THIS ASSIGNMENT, ASSUMPTION AND FIRST AMENDMENT OF LEASE (the 本转让、承担和租赁第一修正案 （
“Agreement”) is made as of (the “Effective Date”) by and among, L & L SPA CORP (“Assignor”), LOWKEY NAIL SALON INC. (“Assignee”) and HYLAN PLAZA 1339, LLC (“Landlord”), with reference to the following: “协议”）由 L & L SPA CORP（转让人“）、LOWKEY NAIL SALON INC.（”受让人“和 HYLAN PLAZA 1339， LLC（”房东“）于此日期（”生效日期“）订立，并参考以下内容：
RECITALS 演出
WHEREAS, Landlord and Assignor are parties to that certain lease agreement described on Exhibit “A” attached hereto (this lease agreement, as amended, is herein referred to as the “Lease”); 鉴于房东和转让人是本协议附件“A”中描述的特定租赁协议的当事方（经修订的本租赁协议在本协议中称为“租赁”）;
WHEREAS, Assignor desires to assign the Lease to Assignee and Landlord is willing to grant its consent to the foregoing assignment; and 鉴于转让人希望将租赁转让给受让人，并且房东愿意同意上述转让;和
WHEREAS, concurrently with the foregoing assignment, Landlord and Assignee desire to amend the Lease in the manner hereinafter set forth. 鉴于在上述转让的同时，房东和受让人希望以下述方式修改租约。
NOW THEREFORE, the parties agree as follows: 因此，双方同意如下：
ARTICLE A: ASSIGNMENT A 条：转让
Assignment. Assignor, for good and valuable consideration, hereby assigns, transfers and sets over unto Assignee, all right, title and interest of Assignor in, to, and under the Lease, to have and to hold unto Assignee, its successors and assigns, for the balance of the term of the Lease, subject to the rents, covenants, terms, conditions and provisions contained in the Lease, together with the security deposit held by Landlord, in the amount of Twenty Eight Thousand Four Hundred Sixty Six and 66//10066 / 100 Dollars ( $28,466.66\$ 28,466.66 ). Furthermore, simultaneously with Assignee’s execution of this Assignment, Assignee shall remit to Landlord the sum of Four Thousand Five Hundred Twenty Eight and 80/100 Dollars ( $4,528.80\$ 4,528.80 ) to be held as additional security under Article 1(K)1(\mathrm{~K}) of the Lease, so that the total Security Deposit held by Landlord under the Lease shall be Thirty Two Thousand Nine Hundred Ninety Five and 46/100 Dollars ($32,995.46). 分配。转让人，为有偿对价，特此将转让人在租赁中、租赁中和根据租赁的所有权利、所有权和利益转让、转让和转让给受让人，以在租赁期限的剩余时间内拥有并持有给受让人、其继承人和受让人，但须遵守租赁中包含的租金、契约、条款、条件和规定。 连同房东持有的保证金，金额为 28,466 美元 66//10066 / 100 和 （ $28,466.66\$ 28,466.66 ）。此外，在受让人执行此转让的同时，受让人应向房东汇出 4528 美元 80/100 美元 （ $4,528.80\$ 4,528.80 ） 作为租约条款 1(K)1(\mathrm{~K}) 下的额外担保，因此房东根据租约持有的保证金总额应为 32,9955 和 46/100 美元 （32,995.46 美元）。
Assumption. Assignee acknowledges that it has read and reviewed the Lease and all amendments thereto. Assignee hereby (i) assumes the performance of all of the terms, covenants and conditions of the Lease to be performed by the tenant thereunder, and (ii) agrees to pay the rents specified by the Lease and to perform all of the terms, covenants and conditions of the Lease required to be performed by the tenant under the Lease including, but not limited to, using the Leased Premises only for the purposes specifically permitted under the Lease. 假设。受让人确认其已阅读并审查了租约及其所有修订。受让人特此 （i） 承担承租人履行租约项下应履行的所有条款、契约和条件，并且 （ii） 同意支付租约规定的租金，并履行租约项下租客应履行的租约的所有条款、契约和条件，包括： 但不限于，仅将租赁场所用于租约明确允许的目的。
