EX-10.1






FIRST AMENDMENT TO LOCK UP AND PLAN SUPPORT AGREEMENT




This First Amendment to Lock Up and Plan Support Agreement (this “Amendment”),
dated as of April 16, 2010, is made by and among:




	(a)	 	The undersigned First Lien Lenders (the “First Lien Lenders”) under that certain
Amended and Restated Credit Agreement, dated as of July 6, 2007, among FX Luxury Las Vegas I,
LLC (the “Debtor”), a Nevada limited-liability company (fka Metroflag BP, LLC) and FX
Luxury Las Vegas II, LLC (“FX II”), a Nevada limited-liability company (fka Metroflag
Cable, LLC and subsequently merged into the Debtor), FX Luxury Las Vegas Parent, LLC (“Las
Vegas Parent”), a Delaware limited-liability company (fka BP Parent, LLC and subsequently
merged into the Debtor), the First Lien Lenders from time to time party thereto and Credit
Suisse, Cayman Islands Branch, as administrative agent and collateral agent for the First Lien
Lenders and Credit Suisse Securities (USA) LLC, as syndication agent, sole book running
manager and sole lead arranger (as further amended, modified or supplemented from time to
time, the “First Lien Credit Agreement”);






	(b)	 	Landesbank Baden-Württemberg, New York Branch (as successor-in-interest to Credit Suisse,
Cayman Islands Branch, the “First Lien Agent”; and together with the First Lien
Lenders, the “Senior Group”);






	(c)	 	The Debtor; and






	(d)	 	LIRA Property Owner, LLC (the “New Borrower”), a Delaware limited liability company,
and LIRA LLC (“New Parent”; and together with New Borrower, the “New
Entities”), a Delaware limited liability company;






	 	 	(each member of the Senior Group, the Debtor and each New Entity, individually a





“Party”, and collectively, the “Parties”).



RECITALS




Whereas, on October 27, 2009, the Parties (including FX II and Las Vegas Parent as
predecessors of the Debtor prior to the Merger), entered into that certain Lock Up and Plan Support
Agreement (as amended, supplemented or otherwise modified, the “Lock Up Agreement”;
capitalized terms used herein and not otherwise defined shall have the meanings given to such terms
in the Lock Up Agreement), pursuant to which each Party agreed to take and forego from taking
certain actions in connection with the Debtor’s filing of the Prepackaged Case under the Bankruptcy
Code;



Whereas, consistent with the terms of the Lock Up Agreement, on November 16, 2009 (i)
the Equity Sponsors executed and delivered to New Borrower and New Parent the Equity Sponsor
Commitment, and (ii) Debtor, New Borrower, New Parent, First Lien Agent and the First Lien Lenders
executed and delivered the Plan Funding Agreement, both of which documents are hereby deemed
consistent with the terms of Exhibit B-2 of the Lock Up Agreement and satisfactory to First Lien
Agent;



Whereas, on November 16, 2009, pursuant to the terms of the Equity Sponsor
Commitment, the Equity Sponsors funded the Deposit to New Parent, which Deposit was contributed by
New Parent to New Borrower, and immediately thereafter, pursuant to the terms of the Plan Funding
Agreement, said Deposit was deposited by New Borrower with First American Title Insurance
Corporation (“FATCO”) under the terms of that certain Escrow Agreement, dated November 16,
2009 by and among Debtor, New Borrower, First Lien Agent and FATCO (the “Escrow
Agreement”);



Whereas, following the execution of the Lock Up Agreement, the Parties entered into
discussions with certain of the Second Lien Holders to explore the possibility of a consensual,
three-party alternative to the Prepackaged Case and, in connection therewith, the Senior Group,
certain of the Second Lien Holders, NexBank, SSB, as administrative agent and collateral agent
under the Second Lien Loan, the Debtor and the New Parent entered into that certain Lock Up and
Plan Support Agreement (as amended, supplemented or otherwise modified, the “Tri-Party Lock Up
Agreement”), dated as of December 18, 2009;



Whereas, contemporaneously with the execution of the Tri-Party Lock Up Agreement, the
Parties executed that certain Standstill Agreement (the “Standstill Agreement”), dated as
of December 18, 2009, pursuant to which the Parties agreed inter alia (i) to defer and stay certain
activity required to be undertaken under the Lock Up Agreement and the documents executed and
delivered in connection therewith, including without limitation the Equity Sponsor Commitment and
the Plan Funding Agreement, to allow for the negotiation and documentation of the transactions
contemplated by the Tri-Party Lock Up Agreement and (ii) to preserve the Lock Up Agreement and, in
the event of the termination of the Tri-Party Lock Up Agreement, to proceed with the transactions
contemplated thereby (with certain modifications and amendments), in each case, on the terms and
conditions set forth in the Standstill Agreement;



Whereas, pursuant to the terms of the Standstill Agreement, Debtor, New Parent, First
Lien Agent and FATCO replaced the Escrow Agreement with that certain Amended and Restated Escrow
Agreement (the “Amended and Restated Escrow Agreement”), dated as of December 18, 2009,
pursuant to which, inter alia, the previously funded Deposit together with the two letters of
credit in the aggregate amount of $4,300,000 (the “Letters of Credit”) were deposited with
FATCO to evidence the ability of New Parent to fund its obligations in the event that the
transaction contemplated by the Tri-Party Lock Up Agreement was consummated;



Whereas, the parties to the Tri-Party Lock Up Agreement were unable to reach
agreement on the documentation and transactions contemplated thereunder and on February 12, 2010,
the Tri-Party Lock Up Agreement automatically terminated pursuant to the terms thereof;



Whereas, on or about March 17, 2010, consistent with the terms of the Amended and
Restated Escrow Agreement, New Parent requested from FATCO the return of the Letters of Credit and
on or about March 19, 2010, FATCO returned such Letters of Credit to New Parent;



Whereas, consistent with the terms of the Standstill Agreement, Debtor, New Borrower,
First Lien Agent and FATCO are replacing the Amended and Restated Escrow Agreement with that
certain Second Amended and Restated Escrow Agreement, pursuant to which the previously funded
Deposit (which at all times since its initial funding on November 16, 2009 was held by FATCO) shall
continue to be held by FATCO as the Deposit required to be funded by New Borrower under the
reinstated Lock Up Agreement;



Whereas, consistent with Section 7.1(b)(vii) of the Lock Up Agreement, First Lien
Agent and Debtor have previously agreed to the form of the Final Cash Collateral Order on or prior
to November 11, 2009, which form has been modified to the satisfaction of both First Lien Agent and
Debtor prior to the execution hereof as required by the Standstill Agreement;



Whereas, pursuant to the requirements of the Standstill Agreement, the Parties have
agreed to make certain amendments to the Lock Up Agreement and in furtherance thereof wish to amend
the Lock Up Agreement as set forth in this Amendment; and



Whereas, the Parties now intend for the Debtor to commence the Prepackaged Case on or
about April 20, 2010 (which hereinafter replaces the previously agreed to Petition Date of November
16, 2009).



Now, Therefore, in consideration of the foregoing and the promises, mutual covenants
and agreements set forth herein and for other good and valuable consideration, the Parties agree as
follows:



Section 1. Amendments to the Lock Up Agreement.



1.1. Amendments to Recitals to the Lock Up Agreement. The eighth “Whereas” Recital
to the Lock Up Agreement is hereby amended and restated in its entirety to read as follows:



“Whereas, on November 5, 2009, FX II and Las Vegas Parent
were merged into the Debtor, with the Debtor being the sole
surviving entity (such transaction, the “Merger”);”.



1.2. Amendment to Definitions in Section 1 of the Lock Up Agreement. The definition of
“Outside Date” in Section 1 of the Lock Up Agreement is hereby amended by deleting the phrase “May
18, 2010” and replacing it with the following phrase: “August 10, 2010”.



1.3. Amendment to Section 3 of the Lock Up Agreement. Section 3.3 of the Lock Up Agreement is
hereby amended and restated in its entirety to read as follows:



“3.3. Merger. The First Lien Lenders confirm that they have received
documentation effectuating the Merger and that such documents and
the Merger are acceptable. Notwithstanding Section 6.7 of the First
Lien Credit Agreement, the First Lien Lender consent to and approve
the Merger on the basis of such documentation.”.



