptive material without all applicable governmental approvals and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect prior written approval. Tenant shall submit to arrangements and/or locations Landlord reasonably detailed drawings of public parts its proposed signs for review and approval by Landlord prior to utilizing same. All signs, awnings, canopies, decorations, lettering, advertising matter or other items used by Tenant shall conform to the standards of design, motif, and decor, from time to time, established by Landlord for the Building and changes shall be insured and maintained at all times by Tenant in good condition, operating order and repair. Flashing signs and credit card or other signs, advertisements and hand lettered signs visible from outside the Building or the Common Areas are prohibited. Landlord shall have the right, without notice to Tenant and without any liability for damage to the Premises reasonably caused thereby, to remove any items displayed or affixed in or to the Premises which Landlord determines to be in violation of the provisions of this Section. If any damage is done to Tenant’s signs, Tenant shall commence to repair same within five (5) days after such arrangements and/or locations. It is not damage occurs, and upon Tenant’s failure to scale; any measurements or distances shown should be taken as approximate. EXHIBIT Bcommence the repair work within said five (5) day period and to diligently prosecute the same to completion, Landlord may, after notice to Tenant, repair such damage and Tenant shall pay Landlord, upon demand, Landlord’s costs and expenses in connection therewith.

Signage. Tenant (a) Landlord agrees that Tenant's signage rights (the "Major Signage Rights") shall be entitled, at Tenant’s sole cost and expense, to install one (1) identification sign at include the entry doors following: exclusive signage rights in the main lobby of the PremisesBuilding, and one (1) panel on the existing as well as exclusive monument signage (in the “Monument Signage”) for plaza adjacent to the Building at and within the property line of the Building, with the exact location shown on Exhibit J attached and type of signage to be mutually and reasonably agreed to by the parties hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay have the exclusive right, at its option, to name the Building "The Xxxxxx Building" or another similar name, using prominent exterior building signage on the faces of the Building and on the roof thereof and to install an electro-lux (lighted stock market ticker) in the main lobby of the Building. Tenant's foregoing signage rights shall be subject only to compliance with all applicable laws, regulations, ordinances, rules or requirements now in force or which may hereafter be in force, including, without limitation, obtaining all necessary permits and approvals from the City and County of San Francisco. Landlord shall cooperate reasonably with and assist Tenant in securing any and all such necessary permits and approvals. All costs incurred with respect to Tenant's signage, including, without limitation, all costs of design, fabrication, installation and removal thereof, and of obtaining approval therefor, shall be paid solely by Tenant, and Tenant hereby indemnifies, defends and holds Landlord, harmless from any and all costs, damages, liabilities and losses incurred in connection with such signage, including, without limitation, in connection with the sum of $750.00 per month use, maintenance, installation and removal thereof. Tenant shall not be charged any rent or additional fee by Landlord for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchangesignage rights provided herein, and (b) provided that the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord 's signage shall be granting such signage rights considered in determining the Prevailing Market Rent for the Premises applicable during any Extension Period. If Tenant changes its trade name to another tenant leasing no less a name other than 14,000 rentable square feet of space at the Building. Upon the expiration Xxxxxxx Xxxxxx, or earlier termination of if Tenant shall assign this Lease, Tenant may change the Building signs and any other signs installed by Tenant to reflect its name, and if Tenant determines to change the type-face and style of such sign (in addition to the name), such change in typeface and style shall be responsiblesubject to Landlord's approval (which shall not be unreasonably withheld, conditioned or delayed). (b) In the event that Tenant exercises any Extension Option with respect to either floors two through eight of the Building or floors two through nine of the Building, Tenant shall retain the Major Signage Rights during the relevant Extension Period. (c) Tenant shall, at its sole cost and expense, for remove all of its signage upon the removal expiration or earlier termination of Tenant’s Monument Signage this Lease and the repair of any and all damage caused by such removal. If Tenant (d) Except as otherwise set forth in this Section 40, no sign, placard, picture, advertisement, name or notice shall fail be inscribed, displayed, printed or affixed on or to remove such signage any part of the outside or inside (if visible from the outside) of the Building without the written consent of Landlord first had and repair all damage when requiredobtained, and Landlord shall have the right to perform remove any such removal sign, placard, picture, advertisement, name or notice, without notice to and repair, and Tenant shall reimburse Landlord for at the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original expense of Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises fails to promptly remove such sign or the Building are subject like upon notice from Landlord to the prior approval of Landlord, in its sole and absolute discretiondo so. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC41., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant shall have the right to install one exterior sign at roof level of the east elevation of the 100 Tri-State International Office Center Building (the “Sign”), if: (1) Tenant has not assigned its interest in this Lease prior to the date on which Tenant elects to install the Sign, (2) Tenant has not sublet any portion of the Premises prior to the date on which Tenant elects to install the Sign, (3) Tenant is in actual occupancy of the entire Premises on the date on which Tenant elects to install the Sign, and (4) Tenant is not in default under any term or condition of the Lease beyond applicable notice and cure periods on the date Tenant elects to install the Sign. Tenant, at its sole cost and expense, shall obtain all necessary building permits and zoning and regulatory approval in connection with the Sign and Landlord agrees to use reasonable efforts to assist Tenant in obtaining such approvals. All costs in connection with the Sign, including any costs for the design, installation, supervision of installation, wiring, maintenance, repair and removal of the Sign, will be entitledat Tenant’s expense. Tenant shall submit to Landlord reasonably detailed drawings of the proposed Sign, including without limitation, the size, material, shape and lettering for review and approval by Landlord, such approval not to be unreasonably withheld, conditioned or delayed. The Sign shall conform to the standards of design and motif established by Landlord for the exterior of the Building and the Property on which it is