Browse EX-10 agreements

CM OB Hotel Owner, LLC

561-990-2222

5740 Getwell Rd, Ste 5D, Southaven MS 38672

 

 

 

April 24, 2025

To:

[INVESTOR NAME]

 

[ADDRESS1]

 

[ADDRESS2]

 

Delivered via e-mail to: [email]

 

Re:

Side Letter Agreement to Subscription Agreement and Operating Agreement of CM OB Hotel Owner, LLC

Dear [NAME],

 

We, CM OB Hotel MGR, LLC, are pleased to present to you, the undersigned, this side letter in which we both mutually agree to certain additional terms concerning your subscription for equity interests (your “Investment”) in CM OB Hotel Owner, LLC (the “Fund”). This letter serves as a side letter agreement (this “Letter”) between us, the terms of which are agreed to be in addition to, and incident to, that certain Subscription Agreement governing your Investment into the Fund dated effective on or about even date with this Letter (the “Subscription Agreement” and the “Effective Date” respectively) and the execution by the you of that certain Operating Agreement for the Fund, as may be amended from time to time (the “

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SHARE REDEMPTION AGREEMENT

THIS SHARE REDEMPTION AGREEMENT is dated as of September 30, 2025 (this “Agreement”), by and among JFB Construction Holdings, a Nevada corporation (the “Company”), and Joseph F. Basile III (“Stockholder”).

 

WHEREAS, the Stockholder presently owns 4,000,000 shares of the Company’s Class B Common Stock (the “Class B Shares”);

 

WHEREAS, the Company is entering into one or more subscription agreements with certain investors pursuant to a proposed private offering in public securities of the Company (the “PIPE Financing);

 

WHEREAS, pursuant to the Company’s Articles of Incorporation, the Company desires to redeem the Class B Shares, and the Stockholder desires to sell such Class B Shares back to the Company, upon and subject to the consummation of the PIPE Financing and in accordance with the terms set forth herein (the “Redemption”);

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SECURITIES PURCHASE AGREEMENT

THIS SECURITIES PURCHASE AGREEMENT (this “Agreement”) is entered into and made effective as of September 26, 2025, by and between JFB Construction Holdings, a Nevada corporation (the “Company”), and each purchaser identified on the signature pages hereto (each, including its successors and assigns, a “Purchaser” and collectively, the “Purchasers”).

 

WHEREAS, subject to the terms and conditions set forth in this Agreement and pursuant an effective registration statement under the Securities Act of 1933, as amended (the “Securities Act”), the Company desires to issue and sell to each Purchaser, and each Purchaser, severally and not jointly, desires to purchase from the Company, securities of the Company as more fully described in this Agreement.

 

RECITALS

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EXECUTIVE EMPLOYMENT AGREEMENT

 

THIS EXECUTIVE EMPLOYMENT AGREEMENT (this “Agreement”) is made and is effective as of January 1, 2026 (“Effective Date”), and entered into by and between JFB Construction Holdings, a Nevada corporation (the “Company”), and Bill Dyer, an individual (the “Executive”), each a “Party,” or, collectively, the “Parties.”

 

WHEREAS, the Company wishes to employ Executive on the terms set forth in this Agreement; and

 

WHEREAS, Executive wishes to become employed on the terms set forth herein;

 

NOW, THEREFORE, in consideration of the mutual promises contained herein and other good and valuable consideration, the receipt and sufficiency of which are acknowledged, the Parties agree as follows:

 

1. Employment Term.

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CONFIDENTIAL

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OFFERING SUBSCRIPTION PACKAGE

for

CM OB Hotel Owner, LLC

A Delaware Limited Liability Company

Effective Date: April 24, 2025

 

 

 

 

Confidential Private Placement Memorandum

for

CM OB Hotel Owner, LLC

Summary

Offering:

 

Up to $5,000,000 in Class A Limited Liability Company Interests1

Price Per Interest: $1,000

 

 

 

Minimum Purchase

 

Commissions2

 

 

Proceeds to the Company3

 

Class A

 

100 Units

 

 

N/A

 

 

$

100,000

 

Offering Period:

Until successfully closed, terminated, or 12 months, subject to extension by the Manager (defined below).

 

Sale Exemption:

Private placement conducted pursuant to the

Securities Act of 1933, Sec. 4(a)(2); Regulation D Safe Harbor, R. 506(c)

 

 

This private placement memorandum (this “Memorandum”) is being furnished by the Manager solely for use by prospective investors on an invite-only basis in evaluating the Company and this Offering (defined below) of Interests.

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PLACEMENT AGENCY AGREEMENT

September 26, 2025

 

PERSONAL AND CONFIDENTIAL

JFB Construction Holdings

1300 S. Dixie Highway, Suite B

Lantana, FL 33462

Attention: Joseph F. Basile III

Chief Executive Officer

 

Dear Mr. Basile:

 

Introduction. Subject to the terms and conditions herein (this “Agreement”), JFB Construction Holdings, a Nevada corporation (the “Company”), hereby agrees to sell the securities of the Company described in the immediately succeeding paragraph directly to accredited investors (each, an “Investor” and collectively, the “Investors”) through Dominari Securities LLC as placement agent (the “Placement Agent”).