No Release. Landlord consents to the foregoing assignment. However, the foregoing consent does not release or relieve either Assignor or any guarantor of the tenant under the Lease, if any, (the “Guarantor”) from any obligations under the Lease and guaranty. Assignor and Guarantor acknowledge and agree that they shall continue to be and remain liable under the Lease and guaranty in all respects. Both the Assignor and Guarantor hereby waive any and all notice from Landlord of default of Assignee under any of the terms, provisions, covenants or conditions of the Lease, and they hereby consent to the granting, without notice to them, by Landlord to Assignee of any waiver, indulgence or extension of time or any amendment to or modification of the Lease. 不发布。房东同意上述转让。但是，上述同意并不免除或免除转让人或租约项下承租人的任何担保人（如有）（“担保人”）在租约和担保项下的任何义务。转让人和担保人承认并同意，他们将继续并将继续在租约和担保的所有方面承担责任。转让人和担保人特此放弃房东根据租约的任何条款、规定、契诺或条件发出的任何和所有受让人违约通知，并且他们特此同意房东在不通知他们的情况下向受让人授予任何弃权、放宽或延长期限或对租约的任何修订或修改。
Claims. To induce Landlord to grant its consent to the assignment, Assignor and Assignee each hereby agrees, represents and warrants that it has no claim against Landlord with respect to the Lease and no default on the part of Landlord exists under any of the terms or conditions of the Lease. Assignor and Assignee hereby jointly and severally indemnify, defend and hold Landlord harmless from and against any and all liability, cost and expense (including, but not limited to, reasonable attorneys’ fees) arising from any claims for brokerage commissions or other compensation arising out of this assignment of Lease. Furthermore, in consideration of Landlord granting its consent to this Assignment, Landlord acknowledges Assignor has paid to Landlord the sum of Five Thousand and 00/100 Dollars ( $5,000.00\$ 5,000.00 ), which represents Landlord’s administrative and legal fees incurred in connection with this Assignment. 索赔。为促使房东同意转让，转让人和受让人特此同意、声明并保证，其无权就租赁向房东提出索赔，并且根据租赁的任何条款或条件，房东不存在违约行为。转让方和受让人特此共同及各别赔偿、辩护并使房东免受因本次租赁转让引起的任何经纪佣金或其他赔偿索赔而产生的任何和所有责任、成本和费用（包括但不限于合理的律师费）。此外，作为房东同意此转让的对价，房东承认转让人已向房东支付了 5000/100 美元 （ $5,000.00\$ 5,000.00 ），代表房东因此转让而产生的行政和法律费用。
Unbilled Amounts. Assignee acknowledges that certain Fixed CAM, Tax Rent and other obligations under the Lease (as such terms are defined in the Lease) may have accrued but have not been satisfied by the Assignor and that, without releasing Assignor, Landlord will also look to Assignee for the payment and performance of all obligations under the Lease. Assignor and Assignee further acknowledge that (i) to the extent that any Fixed CAM, Tax Rent and other obligations and/or other charges are currently due and owing Landlord under the Lease (including charges that may have accrued but have not yet been billed) (the “Due Amounts”), the Due Amounts will be paid to Landlord by cashier’s or certified check or wire transfer concurrently with Assignor’s execution of this Agreement, and (ii) Landlord’s consent to this Agreement is expressly conditioned upon Landlord’s receipt of the Due Amounts. 未计费金额。受让人承认，租赁项下的某些固定 CAM、税金、租金和其他义务（如租赁中定义）可能已经产生但转让方尚未履行，并且在不解除转让人的情况下，房东也将寻求受让人支付和履行租赁项下的所有义务。转让人和受让人进一步确认，（i） 如果租赁项下的任何固定 CAM、税金、租金和其他义务和/或其他费用（包括可能已产生但尚未开具账单的费用）（“到期金额”），到期金额将在转让人执行本协议的同时通过银行本票或保付支票或电汇支付给房东， 以及 （ii） 房东对本协议的同意明确以房东收到到期款项为条件。