located. Tenant shall reimburse Landlord for any costs associated with Landlord’s review and supervision as hereinbefore provided including, but not limited to, engineers and other professional consultants, to a maximum of $1,000.00. Tenant will be responsible for the repair of any damage that the installation of the Sign may cause to the Building or Property. Tenant agrees upon the expiration date or sooner termination of this Lease, upon Landlord’s request, to remove the Sign and to repair and restore any damage to the Building and Property at Tenant’s expense. In addition, Landlord shall have the right to remove the Sign at Tenant’s sole cost and expense, to install one (1) identification sign at the entry doors of the Premisesif, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage Lease Term: (1) Tenant assigns this Lease, (2) Tenant is not occupying at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable least 32,000 square feet of space at Premises, (3) Tenant ceases to occupy the Buildingentire Premises, or (4) Tenant defaults under any term or condition of the Lease and fails to cure such default within any applicable grace period. Upon the expiration or earlier termination of this Lease, Tenant shall be responsibleEXHIBIT G HVAC SPECIFICATIONS Central heat and air conditioning in season during Normal Business Hours, at its sole cost and expensesuch temperatures as may be reasonably necessary, in Landlord’s reasonable opinion, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior comfortable occupancy of the Premises for office use, as required by governmental authority, but in any event within a range that (provided Tenant does not use abnormal amounts of equipment and/or cause the Premises (or the Building are any portion) to be occupied by greater than 1 person per 000 xxxxxx xxxx xx Xxxxxxxx Xxxx) will not exceed 78° Fahrenheit in summer or fall below 67° Fahrenheit in winter, subject to abnormally extreme external temperature conditions. EXHIBIT H CLEANING SPECIFICATIONS Janitorial services will cover the prior approval of Landlord, in its sole specifications as follows and absolute discretion. Additionally, Landlord shall include Tenant’s name it is expected that all building areas will be maintained and location in the Building on necessary spot cleanings performed to ensure the electronic directory for the Building. Landlord and Tenant have executed this Lease as continued satisfaction of the day EOP client and year first above writtenemployee base. LANDLORDServices shall include, but not be limited to, the following: XXXXX XXXXXXXXOFFICE AREAS (All Floors) Nightly Services (Five (5) nights per week) Empty all waste receptacles. Clean, LLCand reline when needed. Remove material to designated areas. Remove recycling material when container is full (see weekly) Vacuum all carpeted main traffic and use areas, a Delaware limited liability company By: Xxxxx Land Company a California corporationincluding conference rooms, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCESreception areas, INC.interior stairwells, a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number hallways and corridors with the exception of individual offices (SSN see weekly). Spot vacuum/clean all others areas as needed. Wash and sanitize all drinking fountains. Damp mop spillage in uncarpeted office areas. Spot clean carpets to remove light spillage. Report large spills and stains to supervisor. Assure all designated locked doors are closed after area has been cleaned. Activate all alarm systems as instructed by occupant (if applicable). Arrange chairs at desk and conference room tables and turn off lights upon exiting. Clean conference room tables and remove any remaining food items. Clean and sweep all lunchroom/eating areas. Wash and wipe tables and counter tops and clean sinks. Remove scuff marks on floor as needed. Weekly Services Remove recycling material when container is full. Vacuum all carpeted areas completely, private offices and cubicle interiors, desk knee area spaces and under waste containers. Dust and wipe clean with damp or FEINtreated cloth all office furniture, files, and cubicle partition tops, (DO NOT MOVE PAPERS). Remove all finger marks and smudges from all vertical surfaces, including doors, door frames, around light switches, private entrance glass, and partitions. Damp wipe and polish all glass furniture tops. Damp mop hard surfaced floors and/or uncarpeted surface floors. Sweep uncarpeted floors employing dust control techniques with exception of lunchroom (which is to be performed nightly) EXHIBIT A OUTLINE Monthly Services Dust and wipe clean chair bases and arms, telephones, cubicle shelves, window xxxxx, relite ledges and all other horizontal surfaces as needed to maintain clean appearance (DO NOT MOVE PAPERS). Edge vacuum all carpeted areas, as needed. RESTROOMS Nightly Services (Five (5) nights per week) Clean and sanitize all mirrors, brightwork, countertops and enameled surfaces. Wash and disinfect all basins, urinals, bowls (cleaning underside of rim) and fixtures using scouring powder to remove stains. Wash both sides of all toilet seats with soap and/or disinfectant. Clean flushometers, piping, toilet seat hinges, and other metal. Empty, clean, and damp wipe all waste receptacles. Sweep, wet mop, and sanitize entire floor, including around toilet seats and under urinals. Damp wipe all walls, partitions, doors, and outside surfaces of all dispensers, as needed. Fill toilet paper, soap, towels, and sanitary napkin dispensers (if applicable). Wash and disinfect all showers including shower walls, floors, brightwork and doors (if applicable). Replace trash liner. Weekly Services Flush water through P-trap weekly to ensure elimination of odor. Monthly Services Machine scrub floors. LOBBY, ELEVATOR, CORRIDOR, INTERIOR STAIRWAYS (EXCLUDING EMERGENCY EXIT STAIRWAYS) AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this LeaseENTRANCE AREAS Nightly Service (Five (5) nights per week) Sweep and spot mop all stone, vinyl or composition lobby floors. It does not Vacuum and spot clean all carpeted floor and mats. Dust and polish all brightwork, including mirrors and elevator call buttons. Dust and polish all metal surfaces in any way supersede any of Landlord’s rights with respect to arrangements elevators, including tracks, and elevator doors. Vacuum and spot clean all carpet in elevators. Clean and polish all trash receptacles Dust all fire extinguisher cabinets and/or locations of public parts of the Building and changes in such arrangements and/or locationsunits. It is not to scale; any measurements or distances shown Spot clean all doors. All furniture should be taken cleaned as approximatenecessary (including directories) Wash, disinfect and dry polish water coolers (if applicable). EXHIBIT BClean glass entrance doors, adjacent glass panels and tracks (i.e. relites) (if applicable). Spot sweep and/or spot vacuum all interior stairways (excluding emergency exit stairways) and landings (if applicable). Maintain lobby floor as recommended by manufacturer. Weekly Services Wet mop all stone, vinyl or composition lobby floors (daily spot mopping may satisfy this need) Sweep and/or vacuum all interior stairways (excluding emergency exit stairways) and landings (if applicable). JANITORIAL ITEMS/AREAS Nightly Services (Five (5) nights per week) Keep janitorial rooms in a clean, neat and orderly condition. Maintain all janitorial carts and equipment in safe and clean condition.