1.4. Amendments to Section 7 of the Lock Up Agreement.



(a) Section 7.1(b)(i) of the Lock Up Agreement is hereby amended by deleting the phrase “the
Petition Date has not occurred by November 16, 2009” and replacing it with the following phrase:
“the Petition Date has not occurred by April 20, 2010”.



(b) Section 7.1(b)(iii) of the Lock Up Agreement is hereby deleted in its entirety and
replaced by the following phrase: “(iii) the Plan Funding Agreement, dated as of November 16, 2009
has not been amended in accordance with the provisions of the Standstill Agreement by April 16,
2010;”.



(c) Section 7.1(b)(iv) of the Lock Up Agreement is hereby deleted in its entirety and replaced
by the following phrase: “(iv) the Equity Sponsor Commitment, dated as of November 16, 2009 has
not been amended in accordance with the provisions of the Standstill Agreement by an agreement in
substantially the form as Exhibit F hereto by April 19, 2010;”.



(d) Section 7.1(b)(vii) of the Lock Up Agreement is hereby deleted in its entirety and
replaced by the following phrase: “(vii) the First Lien Agent and the Debtor have not agreed to the
modifications necessary to reflect the passage of time to the previously agreed to final form of
the Final Cash Collateral Order by April 16, 2010;”.



1.5. Amendments to Exhibit B-3 of the Lock Up Agreement. Exhibit B-3 of the Lock Up Agreement
is hereby amended and restated in its entirety to read as set forth on Attachment 1 to this
Amendment.



1.6. Amendments to Exhibit C of the Lock Up Agreement. Exhibit C of the Lock Up Agreement is
hereby amended and restated in its entirety to read as set forth on Attachment 2 to this
Amendment.



1.7. Amendments to Exhibit D of the Lock Up Agreement. Exhibit D of the Lock Up Agreement is
hereby amended and restated in its entirety to read as set forth on Attachment 3 to this
Amendment.



1.8. Amendments to Exhibit E of the Lock Up Agreement. Exhibit E of the Lock Up Agreement is
hereby amended and restated in its entirety to read as set forth on Attachment 4 to this
Amendment.



1.9. Amendments to Exhibit F of the Lock Up Agreement. The Lock Up Agreement is hereby
amended by inserting Attachment 5 to this Amendment as a new Exhibit F to the Lock Up
Agreement.



Section 2. Effect of Amendment on the Lock Up Agreement. On and after the Effective
Date (as defined below) of this Amendment, (i) each reference in the Lock Up Agreement to “this
Agreement”, “hereunder”, “hereof” or words of like import referring to the Lock Up Agreement shall
mean and be a reference to the Lock Up Agreement as amended by the Amendment and (ii) each
reference in any Transaction Document to the Lock Up Agreement or “thereunder”, “thereof” or words
of like import referring to the Lock Up Agreement shall mean and be a reference to the Lock up
Agreement as amended by this Amendment. The Lock Up Agreement, as amended by this Amendment, is
and shall continue to be in full force and effect and is hereby in all respects ratified and
confirmed. Except as expressly set forth in this Amendment, no other amendment, modification,
consent or waiver of the Lock Up Agreement should be construed or implied.



Section 3. Effectiveness. This Amendment shall become effective as of the date hereof
(the “Effective Date”) when and if each Party hereto shall have executed and delivered to
the First Lien Agent a counterpart of this Amendment. This Amendment is subject to and made in
accordance with the provisions of Section 8.8 of the Lock Up Agreement.



Section 4. Miscellaneous Terms.



4.1. Headings. The headings of all sections of this Amendment are inserted solely for the
convenience of reference and shall not affect the interpretation hereof.



4.2. Governing Law. This Amendment shall be governed by, and construed in accordance with,
the laws of the State of New York, without regard to such state’s choice of law provisions which
would require the application of the law of any other jurisdiction. By its execution and delivery
of this Amendment, each of the Parties irrevocably and unconditionally agrees for itself that any
legal action, suit or proceeding against it with respect to any matter arising under or arising out
of or in connection with this Amendment or for recognition or enforcement of any judgment rendered
in any such action, suit or proceeding, may be brought in the United States District Court for the
Southern District of New York, and by execution and delivery of this Amendment, each of the Parties
irrevocably accepts and submits itself to the exclusive jurisdiction of such court, generally and
unconditionally, with respect to any such action, suit or proceeding. Notwithstanding the
foregoing consent to New York jurisdiction, if the Prepackaged Case is commenced, each Party agrees
that the Bankruptcy Court shall have exclusive jurisdiction of all matters arising out of or in
connection with this Amendment unless and until the Prepackaged Case has been dismissed or the
automatic stay has been lifted, in which case all disputes will be adjudicated in the Southern
District of New York.



4.3. Waiver of Jury Trial. Each of the Parties hereby waives trial by jury in any action,
proceeding or counterclaim (whether based on contract, tort or otherwise) arising out of or
relating to this Amendment or the actions of the Parties in the negotiation, administration,
performance or enforcement thereof.



4.4. Counterparts. This Amendment may be executed (by facsimile or otherwise) in any number
of counterparts, each of which, when executed and delivered, shall be deemed an original, and all
of which together shall constitute the same agreement.



4.5. Integration. This Amendment and any agreement referred to herein integrate all the terms
and conditions mentioned herein or incidental hereto and supersede all oral negotiations and prior
writings with respect to the subject matter hereof. The terms hereof may not be contradicted by
any evidence of prior, contemporaneous or subsequent oral agreements of the parties. There are no
unwritten oral agreements among the Parties concerning the subject matter hereof.



[SIGNATURES ON THE NEXT PAGE]




IN WITNESS WHEREOF, the parties have executed this Amendment on the day and year first
above written.



	 
	FX LUXURY LAS VEGAS I, LLC

(f/k/a Metroflag BP, LLC),

a Nevada limited liability company

By: FX Luxury, LLC (f/k/a FX Luxury Realty, LLC), a Delaware limited liability

company, its sole member

By: FXL, Inc., a Delaware corporation, its managing member

By:

	Name: Mitchell J. Nelson

	 

	Title: President

	 







1




	 
	LIRA Property Owner, LLC

By:

	Name: Paul C. Kanavos

	 

	Title: Authorized Signatory

	 

	LIRA LLC

By:

	Name: Paul C. Kanavos

	 

	Title: Authorized Signatory

	 







2




[Lender and Agent pages to come]Attachment 1

Amended and Restated Exhibit B-3 to Lock Up Agreement




Exhibit B-3




Auction and Bidding Procedures Motion




Auction and Bidding Procedures Motion Term Sheet




The Auction and Bidding Procedures Motion to be filed with the Bankruptcy Court in connection with
the Auction shall provide, among other things, for the following:



	 	 	 
	Sale Price
	 	No less than the Minimum Bid Threshold

	Bidding Deadline
	 	Sixty-five (65) days after entry of the Bankruptcy Court’s order approving

the auction and the bidding procedures.

	Qualified Bid – Certain
	 	A bid will be deemed a Qualified Bid if:

	Terms and Conditions of

the Sale
	 	(a) it is submitted by the Bidding Deadline

(b) it is a cash only/cash with a firm financing commitment, with a 10%

escrow and balance to be paid at closing

(c) it is in an amount not less than the Minimum Bid Threshold

(d) it provides that the buyer will pay all transfer taxes and title

insurance incurred in connection with the sale

(e) it provides for a purchase as-is, where-is with no substantial

representations or warranties from the seller

(f) it is accompanied by:

	 	 	• a purchase and sale agreement executed by the bidder

• evidence of a deposit in escrow, by the bidding deadline, of an

amount equal to 10% of purchase price

• proof of the bidder’s ability to close escrow within 30 days after

entry of the Bankruptcy Court’s order approving the sale

	Non Disclosure and

Confidentiality

Agreement
	 	To be drafted on usual and customary terms and conditions and to be executed

by prospective bidders in order to receive access to the due diligence room




	Mutual Due Diligence

Data Room
	 	Parties will establish a mutual due diligence room and will cooperate to

gather non-privileged documents within their possession and control, for the

purpose of the Plan and the Auction, including:

	 	 	• Lease rent roll and tenant litigation

• Existing title policies with updated title reports and exceptions

• Unexpired leases and executory contracts

• Parking agreements and other existing approvals — with explanatory

memoranda

• Most recent environmental reports for the Properties

• Unaudited financials for the Properties for the years 2008 and 2009

• Receiver’s report and cash flow projections

• REA and amendments – with explanatory memoranda

• Marriot settlement agreement regarding future development

• Other usual and customary “due diligence” materials

	Auction Date
	 	An auction pursuant to section 363 of the Bankruptcy Code will take place if

more than one Qualified Bid acceptable to the Debtor and the First Lien

Agent is submitted.