Joint and Several. In the event there is more than one Assignor or Assignee or both, then the obligation of the Assignors or Assignees, as the case may be, shall be joint and several. 联合和几个。如果存在多个转让人或受让人或两者兼而有之，则转让人或受让人（视情况而定）的义务应为共同和各别义务。
ARTICLE B: AMENDMENT B 条：修订
Electronic Payment. Assignee hereby agrees that it will participate in any ACH, EFT, direct debit or other electronic transfer of funds payment method designated by Landlord from time to time (the “Electronic Payment”) for the payment of Rent due to Landlord under the Lease. Assignee agrees to complete and submit to Landlord or its designated agents any information, forms or registration required to implement Assignee’s participation in the Electronic Payment program and maintain and update the information as needed to ensure accurate and timely payments. Landlord will notify Tenant of any changes to its Electronic Payment address or ACH account only in accordance with the notice requirements of the Lease. If Tenant receives any instruction or request to change (whether oral, electronic, or in writing) its method of payment of Rent or any other amounts due pursuant to this Lease, Tenant shall not respond to, provide any information, make any change or take any other action communicating with the third party in response to such request. Tenant shall promptly notify Landlord of any such attempt. Any payment not made in accordance with the above requirements, that has not actually been received by Landlord, shall be deemed to have not been paid. Any payment not made by Electronic Payment, must be made by direct debit, check or other method acceptable to the Landlord. 电子支付。受让人特此同意，其将参与房东不时指定的任何 ACH、EFT、直接借记或其他电子资金转账付款方式（“电子付款”），以支付根据租约应付给房东的租金。受让人同意填写并向房东或其指定代理人提交实施受让人参与电子支付计划所需的任何信息、表格或注册，并根据需要维护和更新这些信息，以确保准确和及时的付款。房东将仅根据租约的通知要求通知租户其电子支付地址或 ACH 账户的任何变更。如果承租人收到任何更改（无论是口头、电子还是书面）其根据本租约应付的租金或任何其他款项支付方式的指示或请求，承租人不得回应、提供任何信息、进行任何更改或采取任何其他行动与第三方沟通以回应此类请求。租客应立即将任何此类尝试通知房东。任何未按照上述要求支付的款项，如果房东尚未实际收到，则应视为未支付。任何非电子支付的付款，必须通过直接借记、支票或房东接受的其他方式支付。
Bankruptcy of the Guarantor shall be deemed a Tenant Default for which Landlord shall be entitled to terminate the Lease. Landlord may, but shall not be required, to permit Tenant to provide a substitute guarantor which is acceptable to Landlord, in Landlord’s sole discretion, or such other security as is acceptable to Landlord within thirty (30) days of the filing of the Guarantor’s bankruptcy. 担保人的破产应被视为租户违约，房东有权终止租赁。房东可以（但不得要求）允许租客在担保人申请破产后三十 （30） 天内提供房东自行决定接受的替代担保人，或房东可接受的其他担保。
2. Fixed CAM. Notwithstanding anything contained in the Lease to the contrary, for the twelve month (12) period commencing on September 1, 2025 (the “Fixed CAM Commencement Date”), Tenant’s annual share of Fixed CAM (hereinafter referred to as “Fixed CAM”), in the aggregate, shall be fixed at Five and 50/100 Dollars ( $5.50\$ 5.50 ) per square foot of the Leased Premises per annum, payable in equal monthly installments simultaneously with Tenant’s payments of Base Rent. On the commencement date of each twelve (12) month period thereafter throughout the remaining term of the Lease, Tenant’s annual share of Fixed CAM shall automatically increase by four percent (4%)(4 \%) over the amount Tenant was required to pay in the immediately preceding twelve (12) month period. Each adjustment required by this paragraph shall be automatic and effective as of the first day of the 12 month period in question. Tenant hereby irrevocably waives any rights it may have to audit Landlord’s books and records for Fixed CAM for all periods during the Lease Term. 2. 修复 CAM。尽管租约中有任何相反的规定，但在 2025 年 9 月 1 日开始的十二 （12） 个月期间（“固定 CAM 开始日期”），承租人在固定 CAM（以下简称“固定 CAM”）中的年度份额，合计应固定为每年每平方英尺租赁房屋 5 美元 50/100 美元 （ $5.50\$ 5.50 ）。 与租户支付的基本租金同时按月等额分期付款。在此后每十二 （12） 个月期间的开始日期，在租赁的剩余期限内，租户的固定 CAM 年度份额应自动增加 4%， (4%)(4 \%) 超过租户在前十二 （12） 个月期间需要支付的金额。本款要求的每项调整均应自相关 12 个月期限的第一天起自动生效。承租人特此不可撤销地放弃其在租赁期内所有期间审计房东的固定 CAM 账簿和记录的任何权利。
3. Landlord’s Property Insurance Costs. In addition to Fixed CAM, commencing on the Fixed CAM Commencement Date, Tenant shall pay to Landlord, on the first day of each month during the Lease Term, onetwelfth (1/12th) of Tenant’s annual share (pursuant to Landlord’s estimates, which may be adjusted from time to time) of costs and expenses incurred in connection with insuring the buildings and Common Areas of the Shopping Center, plus a fifteen percent ( 15%15 \% ) administrative fee (“Landlord’s Property Insurance Costs”). Tenant’s annual share of Landlord’s Property Insurance Costs shall be determined by multiplying the total amount of Landlord’s Property Insurance Costs by Tenant’s Fraction (defined in Article 3 of the Lease). If, after the end of each calendar year, the total of the monthly payments made by Tenant for Landlord’s Property Insurance Costs is more or less than the final cost of Landlord’s Property Insurance Costs, then an adjustment shall be made with appropriate payments to or repayment by Landlord. Landlord estimates, without representation or warranty, that for the twelve (12) month period commencing on the Fixed CAM Commencement Date, Tenant’s share of Landlord’s Property Insurance Costs will be approximately Zero and 25/100 Dollars ($0.25) per square foot of the Leased Premises. 3. 房东的财产保险费用。除固定 CAM 外，从固定 CAM 开始日期开始，承租人应在租赁期内每个月的第一天向房东支付承租人因为购物中心的建筑物和公共区域投保而产生的成本和费用的十二 （1/12） 份额（根据房东的估计，可能会不时调整）， 加上 15% （ 15%15 \% ） 的管理费（“房东的财产保险费用”）。租户每年分担的房东财产保险费用应通过将房东财产保险费用总额乘以租户分数（定义见租约第 3 条）来确定。如果在每个日历年结束后，租客每月支付的房东财产保险费用总额多于或少于房东财产保险费用的最终费用，则应进行调整，并适当地支付或偿还房东。房东在没有陈述或保证的情况下估计，在固定 CAM 开始日期开始的十二 （12） 个月期间，租户分担的房东财产保险费用将大约为零，每平方英尺租赁房屋 25/100 美元 （$0.25）。
4. The following sentence is added at the end of the first paragraph of Article 1(L-1)1(\mathrm{~L}-1) of the Lease “Exclusive.”: “Notwithstanding the foregoing, in the event that Tenant commits two (2) monetary Tenant Defaults in any one (1) Lease Year, then at Landlord’s discretion, the provisions of this Article may be revoked.” 4. 在租约“独家”第一 1(L-1)1(\mathrm{~L}-1) 段的末尾添加以下句子：“尽管有上述规定，如果租客在任何一 （1） 个租赁年度内犯下两 （2） 次租客违约金，则房东可酌情撤销本条的规定。