Signage. Tenant shall be entitled, at Tenant’s sole cost and expense, Subject to install one (1) identification sign at the entry doors terms of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In additionthis Section 9.05, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, to install, operate and maintain corporate identification signage (including Tenant’s corporate logo) on the exterior of the building, appropriate signage on any building monument sign, building, directory and suite identification signage. Landlord and Tenant acknowledge that the approved-PUD for the removal Ridge Parkway Development authorizes the construction of a monument sign on Highway 128 for the benefit of the entire Ridge Parkway Development (the “Ridge Parkway Monument Sign”). Subject to obtaining all necessary approvals and permits required by applicable Regulatory Authorities, Landlord shall construct the Ridge Parkway Monument Sign prior to the Rent Commencement Date and Tenant, subject to Landlord’s consent, as to design and manner of installation, which consent shall not be unreasonably withheld, delayed or conditioned, shall have the exclusive right to install its sign panel on the top one-third of such sign. Tenant shall also have the right to a pro rata share of any additional signage included in the existing, approved PUD should such additional signage be made available to occupants of Ridge Parkway Development. In addition, Landlord will cooperate with Tenant’s efforts to obtain governmental approvals for an additional monument sign adjacent to Highway 128 but Landlord shall not have any liability if Tenant is unable to get such sign approved and Landlord shall not be required to approve any such sign if it would reduce the existing signage rights otherwise available to the Ridge Parkway development, including, but not limited to, the Ridge Parkway Monument Sign. All exterior signage installed by such Tenant shall be subject to Landlord’s approval which shall not be unreasonably withheld, delayed or conditioned and shall be subject to and installed in compliance with all Applicable Laws and any encumbrances recorded against the Property. Landlord agrees to review in advance of submittal to governmental authorities Tenant’s sign package. Landlord does not make any representation or warranty regarding the availability of any signage except for the signage shown on the approved-PUD. Notwithstanding anything in this Lease to the contrary, upon the expiration or termination of the Lease Term, Tenant, at Landlord’s option, shall remove all or any portion of Tenant’s Monument Signage signage designated by Landlord for removal and the repair of any all damage caused by such removal. If Landlord agrees to cooperate with and use good faith efforts to assist Tenant shall fail in its effort to remove such obtain governmental approvals for Building Two exterior signage and repair all damage when requiredto cause the Building Two access drive to be renamed “McDATA Drive”, but Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised no liability if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCefforts are unsuccessful., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant shall be entitledinstall, at Tenant’s sole cost maintain and expense, to install one (1) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsibleinsure, at its sole cost and expense, signage affixed to the interior storefront and (if applicable) the exterior storefront of the Leased Premises, subject to the prior written approval of Landlord as to design and location and conforming to all applicable legal and insurance requirements. Tenant's signage shall conform to Landlord's signage criteria for the Shopping Center attached hereto as Exhibit "E." Tenant shall keep its approved storefront signage lighted during all hours that the Shopping Center is open to the public and during such other hours as may be reasonably designated by Landlord (which shall in no event be more than one (1) hour after the close of business for the Shopping Center). Tenant shall pay for all costs in connection with such signage and shall be responsible for the cost of proper installation and removal of Tenant’s Monument Signage thereof and the repair of any damage caused by such removalto the Leased Premises thereby. If [In addition, and notwithstanding anything in this Section 5.3 or Exhibit "E" to the contrary, Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal install and repairmaintain upon the Leased Premises the design elements depicted on Exhibit "E-1" attached hereto.] Except as mentioned above, and Tenant shall reimburse Landlord for not place, erect or maintain any sign on any exterior door, wall or window of the costs thereof. The signage rights granted to Tenant under this Section 32 are personal Leased Premises, or on the glass of any window or door of the Leased Premises, or on any sidewalk, or within any display window space in the Leased Premises, or within five (5) feet of the front of the storefront leaseline or opening, or within any entrance to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Leased Premises. Any signsFurthermore, window coveringsTenant shall not place, erect or blinds (even if the same are located behind the Landlord approved window coverings for the Building)maintain, or other items in any place visible from the exterior of the Leased Premises, any flashing, moving, hanging or handwritten sign, decal or placard, or any flashing, moving or hanging lights, lettering or other advertising matter of any kind or description. No symbol, design, name, xxxx or insignia adopted by Landlord for the Shopping Center, other than the name of the Shopping Center, shall be used on any of Tenant's signage without the prior written approval of Landlord. Any interior signs must be in good taste and prepared professionally (not hand-lettered) so as not to detract from the appearance of the Leased Premises or the Building are subject to Shopping Center. Any sign or display visible from the prior approval exterior of Landlordthe Leased Premises which does not meet the above criteria, in its sole or which differs from the signage design approved by Landlord hereunder, may be removed at any time by Landlord without Landlord incurring any liability therefor, and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed without such removal constituting a breach of this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCor entitling Tenant to claim damages on account thereof., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant shall be entitledSo long as American Safety Insurance Services, at Tenant’s sole cost and expense, to install one (1) identification sign at the entry doors Inc. occupies all of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform install its name on the exterior monument sign for the Building located on the north side of the Building. If American Safety Insurance Services, Inc., as Tenant, has installed such removal and repairsign, and Tenant thereafter ceases to occupy all of the Premises, Tenant, shall reimburse Landlord for the costs thereofremove such sign and repair any damage therefrom at its expense. The All such signage rights granted to Tenant under this Section 32 are personal shall be installed and removed at Tenant´s expense. All such signage shall be subject to the Original Tenantprior written approval of Landlord, and may which approval shall not be exercised unreasonably withheld or used by or assigned delayed, provided such signage is architecturally consistent with the existing signage on the monument sign and provided such signage and name is consistent with the operation of the Building as a first-class office building. Tenant´s name on such building monument sign shall be located just beneath The Georgian Club name and shall be comparable in size to any other person or entitytenant names on such monument sign and constructed of materials mutually agreeable to Landlord and Tenant. If in the future American Safety Insurance Services, and may not be exercised if Tenant and its Affiliates are not leasing Inc. occupies at least fifty percent (50%) of the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for rentable square feet in the Building), or other items visible from then during such period of occupancy Landlord shall allow Tenant to install, at Tenant´s expense, signage on the exterior of the Premises or Building, the size, materials, design and location of such signage to be mutually agreed to between Landlord and Tenant. In addition to the foregoing, Landlord agrees to provide Tenant with the Building are subject standard tenant plaque at Tenant´s main entrance to the prior approval of Landlord, in its sole Premises and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in Tenant´s standard information on the Building on the electronic directory directory. Any costs for the Building. Landlord and standard signage shall be deducted from the Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCAllowance., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant shall be entitled, at Tenant’s sole cost Subject to and expense, to install one (1) identification sign at the entry doors in accordance with Article 23 [Signs] of the Premises, Master Lease and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Master Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, approval in its reasonable sole and absolute discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord Subtenant shall have the right, at its election at any time during rights to the Term signage granted to terminate TenantTenant under the Master Lease (to the extent such rights are incorporated into this Sublease pursuant to Section 7.1 above and as otherwise granted in the Master Landlord’s right to maintain Monument Signage at Consent) (“Subtenant’s Signage”). Subtenant acknowledges and agrees that the Building upon thirty (30) days prior written notice Top Signage and Exterior Building are personal to TenantSublandlord and are not transferred hereunder unless provided otherwise in the Master Landlord’s Consent, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord and Subtenant shall be granting such signage have no rights to another tenant leasing no less than 14,000 rentable square feet of space at the Buildingwith respect thereto. Upon the expiration or earlier termination of this Lease, Tenant Subtenant shall be responsible, at its sole cost and expense, for all costs associated with the removal design, fabrication, permitting, installation, repair, maintenance and replacement of TenantSubtenant’s Monument Signage. Subtenant’s rights to Subtenant’s Signage shall be subject to all applicable laws, including the requirement that Subtenant obtain all permits and approvals required by the City of San Francisco. Subtenant acknowledges and agrees that neither Master Landlord nor Sublandlord has made any representations or warranties regarding the likelihood of Subtenant obtaining the required permits and approvals for Subtenant’s Signage and the failure of Subtenant to obtain such permits or approvals shall not delay the Commencement Date, release Subtenant of any of Subtenant’s obligations hereunder or entitle Subtenant to any abatement of amounts due hereunder. Subtenant shall remove Subtenant’s Signage prior to the scheduled Expiration Date of the applicable Premises Component and/or as required by Master Landlord from time to time in accordance with the terms of the Master Lease, in any case at Subtenant’s sole cost and expense, including repairing any damage to the Building caused by such removal in accordance with the Master Lease. Prior to the delivery of each Premises Component of the First Increment to Subtenant, Sublandlord shall remove its signage with respect to such Premises Component at its sole cost and expense and repair of any damage caused by such removal. If Tenant shall fail Prior to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior delivery of the Premises or the Building are subject Second Increment to the prior approval Subtenant, Sublandlord shall remove all of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights signage with respect to arrangements and/or locations of public parts of the Building such Premises Component and changes in its Exterior Signage, all at its sole cost and expense and repair any damage caused by such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT Bremoval.