	Sale Date
	 	If only one Qualified Bid acceptable to the Debtor and the First Lien Agent

is submitted, a sale pursuant to section 363 of the Bankruptcy Code will

take place not later than thirty (30) days after entry of the Bankruptcy

Court’s order approving the sale.

	Proceeds of Sale
	 	Order confirming sale shall provide for immediate payment and application of

proceeds to satisfy the claims of the Senior Group. Any amounts in excess

of the amount required to satisfy the claims of the Senior Group shall be

distributed or applied in accordance with the Bankruptcy Code.

	Plan in lieu of the Sale
	 	If no acceptable Qualified Bids are timely received, Debtor shall proceed to

confirmation of the Plan







Attachment 2

Amended and Restated Exhibit C to the Lock Up Agreement




Exhibit C

New Secured Loan Term Sheet






3






PRIVILEGED & CONFIDENTIAL


SUBJECT TO FEDERAL RULE OF EVIDENCE 408


& ANY SIMILAR APPLICABLE STATE OR FEDERAL RULE OR LAW



MAY NOT BE USED IN ANY JUDICIAL, ARBITRATION, MEDIATION OR ADMINISTRATIVE FORUM FOR ANY PURPOSE
WHATSOEVER



TERM SHEET FOR NEW FIRST LIEN LOAN




April 16, 2010



Summary of terms of new loan to be made by Landesbank Baden-Württemberg, New York Branch, as
administrative agent and collateral agent (in such capacity, “Agent”) on behalf of certain lenders
(“Lenders”) to a newly formed single purpose entity (“New Borrower”).



For reference purposes only, the existing first lien mortgage loan (the “Existing Loan”) was made
pursuant to that certain Amended and Restated Credit Agreement (“First Lien Credit Agreement”),
dated as of July 6, 2007 among FX Luxury Las Vegas Parent, LLC (f/k/a BP Parent, LLC), FX Luxury
Las Vegas I, LLC (f/k/a Metroflag BP, LLC) and FX Luxury Las Vegas II, LLC (f/k/a Metroflag Cable,
LLC) (collectively, “Existing Borrower”), Lenders party thereto (“Lenders”) and Agent, as successor
in interest to Credit Suisse, Cayman Islands Branch, as Administrative Agent and Collateral Agent
(in such capacity, “Agent”). Capitalized terms used herein without being defined herein shall have
the meaning set forth in the First Lien Credit Agreement.



New Borrower, Agent and Lenders hereby agree to consummate a new first lien mortgage loan (the “New
Loan”) containing the following terms:




	1.	 	Intentionally Omitted.






	2.	 	Effective Date of New Loan. The New Loan would be made effective upon the transfer
of the property to New Borrower in accordance with the provisions of the Plan (the “Effective
Date”).






	3.	 	Principal Amount of Loan. The amount of the New Loan as of the Effective Date shall
be the sum of (i) $244,000,000.00, plus (ii) all accrued interest incurred (and unpaid) prior
to the filing of the bankruptcy of Existing Borrower, plus (iii) all accrued and unpaid fees
of Agent incurred prior to the bankruptcy of the Existing Borrower, plus (iv) all accrued and
unpaid interest incurred (and unpaid) during the bankruptcy of the Existing Borrower, plus (v)
all accrued and unpaid fees of Agent incurred during the bankruptcy of the Existing Borrower,
plus (vi) any other amounts to be included as principal of the New Loan as set forth in the
Lockup Agreement, each of the foregoing as more specifically described and calculated as set
forth in the Lock-Up Agreement.






	4.	 	Repayment of Existing Loan. The Existing Loan shall be repaid on the Effective Date
from (a) the proceeds of the New Loan, plus (b) a payment by or on behalf of New Borrower of
$15,000,000.00.






	5.	 	Initial Maturity Date of the New Loan. Six (6) years from the Effective Date (such
term, the “Initial Term” and such date, the “Initial Maturity Date”).






	6.	 	Extension Option. There shall be one (1) one-year (the “Extension Term”) extension
option (the “Extension Option”) subject to the following conditions to be satisfied upon the
exercise of the Extension Option: (i) New Borrower has provided to Agent not less than ninety
(90) days prior written notice of its intention to exercise the Extension Option; (ii) on the
date such notice is received by Agent and on the commencement date of the Extension Term, no
Event of Default shall exist and be continuing; (iii) on or before the commencement date of
the Extension Term, New Borrower shall have paid to Agent the Exit Fee in full; (iv) on or
before the commencement date of the Extension Term, New Borrower shall have paid to Agent an
extension fee equal to thirty-five (35) basis points on the then outstanding principal balance
of the New Loan; (v) the DSCR shall be no less than 1.2:1.0 (based on a forward looking
12-month basis on the then applicable interest rate for the Extension Term, which will assume
a new Liquidity Spread and Margin method as set forth below); (vi) the Liquidity Spread shall
be adjusted as per below to the First Lien Lenders’ cost of funds as of the commencement of
the Extension Term; and (vii) the Margin shall be increased to the greater of (a) 170 basis
points and (b) the current market margin, such margin to be paid currently and not accrued).






	7.	 	Interest Rate: Floating rate on one (1) or three (3) month cost of funds ($-LIBOR
plus Liquidity Spread (as defined below)) plus Margin. Borrower has the option to choose a
one (1) or three (3) month period at the end of each interest period, but there may be no more
than two (2) LIBOR tranches at any one time. The monthly payment during the Initial Term
shall be equal to LIBOR plus Liquidity Spread.






	8.	 	Interest Rate Hedge Requirement. No interest rate hedging agreement or other
arrangement shall be required.






	9.	 	Liquidity Spread: The Liquidity Spread shall mean Lenders’ costs for providing
liquidity throughout the term of the New Loan; the highest cost among Lenders’ rates shall
apply. The final spread will be settled two (2) Business Days prior to closing and will then
be fixed and payable throughout Initial Term. For the Extension Term a new Liquidity Spread
will be settled two (2) days prior to the commencement of the Extension Term and will then be
fixed and payable throughout the Extension Term. If the then applicable Liquidity Spread is
greater than the immediately preceding Liquidity Spread, the greater Liquidity Spread shall
apply. As of March 29, 2010, the Liquidity Spread is equal to 150 bps per annum for a 6-year
term.






	10.	 	Margin. During the Initial Term, the Interest Rate Margin on the New Loan shall be
150 bps per annum, but shall accrue and be paid as an Exit Fee (see below).






	11.	 	Prepayment. Prepayment in amounts of at least $1,000,000.00 shall be possible
subject to (a) 10 business days prior notice, (b) payment of any breakage costs (including,
without limitation, with respect to LIBOR breakage and Liquidity Spread breakage), which costs
shall be calculated by Lenders and binding on New Borrower and (c) payment of the Currency
Breakage Prepayment Premium with respect to the portion of the New Loan being prepaid to MHB;
provided, however, the Currency Breakage Prepayment Premium shall not be
payable in connection with partial prepayments of the New Loan made pursuant to the waterfall
set forth in paragraph 21. The parties will reasonably cooperate to minimize any
breakage fees in connection with any prepayment as a result of any payments made under the
waterfall set forth in paragraph 21, including application at the end of an applicable
LIBOR period. For purposes hereof, “Currency Breakage Prepayment Premium” shall mean: (i) 250
bps in year 1 of the Initial Term, (ii) 200 bps in year 2 of the Initial Term; (iii) 150 bps
in year 3 of the Initial Term; (iv) 100 bps in year 4 of the Initial Term; (v) 50 bps in year
5 of the Initial Term; and (vi) 0 bps in year 6 of the Initial Term.