Defined Terms. If not defined herein, all capitalized terms used in this Agreement shall have the meaning ascribed to them in the Lease unless the context otherwise requires. However, from and after the date of the Assignment Effective Date, references in the Lease to the term “Tenant” shall refer to the Assignee. 定义的术语。如果本协议中未定义，则本协议中使用的所有大写术语应具有租约中赋予它们的含义，除非上下文另有要求。但是，自转让生效日期之日起，租赁中提及的“租户”一词应指受让人。
Entire Agreement. This Agreement contains all of the agreements of the parties hereto with respect to the matters contained herein, and no prior agreement (other than the Lease), arrangement or understanding pertaining to any of such matters shall be effective for any purpose. It is mutually understood and agreed that the Lease shall be and remain in full force and effect, as modified and amended hereby. In the event of a discrepancy between the Lease and this Agreement, this Agreement shall prevail. 完整协议。本协议包含本协议各方就本协议所含事项达成的所有协议，与任何此类事项有关的先前协议（租赁除外）、安排或谅解均不得用于任何目的。双方均理解并同意，本租约应保持完全有效，并在此进行修改和修订。如果租约与本协议之间存在差异，则以本协议为准。
Authority. Landlord, Assignor and Assignee represent (by such signature) that the person signing this Agreement on its behalf has been duly authorized by its respective party to execute this Agreement and that such signature creates a binding obligation of Landlord, Assignor and Assignee. 柄。房东、转让人和受让人（通过此类签名）代表其签署本协议的人已获得其各自方的正式授权来签署本协议，并且此类签名构成了房东、转让人和受让人的具有约束力的义务。
4. Utilities. 4. 实用程序。
(A) Assignee agrees to cooperate with Landlord in connection with its obligations, if any, to comply with utility disclosure regulations and the collection of data relating to utility consumption at the Leased Premises, and any similar regulations. In furtherance thereof, to the extent that Landlord is required by law to disclose any data relating to utility consumption, building performance standards (BPS), and/or any similar type of disclosure requirements for the Leased Premises or Shopping Center, Assignee agrees to provide such data to Landlord within thirty (30) days after Landlord’s request. In addition, as requested by Landlord from time to time, Assignee shall deliver to Landlord a utility bill authorization letter in a form required by the applicable utility companies that serve the Leased Premises, and is reasonably acceptable to Landlord, to allow Landlord to obtain such information directly from the respective utility companies. If Assignee fails to perform or observe any of the foregoing, therefor then in addition to any other remedies available to Landlord, Landlord shall have the right (but not the obligation) to obtain such data on Assignee’s behalf as its agent or attorney-in-fact. （A） 受让人同意与房东合作，履行其遵守公用事业披露法规和与租赁场所公用事业消费相关的数据收集以及任何类似法规的义务（如有）。此外，如果法律要求房东披露与水电消耗、建筑性能标准 （BPS） 和/或租赁场所或购物中心的任何类似披露要求相关的任何数据，则受让人同意在房东提出要求后三十 （30） 天内向房东提供此类数据。此外，根据房东不时的要求，受让人应按照为租赁场所提供服务的适用公用事业公司要求的格式向房东交付水电费账单授权书，并且房东可以合理接受，以便房东直接从相应的公用事业公司获取此类信息。如果受让人未能履行或遵守上述任何一项，则除了房东可获得的任何其他补救措施外，房东还有权（但无义务）作为受让人的代理人或实际代理人代表受让人获取此类数据。
