EXECUTION VERSION

GUARANTY

THIS GUARANTY, dated as of May 27, 2026 (as amended, restated, supplemented, or otherwise modified from time to time, this “Guaranty”), made by FRANKLIN BSP REAL ESTATE DEBT, INC., a Maryland corporation (“Guarantor”), in favor of MORGAN STANLEY MORTGAGE CAPITAL HOLDINGS LLC, a New York limited liability company, as administrative agent (in such capacity, together with its permitted successors and assigns, “Administrative Agent”) for MORGAN STANLEY BANK, N.A., a national banking association (“MSBNA”), and such other financial institutions from time to time party to the Repurchase Agreement (as defined below), as buyers (MSBNA, together with its successors and assigns, and together with such other financial institutions from time to time party to the Repurchase Agreement (as defined below) and their respective successors and assigns, collectively “Buyers” and individually, each a “Buyer”).

RECITALS

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Master Repurchase Agreement

September 1996 Version

Dated as of: 01 June 2026    

Between: Barclays Bank PLC

And: FBRED REIT HIGH YIELD SECURITIES, LLC

1.Applicability

From time to time the parties hereto may enter into transactions in which one party (“Seller”) agrees to transfer to the other (“Buyer”) securities or other assets (“Securities”) against the transfer of funds by Buyer, with a simultaneous agreement by Buyer to transfer to Seller such Securities at a date certain or on demand, against the transfer of funds by Seller. Each such transaction shall be referred to herein as a “Transaction” and, unless otherwise agreed in writing, shall be governed by this Agreement, including any supplemental terms or conditions contained in Annex I hereto and in any other annexes identified herein or therein as applicable hereunder.

2.Definitions

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EXECUTION VERSION

AMENDMENT NO. 2 TO UNCOMMITTED MASTER REPURCHASE AGREEMENT

AMENDMENT NO. 2 TO UNCOMMITTED MASTER REPURCHASE AGREEMENT,

dated as of June 11, 2026 (this “Amendment”), between FBRED REIT JWH SELLER, LLC, a Delaware limited liability company (“Seller”), and JPMORGAN CHASE BANK, NATIONAL ASSOCIATION, a national banking association (“Buyer”), and acknowledged and agreed to by FRANKLIN BSP REAL ESTATE DEBT, INC., a Maryland corporation (“Guarantor”). Capitalized terms used but not otherwise defined herein shall have the meanings given to them in the Repurchase Agreement (as defined below).

RECITALS

WHEREAS, Seller and Buyer are parties to that certain Uncommitted Master Repurchase Agreement, dated as of March 18, 2025 (as amended by that certain Amendment No. 1 to Uncommitted Master Repurchase Agreement and Amendment No. 1 to Fee and Pricing Letter, dated as of March 30, 2026, as amended hereby, and as further amended, restated, supplemented or otherwise modified and in effect from time to time, the “Repurchase Agreement”); and

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EXECUTION VERSION

MASTER REPURCHASE AND SECURITIES CONTRACT AGREEMENT

Dated as of May 27, 2026

by and among

MORGAN STANLEY MORTGAGE CAPITAL HOLDINGS LLC,

as Administrative Agent

THE FINANCIAL INSTITUTIONS PARTY HERETO,

as Buyers

and

FBRED REIT MSWH SELLER, LLC,

as Seller

USActive 63831236.4

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TABLE OF CONTENTS

Page

1.APPLICABILITY3

2.DEFINITIONS3

3.INITIATION; CONFIRMATION; TERMINATION; FEES29

4.MANDATORY PAYMENT OR DELIVERY OF ADDITIONAL ASSETS42

5.INCOME PAYMENTS AND PRINCIPAL PAYMENTS44

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FY26

Short-Term Incentive Plan (STI)

Basin Electric Power Cooperative

Table of Contents:

1.Purpose and Scope

2.Eligibility

3.Performance Period and Payout Timing

4.Performance Measures

5.Administration Guidelines

6.Governance and Approvals

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1.Purpose and Scope

The Short-Term Incentive (STI) Plan (the “Plan”) is designed to align compensation with the achievement of key Cooperative objectives by linking a portion of pay to measurable performance outcomes.

The Plan is structured to:

•Support the Cooperative’s core performance objectives of Safety, Reliability, and Affordability.

•Reinforce a pay-for-performance philosophy based on defined results.

•Establish clear accountability for performance at each leadership level.

•Provide a consistent and governed framework for incentive compensation.

This Plan is administered in accordance with performance objectives and financial measures reviewed by the Board of Directors for the applicable plan year.

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EMPLOYMENT AGREEMENT

THISEMPLOYMENTAGREEMENT ("Agreement")ismadeandenteredintoeffectiveas of the 16thday of July 2026("Effective Date"), by and between Basin Electric Power Cooperative ("Employer")and Todd Brickhouse ("Employee").

ThisAgreement replaces andsupersedes theEmployment Agreement enteredbetween the Employer and Employee dated the 22ndday of December 2025.