	12.	 	Amortization. Interest only to be paid during the Initial Term and the Extension
Term, to be paid from the Net Operating Income and/or the Interest Reserve Account, if
necessary. Any amortization payments shall be made pursuant to the waterfall set forth in
paragraph 21 below.






	13.	 	Exit Fee & Case Margin. Upon the earlier of the Initial Maturity Date or repayment
of the New Loan, New Borrower shall pay to Lenders a fee equal to 150 basis points per annum
calculated on a per diem basis (the “Exit Fee”) less any amounts paid to Lenders pursuant to
the waterfall set forth in paragraph 21, subparagraph “eleventh”, below. Upon the
earlier of the Initial Maturity Date or repayment of the New Loan, New Borrower shall pay to
Lenders any unpaid “Case Margin”, as set forth in the Lock-Up Agreement (the “Case Margin”)
less any amounts paid to Lenders pursuant to the waterfall set forth in paragraph 21,
subparagraph “ninth” below.






	14.	 	Limited Non-Recourse Carve-Out Guaranty. Limited Non-Recourse Carve-Out Guaranty
from Guarantor (defined below), in the amount of $60,000,000.00, which provides that the Loan
shall immediately become full recourse to Guarantor in the event of the following: (a) a
voluntary (or colluded) bankruptcy of New Borrower, (b) misappropriation of funds, but only to
the extent of actual loss, and (c) if upon a Monetary Event of Default (after all notice and
cure periods), New Borrower attempts to hinder, delay or cancel a trustee’s sale through legal
proceedings. Such Guaranty shall burn down pro rata each year of the Initial Term to a floor
of $20,000,000.00 (i.e., 1/6 of $40M per each year of the Initial Term).






	15.	 	Interest Reserve. Borrower will deposit into the Interest Reserve Account on or
before the Effective Date, $2,000,000.00.






	16.	 	Interest Reserve Replenishment. Interest Reserve to be replenished pursuant to the
waterfall set forth in paragraph 21 below, up to an amount equal to six (6) months of
interest payments (LIBOR plus Liquidity Spread, but not including the Margin).






	17.	 	Interest Payment Guaranty. Interest Payment Guaranty from Guarantor (defined below),
guaranteeing three (3) months of interest payments (LIBOR plus Liquidity Spread).






	18.	 	Guarantor. Guarantor to be a credit-worthy person(s) and/or entity(ies) acceptable
to the First Lien Lenders. Guarantors shall initially be Robert F.X. Sillerman, Paul C.
Kanavos and Brett Torino and initially or later, possibly The Huff Alternative Fund, L.P. and
The Huff Alternative Parallel Fund, L.P., or others, subject to Agent’s review and approval of
financial statements to be provided by or on behalf of the proposed Guarantors.






	19.	 	Capital Expenditures. In the event New Borrower desires to undertake any capital
expenditures and/or any tenant improvements, New Borrower shall first provide to Agent a
capital expenditure/tenant improvement budget, which shall be subject to the reasonable
approval of Agent. In the event that there is not sufficient cash flow to pay for such
approved capital expenditures and/or tenant improvements (after taking into account any
amounts on reserve in the Capital Expenditure/Tenant Improvement Reserve), and New Borrower
desires to undertake such approved capital expenditures/tenant improvements, such shortfall
shall be at the sole cost and expense of New Borrower, subject to reimbursement of such
shortfall amounts expended pursuant to “sixth” and “seventh” of paragraph 21 below.






	20.	 	Capital Expenditure/Tenant Improvement Reserve. Borrower shall deposit into the
Capital Expenditure/Tenant Improvement Reserve on or before the Effective Date, $2,000,000.00
less an Overhead Allowance. “Overhead Allowance” shall mean the amount New Borrower advances
with respect to salaries and general overhead from the Petition Date until the Effective Date
for New Borrower, or Existing Borrower’s parent or ultimate parent (but not Existing
Borrower), but in no event more than $650,000.00.






	21.	 	Cash Management. All revenue from Property shall be deposited into a lockbox account
established by New Borrower and pledged to Agent on behalf of Lenders. All funds on deposit
shall be disbursed as follows: first, to fund operating expenses (pursuant to an operating
budget reasonably approved by Agent); second, to fund a tax reserve account; third, to fund an
insurance reserve account; fourth, to fund current interest due and payable; fifth, to
replenish the interest reserve account (up to an amount equal to 6-months of interest); sixth,
to replenish the capital expenditure/tenant improvement reserve account (up to $2M); seventh,
provided no Monetary Event of Default or Triggering Event of Default (to be defined and agreed
to by New Borrower and Lenders) has occurred and is continuing, to New Borrower to the extent
New Borrower has incurred any costs, pursuant to an approved budget, in respect of any new
lease agreement or capital improvement; eighth, to Agent, to the extent that any costs,
expenses and/or accrued (but unpaid) interest becomes part of the New Loan as set forth in the
Lock-Up Agreement (see paragraph 3), which amounts shall applied to prepay the New
Loan; provided, however, in the event that any such prepayment shall result in
breakage costs, at New Borrower’s option, such amounts that would otherwise cause such
breakage costs shall be deposited in a segregated, interest bearing account pledged to Agent
on behalf of Lenders as additional collateral for the New Loan; ninth, to Agent, to be applied
to the payment of the Case Margin; tenth, provided no Monetary Event of Default or Triggering
Event of Default has occurred and is continuing, to New Borrower in an amount equal to (x)
taxable income attributed to the Property ownership times (y) the maximum Federal, State and
City tax rate applicable to a taxable individual beneficial owner of New Borrower (a
“pass-through” entity) resident in New York City (as verified by an independent accountant
acceptable to Agent and Lenders); and eleventh, to be disbursed in equal parts as follows: (a)
to Lenders, with any such amounts disbursed to Lenders to be applied to the payment of the
Exit Fee; it being understood that upon payment of the Exit Fee in full (whether by crediting
amounts disbursed in accordance with the above waterfall or otherwise), all excess amounts
being distributed to Lenders in accordance with the above waterfall shall thereafter be
applied to prepay the New Loan; provided, however, in the event that any such
prepayment shall result in breakage costs, at New Borrower’s option, such amounts that would
otherwise cause such breakage costs shall be deposited into a segregated, interest bearing
account pledged to Agent on behalf of Lenders as additional collateral for the New Loan, and
(b) provided no Monetary Event of Default or Triggering Event of Default has occurred and is
continuing, to New Borrower. Any interest earned in the account(s) described in the preceding
clauses “eighth” and “eleventh” (the “Prepayment Accounts”) shall be credited to each
respective account. Agent shall have the right to apply the funds on account in any
Prepayment Account if such application shall not result in any breakage costs or upon the
occurrence of an Event of Default or Triggering Event of Default. For the avoidance of doubt,
any amounts deposited into any Prepayment Account shall not be deemed to be a prepayment or
repayment or reduction of the outstanding principal amount of the New Loan and such amounts
shall continue to bear interest until such amounts are actually applied to reduce the
outstanding principal amount of the New Loan.






	22.	 	Property Manager. New Borrower shall be permitted to select the property manager and
leasing agent, if any, and any replacement property manager or leasing agent subject to the
reasonable approval of Agent. Any property management agreement or leasing commission
agreement shall be subject to the prior approval of Agent and shall, in the event that the
property manager is an affiliate of New Borrower, contain the terms and conditions set forth
on Exhibit A attached hereto and made a part hereof. It is contemplated that these
will be affiliates of New Borrower.






	23.	 	Operating Budget. New Borrower shall provide to Agent on or before the Effective
Date and each January 1st following the Effective Date a proposed annual operating budget
which shall be subject to the reasonable approval of Agent (the “Operating Budget”). The
Operating Budget shall contain, but not be limited to, real property Taxes, insurance
premiums, and any other reasonable cost or expense related to the Property as approved by
Agent (the “Approved Expenses”). In the event that there is not sufficient cash flow to pay
the Approved Expenses, such shortfall shall be at the sole cost and expense of New Borrower.
Note, the Cushman & Wakefield report of February 2009 (attached to the Receiver motion) states
that the Property with a Total Rental Area of 194,171 sft could be managed at a cost of
approx. $30.00 USD psf per annum. Notwithstanding the forgoing, the initial Operating Budget
shall be based on the budget relating to the property operations during bankruptcy.