(B) In the event Landlord has or initiates a uniform trash removal program for the Shopping Center, Assignee agrees, at Assignee’s expense, to participate in such program and use Landlord’s designated contractor, provided their prices are competitive with other contractors in the region. Throughout the entire Lease Term Assignee shall make all repairs to the HVAC system serving the Leased Premises required to keep same in good working order, failure of which shall entitle Landlord to make such repairs at Assignee’s expense. Landlord shall have the right to service the Shopping Center with solar generated or other renewable forms of electricity at cost competitive rates. （B） 如果房东已经或启动了购物中心的统一垃圾清除计划，则受让人同意参与该计划并使用房东指定的承包商，费用由受让人承担，前提是其价格与该地区的其他承包商相比具有竞争力。在整个租赁期限内，受让人应对为租赁场所服务的 HVAC 系统进行所有必要的维修，以保持其良好的工作状态，否则，房东有权进行此类维修，费用由受让人承担。房东有权以具有成本竞争力的价格为购物中心提供太阳能发电或其他可再生形式的电力。
5. Broker. Assignor and Assignee hereby jointly and severally indemnify, defend and hold Landlord harmless from and against any and all liability, cost and expense (including, but not limited to, reasonable attorneys’ fees) arising from any claims for brokerage commissions or other compensation arising out of this Agreement. 5. 经纪人。转让人和受让人特此共同及各别赔偿、保护并使房东免受因本协议引起的任何经纪佣金或其他赔偿索赔而产生的任何和所有责任、成本和费用（包括但不限于合理的律师费）。
6. OFAC/FCPA. Assignee represents that neither Assignee nor any of its subsidiaries, officers, directors, employees, nor, to the knowledge of Assignee, any agent or affiliate or representative of Assignee is, or at any time during the Lease Term will be: (i) the target of any sanctions administered or enforced by the U.S. Government (including, without limitation, the Office of Foreign Assets Control of the U.S. Department of the Treasury or the U.S. Department of State) or designated a “specially designated national” or "blocked person) (collectively, “Sanctions”), or (ii) engaged in activities in violation of Sanctions, or has been convicted, pleaded nolo contendere, indicted, arraigned or detained on charges involving money laundering or predicate crimes to money laundering. A violation of this Article will be a Tenant Default (as defined in the Lease), entitling Landlord, in addition to all other remedies at law or in equity, to immediately terminate this Lease on written notice to Assignee. 6. OFAC/FCPA。受让人声明，受让人或其任何子公司、高级职员、董事、员工，以及据受让人所知的任何代理人、关联公司或代表，在租赁期内的任何时候都不会：（i） 美国政府（包括但不限于美国财政部外国资产控制办公室或美国国务院）或指定的任何制裁的目标“特别指定国民”或“被封锁人员”（统称为“制裁”），或 （ii） 从事违反制裁的活动，或因涉及洗钱或洗钱上游犯罪的指控而被定罪、认罪、起诉、传讯或拘留。违反本条规定将构成租户违约（如租约中所定义），房东有权在依法或衡平法规定的所有其他补救措施外，在书面通知受让人后立即终止本租约。
Landlord and Assignee each warrant, represent, covenant and agree that it shall comply with all applicable anti-bribery and anti-corruption laws, including the U.S. Foreign Corrupt Practices Act (“Anti-Corruption Laws”) in connection with all obligations under the Lease. No payments of money, gifts or anything of value have been or shall be offered, promised or paid, directly or indirectly, to any person or entity to corruptly influence the acts any government official or member of their family with or without corrupt intent or to obtain or receive an improper advantage. The parties shall keep appropriate records to establish compliance with this provision. 房东和受让人均保证、代表、承诺并同意，其应遵守所有适用的反贿赂和反腐败法律，包括与租赁项下的所有义务相关的美国《反海外腐败法》（“反腐败法”）。没有或不应直接或间接向任何个人或实体提供、承诺或支付金钱、礼物或任何有价物的付款，以腐败地影响任何政府官员或其家庭成员的行为，无论是否有腐败意图，或获得或接受不正当利益。双方应保留适当的记录，以确定是否符合本规定。