Signage. Tenant Subtenant, at Subtenant’s sole cost, shall be entitledpermitted to install an illuminated sign on the top spandrel of the exterior façade of the Building in the same location and of the same general dimensions of the existing Integral Systems sign. Such sign shall be subject to (a) the reasonable approval of Sublandord and, if applicable, Prime Landlord, (b) the terms and conditions of the Prime Lease and (c) all applicable codes, covenants and restrictions. Sublandlord shall, at TenantSublandlord’s sole cost and expense, remove its sign in the Building lobby and replace such sign with a smaller sign (exact size and location to install one (1be determined) identification sign at behind the entry doors reception desk. Upon expiration or early termination of the Premisessublease, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the rightSubtenant, at its election at any time during the Term to terminate TenantSubtenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, shall be responsible for the removal of Tenant’s Monument Signage removing all interior and the repair of exterior Subtenant signs and repairing any damage caused by such removalinstallation. If Tenant In addition, at the time Subtenant installs its sign on the exterior façade of the Building, Subtenant shall fail remove Sublandlord’s existing exterior signage; and, within 30 days after receipt of written demand therefor (together with supporting documentation), Sublandlord shall reimburse Subtenant the reasonable cost and expense of the removal of Sublandlord’s existing exterior signage. Sublandlord, at Sublandlord’s sole cost and expense, but subject to remove such signage the terms and repair all damage when requiredconditions of the Prime Lease, Landlord shall be permitted to design, permit and install a monument sign that displays the Sublandlord’s name and logo in close proximity to the front entrance of the Building; provided, however, that Subtenant shall have the right to perform such removal reasonably approve the design and repair, location of Sublandlord’s logo and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal its proximity to the Original Tenant, front entrance of the Building. Each of Sublandlord and may not Subtenant shall be exercised or used by or assigned entitled to any other person or entity, and may not be exercised if Tenant and install its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located logo behind the Landlord approved window coverings for reception desk, provided (w) such logos are of comparable size, (x) the Building)design, or other items visible from the exterior location and method of the Premises or the Building are installation of Subtenant’s logo and Sublandlord’s logo shall be subject to the prior reasonable approval of Landlord, the other and (z) the same is in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in compliance with the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCPrime Lease., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Landlord, at its cost and expense, shall provide Tenant with Building standard signage on the main Building directory and at the entrance to the Leased Premises. Any changes requested by Tenant to the initial directory or suite signage shall be made at Tenant’s sole cost and expense and shall be subject to Landlord’s approval. Landlord may install such other signs, advertisements, notices or tenant identification information on the Building directory, tenant access doors or other areas of the Building, as it shall deem necessary or proper. Tenant shall not place any exterior signs on the Leased Premises or interior signs visible from the exterior of the Leased Premises without the prior written consent of Landlord. Notwithstanding any other provision of this Lease to the contrary, Landlord may immediately remove any sign(s) placed by Tenant in violation of this Section 16.10. Following the Effective Date, Landlord agrees to file an application with the Town of Morrisville pursuant to the Town of Morrisville Unified Development Ordinance for a variance that would permit Landlord to install a second (2nd) monument sign on the Land with Tenant’s name and logo (the “Second Monument Sign”) and to use commercially reasonable efforts to pursue such variance from the Town of Morrisville with the goal to obtain approval of the variance and install the Second Monument Sign on or before the Commencement Date. If the Town of Morrisville grants such variance, Landlord shall, at Landlord’s cost and expense, construct, design and install the Second Monument Sign and install Tenant’s name and logo on the Second Monument Sign in size and font reasonably acceptable to Tenant. If the Town of Morrisville denies the variance or places commercially unreasonable conditions on the approval of same in Landlord’s discretion, then in lieu of Landlord’s obligation to pursue the Second Monument Sign, Landlord shall promptly install Tenant’s name (of the same size and font of other tenants of the Building) on the existing monument sign currently located on the Land (the “Alternate Monument Sign”) at Landlord’s cost and expense. If at any time during the Lease Term (a) Relias Learning LLC relinquishes or otherwise loses its right to prevent additional signage on the exterior of the Building (the “Relias Façade Signage”) and (b) Applicable Laws permit the installation of signage on the exterior of the Building in addition to the Relias Façade Signage (or if the Relias Façade Signage is no longer present on the exterior of the Building, in lieu of such signage), then Tenant, at its sole cost and expense, may install Tenant’s name and logo in a mutually agreeable location on the exterior of the Building (the “Façade Sign”). In addition, Tenant, at its cost and expense, shall be entitled to install signage in any elevator lobby of a full floor of the Building that Tenant leases hereunder (the “Elevator Sign”). The Façade Sign, Elevator Sign, the Second Monument Sign or Alternate Monument Sign (collectively, “Tenant’s Signage”) shall all be installed in accordance with the standard criteria for the Building and Perimeter Park, all Applicable Laws and all ordinances and regulations applicable to the Building and shall be subject to Landlord’s prior written approval as to its location; size; configuration; lettering; content; materials; if Landlord is responsible for the same, cost (relative to the panel containing Tenant’s name on the Second Monument Sign or Alternate Monument Sign, as applicable); and method of attachment. Upon the expiration or earlier termination of the Lease Term, Tenant shall be entitledrequired, at Tenant’s expense, to remove Tenant’s Signage. Tenant shall not be entitled to grant or assign to any third party (other than a Permitted Transferee of Tenant’s rights under this Lease) the right to install Tenant’s Signage without Landlord’s prior written consent (which consent may be granted or withheld in Landlord’s discretion). Tenant shall maintain, at Tenant’s sole cost and expense, to install one (1) identification sign all Tenant’s Signage in a first class manner and condition at all times during the entry doors term of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Landlord, at its cost and expense, shall provide Tenant with Building standard signage on the main Building directory and at the entrance to the Leased Premises, and a placard displaying Tenant’s name and/or logo on the monument sign serving the Building. Any changes requested by Tenant to the initial directory or suite signage or the monument placard shall be entitledmade at Tenant’s sole cost and expense and shall be subject to Landlord’s approval. Landlord may install such other signs, advertisements, notices or tenant identification information on the Building directory, tenant access doors or other areas of the Building, as it shall deem necessary or proper. In addition to the foregoing, Tenant, at Tenant’s sole cost and expense, shall have the right to install one (1) Building-mounted identification sign sign, which shall include Tenant’s name and/or logo as shown on Exhibit G attached hereto and made a part hereof, on the parapet wall at the entry doors top of the Premises, and one (1) panel on the existing monument signage Building (the “Monument SignageBuilding Sign”) at a location to be determined by Landlord; provided that said Building Sign and Tenant’s installation thereof comply with all laws, rules, regulations and ordinances encumbering the Building. Without limiting the foregoing, Tenant specifically acknowledges and agrees that Tenant shall be solely responsible for ensuring that the Building at Sign complies with the location shown on Exhibit J attached heretoprotective covenants, subject if any, that encumber the Building as of the date of this Lease, and that any failure by Tenant to city and governmental approvals. Such sign panel comply with the terms of said protective covenants (including, without limitation, obtaining any approvals therein required) shall be installed by a signage contractor designated by Landlordat Tenant’s sole risk and expense. The qualitysize, designlocation, stylematerials, coloring, lettering, lighting and size method of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and installation shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the rightshall, at its election at any time during the Term to terminate Tenant’s right to sole cost and expense, keep and maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a Sign in good condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Buildingand repair. Upon On or before the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost responsible for removing the Building Sign and expense, for returning the removal of Tenant’s Monument Signage Building and the repair of any damage caused by such removalsurrounding premises to their original condition, normal wear and tear excluded. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to place any other person exterior signs on the Leased Premises or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items interior signs visible from the exterior of the Leased Premises or without the prior written consent of Landlord. Notwithstanding any other provision of this Lease to the contrary, Landlord may immediately remove any sign(s) placed by Tenant in violation of this Section 16.10. Landlord shall not install, nor allow to be installed, on the Building are subject to any signs in excess of the prior approval number of Landlordsigns allowed by all laws, in its sole rules, regulations and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for ordinances encumbering the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Subject to compliance with all applicable governmental and quasi-governmental approvals therefor, Tenant shall be entitledentitled to retain the existing Building standard signage on the lobby directory board and outside Tenant’s Premises and all signage installed as of the Effective Date within the Building, on the exterior of the Building and in the skyways connected to the Building depicting Tenant’s name and/or corporate logo, including, without limitation, Tenant’s reader board in the lobby of the Building (collectively, the “Existing Signage”). Any subsequent modifications to the Existing Signage shall be subject to Landlord’s prior consent, which shall not be unreasonably withheld, conditioned or delayed, and, if such consent is granted, shall be made, at Tenant’s expense, by Landlord at Landlord’s then current charges for such modifications. Tenant shall pay all annual and other permit fees for the Existing Signage. Tenant shall, at Tenant’s sole cost and expense, maintain and keep the Existing Signage in good condition, order and repair consistent with a first class Building. If at any time during the Term Tenant elects to remove the Existing Signage, Tenant, at Tenant’s sole cost and expense shall repair and restore any damage to the Building, the skyways or any portion of the Building or skyways caused by such removal. Prior to termination of this Lease, Tenant shall remove all of the Existing Signage and repair and restore any damage to the Building caused by such removal. Provided Tenant, at Tenant’s sole cost and expense, receives all necessary governmental and quasi-governmental approvals therefor and subject to the prior written approval of U.S. Bank, Landlord will allow Tenant to erect a sign on the exterior of the Building, in a location designated by Landlord, which sign shall be Tenant’s name, “subordinate” to Landlord’s building designation sign and other signs located on the Building. Tenant shall pay all annual and other permit fees therefor, shall pay all costs of maintenance thereof, shall keep same in good condition, order and repair at its sole cost and expense, shall remove same prior to termination of this Lease, and shall repair and restore any damage to the Building caused by such installation and/or removal. Any such sign, and the display of Tenant’s name thereon, shall also be subject to the terms of any restrictive covenants applicable thereto and all applicable laws, ordinances and regulations. If, at any time during the Term, Landlord constructs or installs a monument or free-standing sign inside or outside of the Building for the purpose of identifying multiple Building tenants, then Tenant shall have the right, at Tenant’s sole cost and expense, to install one (1) identification sign at include Tenant’s name thereon. Any costs of upkeep or maintenance or repair of Tenant’s name on the entry doors monument or free-standing sign, and all reasonably prorated costs of the Premisesupkeep and maintenance and repair of the sign, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed paid by a signage contractor designated by LandlordTenant. The quality, design, style, lighting and size It is understood that the display of such sign and Tenant’s name on any proposed replacement monument or free-standing sign shall be consistent with subject to the reasonable approval of Landlord as to location, graphics, size, color and style, it being agreed that Tenant’s standard logo and graphics as of the Effective Date shall be acceptable to Landlord’s Building standard signage program and , but any modification to such logo or graphics shall be subject to Landlord’s prior written review and reasonable approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord It is acknowledged that the sum location of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded name on a national stock exchangesuch sign (for example, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate whether Tenant’s right to maintain Monument Signage at name is above or below the Building upon thirty (30) days prior written notice name of other tenants in the Building), the total amount of space on such sign allocated to Tenant, the maximum size of letters to be placed on such sign, the graphics, color and style of the letters or the sign itself, and other similar determinations shall be made by Landlord in its sole discretion; provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rightssignage shall generally be substantially equal in size to other tenants in the Building occupying substantially the same amount of rentable square footage as Tenant. Without limiting the generality of the previous sentence, in no event will Landlord place signage of (a) RBC Xxxx Xxxxxxxx (its parent or any of its subsidiaries or affiliates), or (b) any tenant or occupant engaged in or operating a Financial Services Business (as defined below) that leases the same or less rentable square footage in the Building than the rentable square footage leased by Tenant at such time, in a higher position on the monument sign than Tenant’s signage or permit such signage to be larger in size to Tenant’s signage. Any such sign, and the display of Tenant’s name thereon, shall be granting such signage rights subject to another tenant leasing no less than 14,000 rentable square feet the terms of space at any restrictive covenants applicable thereto and all applicable laws, ordinances and regulations. Tenant shall pay all annual and other permit fees for its name on the Buildingmonument or free-standing sign. Upon the expiration or earlier Prior to termination of this Lease, Tenant shall be responsibleLease Landlord will remove, at its Tenant’s sole cost and expense, for the removal of Tenant’s Monument Signage expense (including costs and the expenses related to repair and/or restoration of any damage to the sign caused by such removal). If Tenant shall fail to remove Any such signage and repair all damage when required, Landlord shall have the right to perform such removal and repairsign, and Tenant the display of Tenant’s name thereon, shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not also be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval terms of Landlordany restrictive covenants applicable thereto and all applicable laws, in its sole ordinances and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCregulations., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Provided no Event of Default exists under this Lease and provided at least 60,000 rentable square feet at the Building is occupied by the original Tenant named in this Lease or a Permitted Transferee pursuant to a valid lease with Landlord, Tenant shall have the exclusive right to affix the name and logo of the entity Tenant is doing business as on (i) up to two (2) sides of the Building’s façade as more particularly set forth on Exhibit G attached hereto; and (ii) the west wall of the first floor high-rise elevator lobby in the Building, as more particularly set forth in Exhibit H attached hereto. Tenant’s signage in the elevator lobby area shall be subject to Landlord’s approval, not to be unreasonably withheld. Landlord agrees that it will approve Tenant’s elevator lobby signage if it is substantially similar in size, design, materials, lettering and lighting as the signage that presently exists on the east wall of the first-floor high rise elevator lobby. Notwithstanding anything contained herein to the contrary, no signage of any entity whose primary business is commercial real estate services can be placed on the Building façade or in the elevator lobby area. All elements of Tenant’s signage on the Building façade and in the elevator lobby area, including but not limited to, size, location, design, materials, lettering