	24.	 	Leasing. Borrower shall be permitted to enter into Qualified Leases without Agent’s
consent. A “Qualified Lease” means a lease or amendment, renewal or extension thereof that
(a) provides for rental rates and term, which, in New Borrower’s reasonable judgment
(supported by applicable evidence in Agent’s reasonable discretion), are comparable to
existing local market rates and terms, (b) is an arms-length transaction, (c) is for a term of
not more than six (6) years, but not exceeding the Initial Maturity Date of the New Loan;
provided, however, the term of such lease may be more than six (6) years or exceed the Initial
Maturity Date if such lease is cancelable after the earlier of six (6) years or the Initial
Maturity Date by the landlord thereunder (or successor thereto) on not less than ninety (90)
days notice, (d) provides that such lease is subordinate to the First Lien Mortgage and that
the tenant under such lease shall attorn to Agent and (e) is on New Borrower’s standard form
lease (which shall be previously approved by Agent). Any lease which is not a Qualified Lease
shall be permitted only with Agent’s prior written consent, which consent shall not be
unreasonably withheld, conditioned or delayed. In the event that Agent fails to notify
Borrower within ten (10) Business Days after receipt of Borrower’s written request for
consent, such consent shall be deemed to be given. While New Borrower would expect that
short-term leases where extensive tenant installation work is not required will generally not
require a non-disturbance agreement (and New Borrower shall not offer one in those
circumstances), if and to the extent that New Borrower believes it is appropriate to seek a
non-disturbance agreement, whether due to the lease term, credit of the tenant or expense of
required tenant installation, Agent will not unreasonably withhold, condition or delay its
consent thereto. Upon the second anniversary of the Effective Date, New Borrower and Agent
shall cooperate in all reasonable respects to reevaluate the terms and provisions of the
definition of “Qualified Lease”.






	25.	 	Loan Documents. Loan Documents to reflect a “retail loan” (not a “development loan”)
and are to include covenants and conditions for such a loan to be negotiated by the parties.






	26.	 	Title Insurance. New Borrower shall, at its sole cost and expense, deliver to Agent
a new title insurance policy for the amount of the New Loan.






	27.	 	Opinions. New Borrower shall, at its sole cost and expense, deliver to Agent legal
opinions, as reasonably requested by Agent with respect to New York Law and Nevada Law, and
the law of the jurisdiction of New Borrower, the member(s) of New Borrower and Guarantor
(collectively, the “New Borrower Parties”), with respect to the due authorization, execution,
delivery, enforceability and any other matters reasonably requested by Agent with respect to
any and all documents executed and delivered by any New Borrower Party and any Affiliate of
any New Borrower Party, such opinions to be in form and substance satisfactory to Agent.






	28.	 	Costs & Expenses: New Borrower shall pay for all costs and expenses of Agent,
Lenders and their respective counsel in connection with the consummation of the New Loan.






	29.	 	Transfer Taxes. Any transfer tax incurred in connection with the New Loan and/or the
transfer of the ownership of the property from Existing Borrower to New Borrower shall be at
New Borrower’s sole cost and expense.





The foregoing terms are a statement of the parties’ general intent only and do not set forth all of
the terms and conditions which are required for the transaction or required in the Loan Documents
which the parties are to negotiate and agree upon in their sole discretion. Nothing contained in
this term sheet, nor the execution or delivery of this letter by any person or entity, shall be
deemed an offer, an acceptance or binding upon any person or entity. Except as set forth in the
below, none of the parties hereto will have any legal obligation to any other party hereunder
unless and until definitive documentation shall have been executed and delivered by all parties
thereto.



Exhibit A to Term Sheet for New First Lien Loan

Minimum Property Management Agreement Terms





	1.	 	Payroll Reimbursements. The payroll costs of all employees of Manager reasonably
required in connection with the management and operation of the Property (as defined in the
Loan Agreement) shall be reimbursable subject to the following provisions:






	 	(a)	 	Net operating income shall be determined on each anniversary of the Effective Date
(each such date, a “Determination Date”) and the Payroll Reimbursement Amount (as defined
below) shall be adjusted accordingly pursuant to the provisions set forth below.






	 	(b)	 	In the event that net operating income is equal to or less than $9,000,000.00 per
annum as of any Determination Date, the payroll reimbursement for such employees (the
“Payroll Reimbursement Amount”) shall be equal to $48,400.00 per month (the “Payroll
Reimbursement Floor”).






	 	(c)	 	In the event that net operating income as of any Determination Date exceeds
$9,000,000.00 per annum, then the Payroll Reimbursement Amount shall increase over the
Payroll Reimbursement Floor according to the percentage increase of net operating income
over $9,000,000.00; provided that in no event shall the Payroll Reimbursement
Amount exceed $80,000.00 per month.






	 	(d)	 	In the event that the net operating income as of any Determination Date is less
than the net operating income as of the immediately preceding Determination Date, then
the Payroll Reimbursement Amount shall decrease from the prior Determination Date
according to the percentage decrease of net operating income from year-to-year;
provided that in no event shall the Payroll Reimbursement Amount be less than the
Payroll Reimbursement Floor.






	 	(e)	 	If any employee splits his/her time between the Property and other properties,
there shall be an equitable apportionment of such employee’s payroll costs.






	2.	 	Other Reimbursable Expenses. All other “Approved Expenses” set forth in the approved
Budget that are disbursed by Manager are reimbursable.






	3.	 	Management Fee. The Management Fee shall be 2.75% of gross rents per month.






	4.	 	Leasing Commissions. 6% for all new leases that Borrower is permitted to enter into
under the Loan Documents (whether because such leases are “Qualified Leases” or because they
are approved or deemed approved by the Agent and/or Lender). 3% for any renewals or
expansions except that the commission shall be 4% for any renewals or expansions provided that
such renewal or expansion is on substantially different terms, including, without limitation,
a material increase in space, rent and term.






	5.	 	Construction Administration Services and Construction Administration Fees.
Regardless of who performs the work, the fees shall be as follows: 6% for costs from
$0-$499,999; 5% for the next $500,000 — $749,000; 4% for the next $750,000 — $1,000,000; and
3% for amounts exceeding $1,000,000.






	6.	 	Accounts & Cash Management. The account and cash management provisions shall be
consistent with the account, lockbox and cash management procedures and provisions set forth
in the new Loan Agreement.





Attachment 3

Amended and Restated Exhibit D to Lock Up Agreement




Exhibit D

Interim Cash Collateral Order






4






	 	 	 	 	 
	Electronically Filed April 21, 2010

	HAL L. BAUME, ESQ.
	 	 	 	 
	New Jersey Bar No. 028741977

	[pro hac vice pending]

	DEANNA FORBUSH, ESQ.
Nevada Bar No. 6646
FOX ROTHSCHILD, LLP
	 	 	 	 
	3800 Howard Hughes Parkway, Suite 500

	Las Vegas, Nevada 89169

	Telephone: (702) 262-6899

	Facsimile: (702) 597-5503

	Email:
	 	hbaume@foxrothschild.com
	 
	 	dforbush@foxrothschild.com






[Proposed] Counsel for FX Luxury Las Vegas I, LLC



UNITED STATES BANKRUPTCY COURT




DISTRICT OF NEVADA




	 	 	 
	In re

FX LUXURY LAS VEGAS I, LLC, a Nevada limited

liability company,

Debtor.
	 	Case No. BK-S-10-      -     

Chapter 11

INTERIM ORDER PURSUANT TO

11 U.S.C. §§ 105, 361, 362 AND 363

AND FED. R. BANKR. P. 2002, 4001

AND 9014 (I) AUTHORIZING THE

DEBTORS TO USE CASH COLLATERAL AND

(II) GRANTING ADEQUATE PROTECTION

Hearing Date: [INSERT]

Hearing Time: [INSERT]







Upon the emergency motion (the “Cash Collateral Motion”), dated April 21, 2010, of FX Luxury
Las Vegas I, LLC (the “Debtor”) debtor and debtor-in-possession in the above-captioned case,
requesting entry of an order (this “Interim Cash Collateral Order”) pursuant to Sections 105, 361,
362 and 363 of title 11, United States Code, 11 U.S.C. §§ 101 et seq. (as amended,
the “Bankruptcy Code”), authorizing the Debtor to use Cash Collateral (as defined below); and the
Court having conducted a hearing (the “Hearing”) to consider the relief requested in the Cash
Collateral Motion; and the Court having considered the Omnibus Declaration of Mitchell J. Nelson
Filed in Support of First Day Motions, filed on the Petition Date (as defined below); and upon the
entire record made at the Hearing and the Court having found good and sufficient cause appearing
therefor,



THE COURT HEREBY FINDS AND DETERMINES that:



(a) On April 21, 2010 (the “Petition Date”), the Debtor filed a voluntary petition for relief
under chapter 11 of the Bankruptcy Code in the United States Bankruptcy Court for the District of
Nevada.