In consideration of the mutual covenants contained in this Agreement, Employer and Employee agree as follows:

ARTICLE1.

EMPLOYMENT,TERM,ANDROLE

1.1    Employment.Employer agrees to employ Employee, and Employee agrees to employment by Employer on theterms and conditions contained inthis Agreement.

1.2    Term.Employee's employment pursuant to this Agreement shall be effective as of the EffectiveDatethroughDecember 31,2028("Term") unlessearlierterminatedinaccordance with Article 3.

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Tenant: Ambiq Micro, Inc. Current Premises: River Place – Building 7, Suite 200 New Premises: Four Points Centre, Suite 2-200

FIFTH AMENDMENT TO LEASE

THIS FIFTH AMENDMENT TO LEASE (“Amendment”) is made and entered into as of

4/7/2026 , by and among G&I VII RIVER PLACE LP, a Delaware limited partnership (“Current Landlord”), G&I VII FOUR POINTS LP, a Delaware limited partnership (“New Landlord”), and AMBIQ MICRO, INC., a Delaware corporation (“Tenant”).

A.

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REGISTRATION RIGHTS AGREEMENT

THIS REGISTRATION RIGHTS AGREEMENT(this “Agreement”), dated as of March 26, 2026, is entered into by and among Vor Biopharma Inc., a Delaware corporation (the “Company”), and the several investors signatory hereto (individually as an “Investor” and collectively together with their respective permitted assigns, the “Investors”). Capitalized terms used herein and not otherwise defined herein shall have the respective meanings set forth in the Securities Purchase Agreement by and among the parties hereto, dated as of the date hereof (as amended, restated, supplemented or otherwise modified from time to time, the “Purchase Agreement”).

WHEREAS:

A.

Upon the terms and subject to the conditions of the Purchase Agreement, the Company has agreed to issue to the Investors, and the Investors have agreed to purchase, severally and not jointly, an aggregate of 5,338,078 shares (the “Shares”) of the Company’s common stock, par value $0.0001 per share (the “Common Stock”), pursuant to the Purchase Agreement.

B.

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SECURITIES PURCHASE AGREEMENT

This SECURITIES PURCHASE AGREEMENT(this “Agreement”) is dated as of March 26, 2026, by and among Vor Biopharma Inc., a Delaware corporation (the “Company”), and each of the purchasers listed on Exhibit Aattached to this Agreement (each, an “Investor” and together, the “Investors”).

WHEREAS, the Company and the Investors are executing and delivering this Agreement in reliance upon the exemption from securities registration afforded by Section 4(a)(2) of the Securities Act;

WHEREAS, the Company desires to sell to the Investors, and each Investor desires to purchase from the Company, severally and not jointly, upon the terms and subject to the conditions stated in this Agreement, shares of Common Stock (the “Shares”); and

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AMENDMENT #1 to EMPLOYMENT AGREEMENT

** **

This Amendment #1 to Employment Agreement (this “Amendment”) is effective as of July 20, 2026 ( the “Effective Date”), and is entered into by and between TON Strategy Company, (the “Company”), and Kevin Wilson (“Employee”) (collectively with the Company, the “Parties”; each of the Parties referred to individually as a “Party”).

WHEREAS, the Company and Employee entered into that certain Employment Agreement dated as of April 16, 2026 (the “Agreement”); and

WHEREAS, the Company and Employee wish to amend certain provisions of that Agreement.

NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties, intending to be legally bound, hereby agree as follows, effective as of the Effective Date of this Amendment.

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AMENDMENT #1 to EMPLOYMENT AGREEMENT

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This Amendment #1 to Employment Agreement (this “Amendment”) is effective as of July 20, 2026 ( the “Effective Date”), and is entered into by and between TON Strategy Company, formerly known as Verb Technology Company, Inc., (the “Company”) and Sarah Olsen (“Employee”) (collectively with the Company, the “Parties”; each of the Parties referred to individually as a “Party”).

WHEREAS, the Company and Employee entered into that certain Employment Agreement dated as of August 7, 2025 (the “Agreement”); and

WHEREAS, the Company and Employee wish to amend certain provisions of that Agreement.

NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties, intending to be legally bound, hereby agree as follows, effective as of the Effective Date of this Amendment.

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Exhibit No. 10.1

AMENDMENT NO. 1

BARNWELL INDUSTRIES INC. TO AMENDED AND RESTATED

2018 EQUITY INCENTIVE PLAN

Section 4.1 Plan Share Limits and Section 4.2 Individual Share Limits, shall be amended and restated in their entirety to read as follows:

4.1 Plan Share Limits. Subject, however, to the provisions of Section 8 of the Plan, a total of 3,080,000 shares of Stock shall be authorized for Awards granted under the Plan. The maximum number of shares of Stock (subject to adjustment under Section 8 of the Plan) which may be the subject of Incentive Stock Options is 3,080,000. Shares of Stock issued pursuant to the Plan may be either authorized but unissued shares or shares held by the Company in its treasury.

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