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COST PLUS 5% CONSTRUCTION MANAGEMENT CONTRACT

(STANDARD FORM)

 

DATE:

 

Aprill 28, 2025

NAME OF PROJECT:

 

Courtyard by Marriot / Olive Branch

CONTRACT AMOUNT:

 

See Section 5.1

 

 

 

OWNER:

 

Onyx OB Hotel Owner LLC

OWNER’S REPRESENTATIVE:

 

Samet Patel

Telephone No.:

 

954-594-6864 / 561-887-1082

 

Email Address:

 

Sameet@onyxhospitality.com

 

 

 

OWNER’S ADDRESS:

 

 

 

 

 

PROJECT:

 

Courtyard by Marriot / Olive Branch, Ms

 

 

 

SITE:

 

Full Address: 8386 Camp Creek BVD, Olvie Branch MS 38654

 

 

 

 

 

 

CONTRACTOR:

 

JFB Construction & Development, Inc.

A Florida Corporation

 

 

(STATE) (corporation, limited liability company, sole proprietorship, general partnership, etc.)

 

 

 

 

 

CONTRACTOR’S REPRESENTATIVE:

 

Joe Basile

Telephone No.:

 

561.582.9840

Email Address

:

joe@jfbconstruction.net

CONTRACTOR’S LICENSE NO.:

 

CGC 1522607 / MS

CONTRACTOR’S ADDRESS:

 

1300 S Dixie, Lantana, FL 33462

 

 

 

ARCHITECT:

 

 

ARCHITECT :

 

 

Email address.:

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PROMISSORY NOTE

$3,985,000.00

 

Principal Amount: $3,985,000.00

Interest Rate: 8% per annum

Date: June 29, 2026

 

Maker: Sky Quarry Inc., a Delaware corporation (“SKY”), Foreland Refining Corporation, a Texas corporation (“Foreland”), 2020 Resources LLC (“2020 Resources”) (SKY, Foreland, and 2020 Resources, shall be collectively referred to herein as ("Maker"))

 

Payee: Libertas Funding LLC, a Connecticut limited liability company ("Payee" or "Libertas")

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PERSONAL GUARANTEE

 

This Personal Guarantee (this “Guarantee”) is entered into as of June 29, 2026, by Marcus Laun, an individual (“Guarantor”), in favor of Libertas Funding LLC, a limited liability company formed under the laws of the State of Connecticut (“Payee” or “Libertas”).

 

RECITALS

 

WHEREAS, Sky Quarry Inc., a Delaware corporation (“Maker”), has issued that certain Promissory Note dated June 29, 2026, in the original principal amount of $3,985,000.00, bearing interest at the rate of 8% per annum (the “Note”), in favor of Payee, issued pursuant to that certain Conversion and Exchange Agreement dated June 29, 2026, among Maker, Foreland Refining Corporation, 2020 Resources LLC and Payee (the “Exchange Agreement”), in exchange for the cancellation and extinguishment of the MCA Obligations (as defined therein) arising under the merchant cash advance agreements dated October 23, 2023, January 12, 2024, January 18, 2024, and February 23, 2024 (collectively, the “MCA Agreements”);

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CONVERSION AND EXCHANGE AGREEMENT

 

This Conversion and Exchange Agreement (this “Agreement”) is made and entered into as of June 29, 2026 (the “Effective Date”), by and among Foreland Refining Corporation, a Texas corporation (“Foreland”), 2020 Resources LLC (“2020 Resources”), Sky Quarry Inc., a Delaware corporation (“SKY,” and together with Foreland and 2020 Resources, each a “Company Party” and collectively the “Company”), and Libertas Funding LLC, a limited liability company formed under the laws of the State of Connecticut (“Libertas” or “Holder”). Each Company Party was a co-obligor under the MCA Agreements (as defined below) and shall be jointly and severally liable for the obligations of the Company hereunder.

 

RECITALS

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Exhibit 10.4

AMENDMENT NO. 7 TO  EMPLOYMENTAGREEMENT

THIS AMENDMENT NO. 7 dated as of June 26, 2026 (this "AMENDMENT NO. 7"), to the Employment Agreement, dated as of May 18, 2012 and subsequently amended (as amended, the "EMPLOYMENT AGREEMENT"), by and between Motorcar Parts of America, Inc. ("COMPANY") and Selwyn Joffe, an individual ("EXECUTIVE"). Capitalized terms used but not defined herein shall have the meanings ascribed to them in the EMPLOYMENT AGREEMENT.

RECITALS

WHEREAS, the parties wish to amend the EMPLOYMENT AGREEMENT to extend the TERM;

NOW, THEREFORE, in consideration of the promises contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:

Paragraph 2 of the EMPLOYMENT AGREEMENT is hereby deleted in its entirety and replaced with the following:

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FORM OF LOCK-UP AGREEMENT

 

June 23, 2026

 

Craig-Hallum Capital Group LLC

222 South Ninth Street, Suite 350

Minneapolis, Minnesota 55402

 

Re:

Creative Realities, Inc. — Public Offering

 

Ladies and Gentlemen:

 

The undersigned understands that you, as underwriter (the “Underwriter”), propose to enter into an underwriting agreement (the “Underwriting Agreement”) with Creative Realities, Inc., a Minnesota corporation (the “Company”), related to the public offering (the “Offering”) by the Company, of common stock, par value $0.01 per share (the “Common Stock”), of the Company (the “Securities”).

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