(b) The Debtor is operating its businesses and managing its properties as a debtor in
possession pursuant to Sections 1107(a) and 1108 of the Bankruptcy Code.



(c) No request has been made for the appointment of a trustee or examiner. No official
committee of unsecured creditors or equity security holders has been appointed in the
above-captioned case.



(d) This Court has jurisdiction over this chapter 11 case and the Cash Collateral Motion
pursuant to 28 U.S.C. § 157(b) and 1334.



(e) Consideration of the Cash Collateral Motion constitutes a core proceeding as defined in
28 U.S.C. § 157(b)(2).



(f) The predicates for the relief granted herein are Sections 105, 361, 362 and 363 of the
Bankruptcy Code and Rules 2002, 4001(b), 4001(d) and 9014 of the Federal Rules of Bankruptcy
Procedure (the “Bankruptcy Rules”) and LR 4001 of the Local Rules of Bankruptcy Practice and
Procedure for the United States District Court for the District of Nevada (the “Local Rules”).



(g) Venue of the Debtor’s chapter 11 case in this district is proper pursuant to 28 U.S.C.
§§ 1408 and 1409.



(h) The Debtor is the owner of certain real property consisting of nine contiguous tax
parcels,1 in turn comprised of six leasable parcels, covering approximately 17.72 acres,
located at the southeast corner of Las Vegas Boulevard and Harmon Avenue, Las Vegas, Nevada (the
“Real Property Collateral”).



(i) Pursuant to the terms of that certain Amended and Restated Credit Agreement, dated as of
July 6, 2007 (as amended, the “First Lien Credit Agreement”; together with the Loan Documents (as
defined in the First Lien Credit Agreement), the “First Lien Loan Documents”), by and among
Metroflag BP, LLC (subsequently renamed FX Luxury Las Vegas I, LLC) and Metroflag Cable, LLC
(subsequently renamed FX Luxury Las Vegas II, LLC and merged into the Debtor on November 5, 2009),
as borrowers (collectively, the “Borrowers”), BP Parent, LLC (subsequently renamed FX Luxury Las
Vegas Parent, LLC and merged into the Debtor on November 5, 2009), as guarantor
(“Guarantor”),2 the lenders party thereto (collectively, the parties from time to time
holding the indebtedness under the First Lien Credit Agreement, the “First Lien Lenders”), and
Credit Suisse, Cayman Islands Branch (“Credit Suisse”), as administrative agent and collateral
agent for the First Lien Lenders, the Borrowers borrowed $280,000,000 (the “First Lien Loan”),
which loan was secured by, among other things, a first lien security interest in the Real Property
Collateral pursuant to that certain First Lien Deed of Trust, Security Agreement, Assignment of
Rents and Leases and Fixture Filing, dated as of May 11, 2007, and recorded on May 11, 2007, in
Book 20070511 as Instrument 0004533 in the Official Records of Clark County, Nevada, by Borrowers
in favor of First American Title Insurance Company, as trustee (the “Security Trustee”)3
for the benefit of Credit Suisse as administrative agent and as collateral agent for the First Lien
Lenders, as amended by that certain First Amendment to First Lien Deed of Trust, Security
Agreement, Assignment of Rents and Leases and Fixture Filing, dated as of July 6, 2007, and
recorded on July 6, 2007, in Book 20070706 as Instrument 0004184, by Borrowers in favor of the
Security Trustee for the benefit of Credit Suisse, as administrative agent and collateral agent for
First Lien Lenders (as amended, amended and restated, supplemented and modified from time to time,
the “First Lien Deed of Trust”).



(j) Pursuant to the terms of that certain Amended and Restated Credit Agreement, dated as of
July 6, 2007 (as amended, the “Second Lien Credit Agreement”; together with the Loan Documents (as
defined in the Second Lien Credit Agreement), the “Second Lien Loan Documents”), by and among the
Borrowers, as borrowers, Guarantor, the lenders party thereto (collectively, the parties from time
to time holding the indebtedness under the Second Lien Credit Agreement, the “Second Lien Lenders”
and together with the First Lien Lenders, the “Prepetition Lenders”), and NexBank SSB, as successor
in interest to Credit Suisse, as second lien administrative agent and collateral agent (the “Second
Lien Agent” and collectively with the First Lien Agent (as hereinafter defined), the “Agents”), the
Borrowers borrowed $195,000,000, which loan was secured by a second lien security interest in the
Real Property Collateral pursuant to that certain Second Lien Deed of Trust, Security Agreement,
Assignment of Rents and Leases and Fixture Filing, dated as of May 11, 2007, and recorded on May
11, 2007, in Book 20070511 as Instrument 0004536 in the Official Records of Clark County, Nevada,
by Borrowers in favor of the Security Trustee for the benefit of Credit Suisse, as administrative
agent and collateral agent for the Second Lien Lenders, as amended by that certain First Amendment
to Second Lien Deed of Trust, Security Agreement, Assignment of Rents and Leases and Fixture
Filing, dated as of July 6, 2007, and recorded on July 6, 2007, in Book 20070706 as Instrument
0004185 in the Official Records of Clark County, Nevada, by Borrowers in favor of the Security
Trustee for the benefit of Credit Suisse, as administrative agent and collateral agent for the
Second Lien Lenders (as amended, amended and restated, modified or supplemented from time to time,
the “Second Lien Deed of Trust”).



(k) Pursuant to the terms of that certain Co-Lender Agreement, dated as of July 6, 2007, by
and between Column Financial, Inc., Münchener Hypothekenbank eG (“MHB”) and Deutsche Hypothekenbank
(Actien-Gesellschaft) (“Deutsche Hypo”), (i) the First Lien Loan was split into two tranches, an A
tranche (the “Note A Tranche”) in the amount of $250,000,000, and a B Tranche (the “Note B
Tranche”) in the amount of $30,000,000, with the Note B Tranche to at all times be junior, subject
and subordinate to the Note A Tranche, (ii) Deutsche Hypo acquired its interest in the Note A
Tranche in an amount equal to $125,000,000 and (iii) MHB acquired its interest in the Note A
Tranche in an amount equal to $125,000,000 and its interest in the Note B Tranche in an amount
equal to $30,000,000.



(l) Pursuant to the terms of that certain Assignment Agreement, dated as of December 17, 2007,
(i) Deutsche Hypo assigned a portion of its interest in the Note A Tranche in an amount of
$80,000,000 to Landesbank Baden-Württemberg (“LBBW”) and (ii) MHB assigned a portion of its
interest in the Note A Tranche in an amount of $50,000,000 to LBBW and LBBW acquired its interest
as a First Lien Lender, subject to the First Lien Credit Agreement and the other First Lien Loan
Documents.



(m) Pursuant to the terms of that certain Assignment Agreement, dated as of June 25, 2009, MHB
assigned a portion of its interest in the Note A Tranche in an amount of $50,000,0004 to
Great Lakes Reinsurance (UK) PLC (“Great Lakes”) and Great Lakes acquired its interest as a First
Lien Lender, subject to the First Lien Credit Agreement and the other First Lien Loan Documents.



(n) Pursuant to the terms of that certain Appointment of Successor Administrative Agent and
Collateral Agent, dated as of December 22, 2008, Landesbank Baden-Württemberg, New York Branch (the
“First Lien Agent”), succeeded Credit Suisse as the administrative agent and the collateral agent
under the First Lien Credit Agreement.