and lighting shall be subject to, and Tenant shall be entitledresponsible for complying with, all Requirements, including any declaration of covenants, conditions or restrictions of record provided to Tenant prior to the execution of this Lease. Tenant shall affix and maintain its name on the Building façade and in the elevator lobby area in a good and workmanlike manner at Tenant’s sole cost and expense, to install one (1) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument . Tenant shall remove Tenant’s signage (the “Monument Signage”) for from the Building façade and the elevator lobby area at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Leasethe Term and repair any and all damage caused resulting therefrom. Tenant’s signage shall solely identify Tenant and shall not contain any other advertising. Landlord may, at Landlord’s sole discretion, elect to maintain Tenant’s elevator lobby signage and remove such signage at the expiration or earlier termination of the Term (and Tenant shall be responsibleresponsible for the payment of all reasonable costs incurred by Landlord in connection therewith). In addition to the foregoing, so long as there is a monument sign at the entrance to the Project which identifies the Building and tenants and occupants of the Building, Landlord shall, at its Landlord’s sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include affix Tenant’s name and location in the Building on said sign as set forth on Exhibit I attached hereto. The cost to affix Tenant’s name on the electronic directory monument sign and the cost to maintain and remove same shall be paid for the Building. by Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC(provided such costs may be included in Operating Costs)., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Landlord shall provide to Tenant, as part of the Allowance Work to the Leased Premises, the signage described in the Allowance Construction Drawings, including, without limitation, exterior façade and pylon/monolith signage. Landlord shall be responsible for obtaining all permits required for the installation of such signage. Tenant shall be entitledhave exclusive exterior and interior signage rights relating to the Leased Premises, including, without limitation, any monument signage. During the Lease Term, Tenant shall have the right, at Tenant’s its sole cost and expense, to install one (1) identification sign at additional or substitute signage in, on or about the entry doors of the Leased Premises, provided that: (i) Tenant complies with all zoning and one other municipal and county regulations, and (1ii) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached heretolocation, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting style and size of such sign and any proposed additional or replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld, delayed or conditioned. The initial signage installed by Landlord in its reasonable discretionaccordance with the Construction Drawings, and such additional or substitute signage as may be installed by Tenant, shall be herein referred to collectively as “Tenant’s Signage.” Tenant agrees to maintain Tenant’s Signage in good condition and repair, and any replacement or substitute signage installed by Tenant shall be maintained by Tenant in compliance with all zoning and building codes throughout the Lease Term. In additionUpon expiration or early termination of the Lease Term, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) remove Tenant’s stock becomes publicly traded on a national stock exchangeSignage and repair all damage to the Building caused thereby, and (b) returning the market value Building to the condition existing prior to the installation of Tenant’s Signage. Landlord shall install the initial Tenant’s Signage as part of the company comprising Tenant following [ * ] = CERTAIN CONFIDENTIAL INFORMATION CONTAINED IN THIS DOCUMENT, MARKED BY BRACKETS, HAS BEEN OMITTED AND FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO RULE 406 OF THE SECURITIES ACT OF 1933, AS AMENDED. Landlord Work, in accordance with all laws, codes and ordinances but, thereafter, Landlord does not warrant the closing continuing availability of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord . The obligations of Tenant herein shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon survive the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. 28.1 Tenant, at Tenant’s sole cost and expense (including, without limitation, costs and expenses to construct any such signage to the extent the same does not exist as of the date of this Lease), and subject to Tenant’s compliance with applicable Legal Requirements (including signage ordinances), shall be entitled to signage on or adjacent to the glass entry to the Premises, which shall be subject to Landlord’s prior written approval (“Tenant’s Building Signage”). Except for Tenant’s Building Signage (and the monument signage provided in section 28.2 below), Tenant shall have no other right to maintain any signage at any other location in, on or about the exterior of the Building. Tenant’s Building Signage, and any changes to Tenant’s Building Signage, shall be subject to Landlord’s reasonable approval as to the design, size, color, material, content, location and illumination, shall be appropriate for the Building, shall be in conformity with the overall design and ambiance of the Building, and shall comply with all applicable Legal Requirements and the Britannia Business Center II signage criteria. Tenant shall be entitledresponsible for obtaining any governmental permits or approvals required for Tenant’s Building Signage, all at Tenant’s sole cost and expense; provided, however, that Landlord, at no cost to Landlord, shall reasonably cooperate with Tenant as reasonably required for obtaining any governmental permits or approvals required for Tenant’s Building Signage. Tenant’s repair, maintenance, construction and/or improvement of Tenant’s Building Signage shall be at its sole cost and expense and shall comply with all applicable Legal Requirements, the requirements applicable to construction of Alterations pursuant to Article 8 of this Lease, and such other reasonable rules, procedures and requirements as Landlord shall impose with respect to such work, including insurance coverage in connection therewith. Any cost or reimbursement obligations of Tenant under this section 28.1, including with respect to the installation, maintenance or removal of Tenant’s Building Signage, shall survive the expiration or earlier termination of this Lease. Tenant’s rights to maintain Tenant’s Building Signage shall terminate upon the earlier to occur of: (a) the expiration or earlier termination of the Lease or Tenant’s right to possession of the Premises; or (b) an Event of Default occurs under this Lease. If Xxxxxx’s signage rights shall terminate pursuant to the foregoing, the same shall not be reinstated, notwithstanding that the cause for termination may have been cured. Upon the termination of Tenant’s signage rights under this section 28.1, Tenant shall remove any of Tenant’s Building Signage at Tenant’s sole cost and expense, and repair and restore to install one (1) identification sign at good condition the entry doors areas of the PremisesBuilding on which the signage was located or that were otherwise affected by such signage or the removal thereof (including, without limitation, patching any holes or other penetrations caused by such signage and one (1) panel on the existing monument signage (the “Monument Signage”) for otherwise restoring the Building at to the location shown on Exhibit J attached hereto, subject condition existing prior to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size the initial installation of such sign and any proposed replacement sign shall be consistent with signage), or at Landlord’s Building standard signage program election, Landlord may perform any such removal and/or repair and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, restoration and Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon reasonable cost thereof within thirty (30) days prior after Xxxxxxxx’s written notice to Tenantdemand. If any signs, providedprojections, howeverawnings, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rightssignals or advertisements are installed by Tenant in violation of this section 28.1, or done by Tenant through any person not approved by Landlord, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, notify Tenant shall be responsible, at its sole cost in writing and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If if Tenant shall fail fails to remove such signage and repair all damage when requiredwithin ten (10) Business Days after Landlord’s notice, Landlord shall have the right to perform remove such signs, projections, awnings, signals or advertisements without being liable to the Tenant by reason thereof and to charge the cost of such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds payable within thirty (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN30) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any days of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT Bdemand therefor.