(o) Pursuant to the terms of each of (i) the First Lien Deed of Trust, (ii) the Second Lien
Deed of Trust, (iii) that certain Pledge and Security Agreement, dated as of May 11, 2007 by the
Debtor in favor of the First Lien Agent, the First Lien Collateral Documents (as defined in that
certain Amended and Restated Intercreditor Agreement, dated as of July 6, 2007 (the “Intercreditor
Agreement”) by and between Guarantor, Borrowers, the First Lien Agent (as successor in interest to
Credit Suisse) and the Second Lien Agent), (iv) that certain Pledge and Security Agreement, dated
as of May 11, 2007 by the Debtor in favor of the Second Lien Agent and (v) the Second Lien
Collateral Documents (as defined in the Intercreditor Agreement) (such documents (i)-(v),
collectively, the “Security Agreements”), the Borrowers granted to (I) the First Lien Agent for the
benefit of the First Lien Lenders, and (II) the Second Lien Agent for the benefit of the Second
Lien Lenders, in each case in accordance with the priorities set forth in the Intercreditor
Agreement, security interests in and liens on the Real Property Collateral and all of the other
Collateral (as defined in the Intercreditor Agreement), in each case to secure the obligations
under the FX Loan Documents (all of the collateral described in the Security Agreements being the
“Prepetition Collateral”).



(p) Pursuant to the terms of the First Lien Deed of Trust, the Borrowers absolutely and
unconditionally assigned their rights to receive all Rents (as defined in the Security Agreements)
derived from the Prepetition Collateral as well as any future leases to the First Lien Agent for
the benefit of the First Lien Lenders.



(q) On the Maturity Date (as defined in the First Lien Credit Agreement), the Borrowers failed
to repay the principal, interest, and other amounts due under the First Lien Loan. That failure
constituted an Event of Default (i) under Section 7.1 of the First Lien Credit Agreement, and (ii)
under Section 5.1 of the First Lien Deed of Trust.



(r) On January 6, 2009, the First Lien Agent delivered a letter to the Borrowers confirming
that an Event of Default (as defined in the First Lien Credit Agreement) had occurred.



(s) Under Section 2.3 of the First Lien Deed of Trust, upon the occurrence of an Event of
Default, the Borrowers’ license to collect Rents would “automatically and immediately terminate”
upon the giving of a notice by First Lien Agent, and First Lien Agent would be entitled to “receive
and collect the Rents personally or through an agent.”



(t) Following the Borrowers’ Default, First Lien Agent exercised its rights under the
assignment of rents in the First Lien Deed of Trust and NRS Chapter 107A. First Lien Agent
delivered a letter to the Borrowers dated January 28, 2009, in which First Lien Agent: (i) revoked
the Borrowers’ license to collect, receive, use and enjoy the Rents, and (ii) instructed the
Borrowers to deposit any Rents which they might receive into a certain “Lockbox Account” pledged to
First Lien Agent (the “Agent Cash Management Account”). On or about the same date, First Lien
Agent sent the tenants (the “Tenants”) leasing space at the Real Property Collateral a notice
substantially in accordance with the form set forth in NRS 107A.290, instructing the Tenants to pay
Rents directly to First Lien Agent instead of to the Borrowers.



(u) On June 23, 2009, the Eighth Judicial District Court of Nevada entered an order appointing
Larry L. Bertsch as a receiver (the “Receiver”) with respect to the Real Property Collateral.



(v) On October 27, 2009 the Borrowers, the Guarantor, the First Lien Lenders, and certain
other parties thereto entered into that certain Lock Up and Plan Support Agreement, which was
amended by that certain First Amendment to Lock Up and Plan Support Agreement, dated as of April
16, 2010 (as it may be further amended, supplemented or modified from time to time in accordance
with the terms thereof, the “Lock Up and Plan Support Agreement”).



(w) Without prejudice to the rights of any other party, the Debtor admits, stipulates, and
agrees that:




(i) the First Lien Loan Documents are in default and have been in default since
December 19, 2008 and the Debtor failed to repay the First Lien Loan at maturity on January
6, 2009;




(ii) as of the Petition Date, the Debtor was indebted and liable to the First Lien
Lenders, without defense, counterclaim or offset of any kind, in the aggregate principal
amount of approximately $259,000,000 for loans made under the First Lien Credit
Agreement,5 plus interest thereon, fees and expenses (including any reasonable
attorneys’ and advisors’ fees that are chargeable or reimbursable under the First Lien
Credit Agreement and the First Lien Loan Documents) (all such indebtedness set forth in this
paragraph (ii), the “First Lien Prepetition Indebtedness”);




(iii) as of the Petition Date, the Debtor was indebted and liable to the Second Lien
Lenders, in the aggregate principal amount of not less than approximately $195,000,000 for
loans made under the Second Lien Credit Agreement (the “Second Lien Prepetition
Indebtedness”; and together with the First Lien Prepetition Indebtedness, the “Prepetition
Secured Indebtedness”),




(iv) the First Lien Prepetition Indebtedness constitutes the legal, valid and binding
obligations of the Debtor, enforceable in accordance with its terms (other than in respect
of the stay of enforcement against the Debtor arising from Section 362 of the Bankruptcy
Code);




(v) the liens and security interests granted to the First Lien Agent pursuant to and in
connection with the First Lien Loan Documents, including, without limitation, all security
agreements, pledge agreements, mortgages, deeds of trust, control agreements, assignments
(including assignments of rents, revenue, income, issues and profits) and other security
documents executed by the Debtor in favor of the First Lien Agent, for its benefit and for
the benefit of the First Lien Lenders, are (a) valid, binding, perfected, enforceable,
first-priority liens and security interests in the tangible and intangible property
constituting the Prepetition Collateral, (b) not subject to avoidance, recharacterization,
or subordination pursuant to the Bankruptcy Code or applicable nonbankruptcy law (including
any “equities of the case” assertions under section 552(b) of the Bankruptcy Code) and
(c) subject and subordinate only to (I) the Carveout (as defined below), solely with respect
to the cash of the Debtor (whether held by the Debtor or the First Lien Agent), and
(II) valid, perfected and unavoidable liens to the extent such liens are senior to the liens
of the First Lien Agent on the Prepetition Collateral;




(vi) as of the Petition Date, all of the Debtor’s cash is held in (a) the Agent Cash
Management Account; (b) the FX Las Vegas I, LLC account at Bank of America (Account No.
004964929401) (the “Debtor’s Operating Account”); (c) the Metroflag Travelodge Checking
Account at the Bank of America (Account No. 004961612371) (the “Travelodge Account”); and
(d) a restricted account6 held by the Receiver holding security deposits received
from certain Tenants, which security deposits are to be turned over to Debtor who will open
a new, restricted account to hold the Tenants’ deposits (the “Security Deposit Account,” and
together with the Debtor’s Operating Account and the Travelodge Account, the “Prepetition
Accounts”); and there existed no other accounts in the name of the Debtor, the Borrowers,
Guarantor or Receiver, which contained any cash on the Petition Date;7 and




(vii) subject to any waivers, modifications or temporary forbearances provided for
under the Lock Up and Plan Support Agreement, all guaranties, sureties and other third party
obligations owed to or for the benefit of the First Lien Lenders under the First Lien Loan
Documents or other documents related thereto remain in full force and effect and the Debtor
will refrain, and will cause its affiliates to refrain, from taking any steps to release or
terminate any such obligations.



(x) All of the Debtor’s cash (whether held by the Debtor or the First Lien Agent and including
all funds contained in the Prepetition Accounts) constitutes Prepetition Collateral or proceeds of
the Prepetition Collateral and, therefore, is cash collateral within the meaning of Section 363(a)
of the Bankruptcy Code (the “Cash Collateral”).



(y) The Debtor has an immediate need to use the Cash Collateral in order to operate the Real
Property Collateral. Without the ability to utilize the Cash Collateral, the value of the
Prepetition Collateral will deteriorate substantially. The First Lien Agent and the Debtor have
negotiated at arm’s length and in good faith regarding the use of the Cash Collateral to fund the
Debtor’s business and entry of this Interim Cash Collateral Order is in the best interests of the
Debtor, its estate and its creditors and equity holders. The reliance of the First Lien Agent, the
First Lien Lenders and the Debtor on this Interim Cash Collateral Order is in good faith.