Signage. Landlord shall provide for Tenant the opportunity to have Tenant's name placed upon the Building lobby directory sign, and at Tenant's entrance to the Premises. Tenant shall be entitled, at Tenant’s sole cost and expense, have no other right to install one (1) maintain a Tenant identification sign at the entry doors of in any other location in, on or about the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached heretoBuilding, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program or Signature Center and shall be subject to Landlord’s prior written approvalnot display or erect any Tenant identification sign, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), display or other items advertising material that is visible from the exterior of the Premises or Building. The size, design, color and other physical aspects of the Building are Tenant identification sign shall be subject to the Landlord's written reasonable approval prior approval of Landlord, in its sole and absolute discretionto installation. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as The cost of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout installation of the space Plan as of the beginning of the Term sign, and its maintenance and removal expense, shall be at Tenant's sole expense. If Tenant fails to maintain its sign or if Tenant fails to remove its sign upon termination of this Lease, Landlord may do so at Tenant's expense and Tenant's reimbursement to Landlord for such amounts shall be deemed additional rent. It does not in any way supersede any of Landlord’s rights All signs shall comply with respect rules and regulations set for by Landlord as may be modified from time to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locationstime. It is not to scale; any measurements or distances shown should be taken as approximateTENANT SHALL HAVE THE RIGHT TO INSTALL THEIR COMPANY NAME ON THE EXISTING MONUMENT SIGN ON HOPYARD ROAD, OR THE RIGHT TO INSTALL AN EXCLUSIVE MONUMENT SIGN ADJACENT TO THE BUILDING'S WEST ENTRANCE, OPPOSITE THE EXISTING SIGN (A.G. XXXXXXX). EXHIBIT BXHE SIGN SIZE AND DESIGN SHALL BE IDENTICAL TO THE EXISTING SIGN. TENANT SHALL BE RESPONSIBLE FOR THE ENTIRE COST OF INSTALLING, REPOSITIONING EXISTING NAMES, MAINTAINING, RELOCATING, AND REMOVING THEIR NAME. IN ADDITION, TENANT SHALL BE RESPONSIBLE FOR OBTAINING NECESSARY APPROVALS FROM THE CITY OF PLEASANTON AS NEEDED. THE SIZE, LOCATION, MATERIALS, AND DESIGN OF SUCH SIGN SHALL BE SUBJECT TO THE LANDLORD'S PRIOR WRITTEN CONSENT.

Signage. Tenant Subject to Landlord's prior approval (which shall not be entitledunreasonably withheld, at Tenant’s sole cost and expense, to install one (1delayed or conditioned) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The qualitylocation, design, stylesize, lighting color, material composition, and size of such sign plans and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In additionspecifications therefor, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsiblemay, at its sole cost risk and expense, construct a monument and/or Building sign (the "SIGN") on the grounds or the Building. If Landlord grants its approval, Tenant shall erect the Sign in accordance with the approved plans and specifications, in a good and workmanlike manner, in accordance with all Laws, regulations, restrictions (governmental or otherwise), and architectural guidelines in effect for the removal area in which the Building is located and has received all requisite approvals thereunder (the "SIGN REQUIREMENTS"), and in a manner so as not to unreasonably interfere with the use of the Building grounds or the Building while such construction is taking place; thereafter, Tenant shall maintain the Sign in a good, clean, and safe condition in accordance with the Sign Requirements. After Tenant’s Monument Signage and 's right to possess the Premises has been terminated, Landlord may require that Tenant remove the Sign by delivering to Tenant written notice thereof within 30 days after the end of the Term. If Landlord so requests (but only with a Building sign), Tenant shall remove the Sign, repair of any all damage caused by such removalthereby, and return that portion of the Building on which the Sign was located to their condition before the installation of the Sign within 30 days after after receipt of Landlord's written request therefor. If Tenant shall fail fails to timely do so, Landlord may, without compensation to Tenant, at Tenant's expense, remove such signage the Sign, perform the related restoration and repair all damage when requiredwork and dispose of the Sign in any manner Landlord deems appropriate. Tenant shall defend, Landlord shall have the right to perform such removal and repairindemnify, and Tenant shall reimburse hold harmless Landlord for from all losses, claims, costs and liabilities arising in connection with or relating to the costs thereofconstruction, installation, maintenance and use during the Term of the Lease, or removal of the Sign, INCLUDING THOSE ARISING FROM LANDLORD'S NEGLIGENCE. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and 30.(b) may not be exercised or used by or assigned to any other person or entityparty, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject except as to the prior approval of Landlord, in its sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCPermitted Transferee., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Tenant shall be entitled, at Tenant’s sole cost From and expense, to install one (1) identification sign at after the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvals. Such sign panel shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In additionExpansion Space Commencement Date, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the non-exclusive right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, to maintain one (1) exterior sign on the Xxxxxxxx House for the removal purpose of identifying Tenant’s Monument Signage , which sign (including size, logo, color(s) and the repair degree of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when requiredillumination, Landlord shall have the right to perform such removal and repairif any, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal to the Original Tenant, and may not be exercised or used by or assigned to any other person or entity, and may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for location on the Building), or other items visible from the exterior of the Premises or the Building are ) shall be subject to the prior written approval of Landlord, not to be unreasonably withheld or delayed and installed and maintained in its sole compliance with all applicable Laws and absolute discretionRestrictions. Tenant shall be responsible for obtaining and maintaining all necessary permits and approvals for such signage, along with all costs and expenses incurred by Landlord in connection therewith (including any taxes or assessments thereon and the cost of providing and maintaining electrical service thereto) and Landlord shall reasonably cooperate with Tenant in connection with obtaining such permits and approvals. Additionally, Tenant shall have the one-time right at its cost and expense, to relocate the existing monument sign entitled Xxxxxxxx House. Any relocation of said monument sign and the manner in which said monument sign is moved shall be subject to the prior written approval of Landlord, not to be unreasonably withheld or delayed. Tenant shall have the non-exclusive right, at its expense, to maintain a sign panel on said monument sign (which may rename said monument sign Synageva Biopharma) which sign panel (including size, design, color(s) and degree of illumination (if any) and location on the monument) shall be subject to the prior reasonable approval of Landlord and in compliance with all applicable Laws and Restrictions. Tenant shall include exercise its right hereunder in compliance with all Laws and Restrictions and shall obtain, at its cost and expense, all necessary permits and approvals necessary to remove the existing, and thereafter erect and maintain a new, monument sign (and Tenant’s name and location in sign panel thereon). Upon the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN expiration or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term termination of this Lease, Tenant shall, at its sole cost and expense, remove Tenant’s identification panel on the monument sign and repair and restore the monument (and any holes or other damage thereto) to its original condition. It does not in Tenant shall be responsible for any way supersede any of Landlord’s rights with respect damage or repairs to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not the monument sign related to scale; any measurements the erection, maintenance or distances shown should be taken as approximate. EXHIBIT Bremoval of its sign panel, unless caused by the negligence or willful misconduct of Landlord.

Signage. Landlord agrees that, if and to the extent Landlord has the legal or contractual right to permit the installation of an additional sign on Landlord's sign post located at the intersection of Jefferson Avenue and Jxxxxx Xxxxxx Street, Landlord will permit Tenant to install a sign on that sign post advertising Tenant's offices in the Building. Provided, that the sign shall be placed beneath Landlord's sign on the sign post and shall be not larger than Landlord's sign thereon. Tenant shall be entitledfully responsible for obtaining at its expense all necessary permits, at Tenant’s sole cost consents and expense, to install one (1) identification sign at the entry doors of the Premises, and one (1) panel on the existing monument signage (the “Monument Signage”) variances necessary for the Building at the location shown on Exhibit J attached hereto, subject to city and governmental approvalsinstallation of such sign. Such sign panel Tenant shall be installed by a signage contractor designated by Landlord. The quality, design, style, lighting and size responsible for the full cost of installation of such sign and any proposed replacement the cost of electricity utilized for the illumination of the same so long as the sign remains in place. Tenant shall be consistent with Landlord’s Building standard signage program and shall be subject to Landlord’s prior written approvalsolely responsible for the cost of maintaining its sign, in its reasonable discretion. In addition, which Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage from the date of installation through the date upon which: (a) Tenant’s stock becomes publicly traded on maintain in a national stock exchangefirst class condition, and (b) Tenant and Landlord shall share equally in the market value cost of maintaining and repairing the company comprising sign post and/or other appurtenant fixtures. If Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything fails to the contrary hereinmaintain its sign in a first class condition, Landlord shall have the right, at its election at any time during but not the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon obligation, after first giving Tenant not less than thirty (30) days prior written notice of its intention to do so (except in the case of emergency, in which no notice shall be required), to take such action as shall be necessary to maintain or repair Tenant, provided, however's sign and the cost thereof shall be immediately due and payable by Tenant to Landlord, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rightsadditional rent, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet upon Landlord's delivery of space at the Buildinginvoice or invoices for the same. Upon the expiration or earlier early termination of this Lease, Tenant shall be responsibleshall, if requested by Landlord, remove its sign from the sign post and restore the same at its Tenant's sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail be permitted to remove such install and maintain, at Tenant's expense, signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights granted to Tenant under this Section 32 are personal at or adjacent to the Original Tenant, and may not be exercised or used entrance to the Demised Premises similar to the signage presently maintained by or assigned to any other person or entity, and may not be exercised if Tenant and CBS at its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for premises in the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior Landlord's approval of Landlord, in its sole as to location and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INCappearance., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B

Signage. Subject to Tenant’s compliance with the terms of this Paragraph 4, Tenant is hereby granted the right to install one (1) panel (“Tenant’s Panel”) on a monument sign to be constructed on the Project (“Monument Sign”), the location of which shall be entitleddetermined in Landlord’s sole and absolute discretion. The size, design, color and other physical aspects of Tenant’s Panel to be located on the Monument Sign will be subject to (i) Landlord’s written approval prior to installation, which approval may not be unreasonably withheld or delayed, (ii) any covenants, conditions or restrictions governing the Project, including, without limitation, Landlord’s signage criteria, and (iii) any applicable municipal or governmental permits and approvals. Furthermore, Tenant’s right to install Tenant’s Panel is expressly subject to and contingent upon Landlord receiving the approval and consent to install the Monument Sign and Tenant’s Panel from the City of San Jose, California, its architectural review board, any other applicable governmental or quasi-governmental governmental agency and any architectural review committee under the covenants, conditions and restrictions recorded against the Project (if and to the extent applicable). Landlord agrees to use its commercially best efforts to obtain such approval at no cost to Tenant. If such approval and consent are obtained, Landlord shall install the Monument Sign and Tenant’s Panel in accordance with this Paragraph 4 at Landlord’s sole cost and expense. Tenant will be solely responsible for all costs for maintenance, repair and removal of Tenant’s Panel located on the Monument Sign. Tenant agrees upon the expiration date or sooner termination of the Lease to remove Tenant’s Panel and restore any damage to the Monument Sign and/or Project caused by such removal, at Tenant’s expense. If Tenant fails to remove Tenant’s Panel from the Monument Sign upon termination of the Amended Lease and repair any damage caused by such removal, Landlord may do so at Tenant’s sole cost and expense. Tenant agrees to reimburse Landlord for all costs reasonably incurred by Landlord to effect any maintenance or removal on Tenant’s account, to install one (1) identification sign at the entry doors of the Premiseswhich amount will be deemed additional rent, and one (1) panel on the existing monument signage (the “Monument Signage”) for the Building at the location shown on Exhibit J attached heretomay include, subject to city and governmental approvals. Such sign panel shall be installed without limitation, all sums disbursed, incurred or deposited by a signage contractor designated by Landlord. The quality, design, style, lighting and size of such sign and any proposed replacement sign shall be consistent with Landlord including Landlord’s Building standard signage program reasonable costs, expenses and shall be subject to Landlord’s prior written approval, in its reasonable discretion. In addition, Tenant shall pay to Landlord the sum of $750.00 per month for the Monument Signage actual attorneys’ fees with interest thereon from the date of installation through the date upon which: (a) Landlord’s demand until paid by Tenant’s stock becomes publicly traded on a national stock exchange, and (b) the market value of the company comprising Tenant following the closing of such public offering shall exceed $120,000,000.00, as reasonably verified by Landlord based upon commonly accepted company valuation principles and consistent with GAAP accounting standards. Notwithstanding anything to the contrary herein, Landlord shall have the right, at its election at any time during the Term to terminate Tenant’s right to maintain Monument Signage at the Building upon thirty (30) days prior written notice to Tenant, provided, however, as a condition to Landlord exercising its right to terminate Tenant’s Monument Signage rights, Landlord shall be granting such signage rights to another tenant leasing no less than 14,000 rentable square feet of space at the Building. Upon the expiration or earlier termination of this Lease, Tenant shall be responsible, at its sole cost and expense, for the removal of Tenant’s Monument Signage and the repair of any damage caused by such removal. If Tenant shall fail to remove such signage and repair all damage when required, Landlord shall have the right to perform such removal and repair, and Tenant shall reimburse Landlord for the costs thereof. The signage rights right granted to Tenant under this Section 32 are Lease to install Tenant’s Panel on the Monument Sign is personal to the Original Tenant, Tenant and may not be exercised assigned, transferred or used by or assigned otherwise conveyed to any other person assignee or entitysubtenant of Tenant without Landlord’s prior written consent, and which consent may not be exercised if Tenant and its Affiliates are not leasing the entire Premises. Any signs, window coverings, or blinds (even if the same are located behind the Landlord approved window coverings for the Building), or other items visible from the exterior of the Premises or the Building are subject to the prior approval of withheld in Landlord, in its ’s sole and absolute discretion. Additionally, Landlord shall include Tenant’s name and location in the Building on the electronic directory for the Building. Landlord and Tenant have executed this Lease as of the day and year first above written. LANDLORD: XXXXX XXXXXXXX, LLC, a Delaware limited liability company By: Xxxxx Land Company a California corporation, its Sole Member By: Name: Title: By: Name: Title: TENANT: EMMAUS LIFE SCIENCES, INC., a Delaware corporation By: Name: Title: By: Name: Title: Tenant’s Tax ID Number (SSN or FEIN) EXHIBIT A OUTLINE AND LOCATION OF PREMISES TENANT’S INITIALS HERE: Exhibit A is intended only to show the general layout of the space Plan as of the beginning of the Term of this Lease. It does not in any way supersede any of Landlord’s rights with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or locations. It is not to scale; any measurements or distances shown should be taken as approximate. EXHIBIT B