(z) Pursuant to Sections 361, 362 and 363 of the Bankruptcy Code, the Debtor is required to
provide adequate protection to the First Lien Lenders. Based on the record before the Court, the
terms of the proposed adequate protection arrangements and use of the Cash Collateral are fair and
reasonable under the circumstances, are supported by reasonably equivalent value and fair
consideration and are likely to minimize disputes and litigation with the First Lien Lenders and
other parties in interest.



(aa) Under the circumstances, the notice given by the Debtor of the Cash Collateral Motion and
the Hearing constitutes due and sufficient notice thereof and complies with the requirements of
Section 363 of the Bankruptcy Code, Bankruptcy Rules 2002 and 4001(b) and Local Rule 4001.



ACCORDINGLY, IT IS HEREBY ORDERED that:



The Cash Collateral Motion is GRANTED to the extent set forth herein and, all objections to
the Cash Collateral Motion or the relief requested therein that have not been withdrawn, waived, or
settled are hereby overruled on the merits.



Subject to the terms and conditions hereof, the Debtor hereby is authorized, subject to the
occurrence of a Termination Event (as defined below), to use Cash Collateral solely in accordance
with the terms hereof. Cash Collateral may be used only to satisfy the following expenses
(collectively the “Permitted Expenditures”):




	 	i.	 	Expenses provided for in the budget attached hereto as
Exhibit 1 or any revised budget approved in writing by the Debtor and the
First Lien Agent (with the consent of the First Lien Lenders)(the
“Budget”);8






	 	ii.	 	Expenses related to items provided for in the Budget without exceeding
in any category or line item: (y) two hundred per cent (200%) of the budgeted
amount for the Borrower’s Professional Fees (defined below) for the applicable
period which have accrued and are payable (subject in all cases to the Fee Cap and
the prior payment of any Lender’s Fees then due), and (z) one hundred and ten per
cent (110%) of the budgeted amounts for any item (other than the Borrower’s
Professional Fees) for the applicable period, (any such excess amount a “Permitted
Variance”);9 and






	 	iii.	 	Expenses approved in writing by the First Lien Agent pursuant to any
Supplemental Budget Request (defined below).





With respect to any non-budgeted expenditure item or budgeted expenditure items that exceed the
Permitted Variance, the First Lien Agent shall respond to Debtor’s requests (which shall be
e-mailed and faxed) for payment of such expenses (which shall include or attach reasonably
sufficient evidence demonstrating the need for any such non-budgeted expenditure) (“Supplemental
Budget Requests”) not later than five (5) business days after receipt thereof and shall not
unreasonably withhold, delay or condition such consent.



The Debtor shall maintain its existing cash management system, which shall include maintenance
of: (i) the Agent Cash Management Account, (ii) the Debtor’s Operating Account, (iii) the
Travelodge Account,10and (iv) Security Deposit Account,11 which accounts
shall be the only accounts in which cash of the Debtor is maintained during pendency of this
chapter 11 case. Within two business days of the date hereof, the Debtor shall deliver to the
First Lien Agent and its advisors a statement of the amount of cash in the Debtor’s Operating
Account and the Travelodge Account certified by a responsible officer. The First Lien Agent shall
continue to be authorized to direct Tenants to pay all rents into the Agent Cash Management Account
for the benefit of the First Lien Lenders, and the Debtor shall promptly transfer into the Agent
Cash Management Account any rents received directly from Tenants. The Debtor shall timely receive
all records of all activity in the Agent Cash Management Account and First Lien Agent shall not
dispose of any funds held in the Agent Cash Management Account, except in accordance with the terms
of this Interim Cash Collateral Order or any other order of the Bankruptcy Court.



Within two business days of the date hereof, the First Lien Agent shall, solely to the extent
there are funds available in the Agent Cash Management Account, fund the full amount of any
expenses provided for under the Budget for the month in which this Interim Cash Collateral Order is
entered less the amount of any cash in the Debtor’s Operating Account. Thereafter, on the
tenth business day of any calendar month (or such later date upon which rent checks have been
deposited to the Agent Cash Management Account), the First Lien Agent shall, solely to the extent
there are sufficient funds available in the Agent Cash Management Account, fund the full amount of
any expenses provided for under the Budget (the “Monthly Funding Amounts”) for that month (e.g.,
budgeted expenses for the month of January will be funded on the tenth business day of January).
The First Lien Agent shall fund such Monthly Funding Amounts to the Debtor’s Operating Account and
such amounts shall be used by Debtor only in accordance with the terms of this Order to pay
Permitted Expenditures and to make adequate protection payments permitted hereunder. The Debtor
shall be permitted to maintain the following reserves (subject to the limitations on the use of
such reserves as are outlined below):




	 	i.	 	Chapter 11 Reserves. To the extent that any amounts included
in the Budget for U.S. Trustee Fees or the Borrower’s Professional Fees (the
“Chapter 11 Expenses”) are funded in any month and such funds are not used for the
payment of such Chapter 11 Expenses, any such unused amounts (the “Chapter 11
Reserves”) shall be retained by the Debtor in the Debtor’s Operating Account to be
used only for the future payment of the specific Chapter 11 Expense for which the
funds were advanced.






	 	ii.	 	Excess Funded Cash. Subject to the provisions of paragraph
13(d) below, to the extent that any amount funded as a Monthly Funding Amount
(other than amounts relating to Chapter 11 Expenses) are not used by the Debtor to
satisfy the line item for which they were intended (due to a lower than anticipated
cost for any such item), such amounts shall, subject to an aggregate maximum of
$250,000 (the “Maximum Excess Funded Cash”) be retained by the Debtor in the
Debtor’s Operating Account (such funds the “Excess Funded Cash”) to be used in
future months solely to satisfy Permitted Expenditures for which funds are not
otherwise available (e.g., to pay Permitted Variances with respect to budgeted
items or amounts approved by the First Lien Lenders pursuant to Supplemental Budget
Requests).






	 	iii.	 	Opex Holdback. To the extent that any amounts funded as a
Monthly Funding Amount (other than amounts relating to Chapter 11 Expenses) are not
used by the Debtor to satisfy the line item for which they were intended, but such
amounts have been accrued and are expected to be due and payable in forthcoming
months, such amounts shall, subject to an aggregate maximum of $100,000 (the
“Maximum Opex Holdback”) be retained by the Debtor in the Debtor’s Operating
Account (such funds the “Opex Holdback”) to be used in future months solely to
satisfy the Permitted Expenditures for which such funds were originally earmarked.





On or before the fifth business day of any calendar month, the Debtor shall deliver to First
Lien Agent and its advisors a report in form and substance reasonably acceptable to the First Lien
Agent (a “Monthly Report”) with respect to activity in the prior calendar month, which shall be in
form and substance substantially similar to the monthly reports received prepetition by the First
Lien Lenders from the Receiver and in any event shall include the following:




	 	(2)	 	Confirmation of receipt of the Monthly Funding Amounts.






	 	(3)	 	A statement reflecting actual receipts, expenditures and ending
cash (including Chapter 11 Reserves, Excess Funded Cash and the Opex Holdback)
compared to the Budget, including a description of any material variances from
expenditures permitted by the Budget (i.e., variances in excess of 5%) on a
line item basis, the reasons underlying such variances and reasonably
sufficient evidence demonstrating the need for any such variance.






	 	(4)	 	A statement identifying any Supplemental Budget Requests which
the Debtor reasonably anticipates it may be required to make in the month in
which the report is delivered.






	 	(5)	 	A statement confirming that Cash Collateral disbursed to and
expended or otherwise transferred by the Debtor has solely been used to satisfy
Permitted Expenditures during the immediately preceding period (i.e., the
period since the delivery of the last Monthly Report, or in the case of the
first Monthly Report, the period since the entry of this Order).






	 	(6)	 	A monthly leasing report and an updated rent roll, together
with copies of any new leases.





Each Monthly Report shall be certified by a responsible officer of the Debtor.



b. Pursuant to Sections 361 and 363 of the Bankruptcy Code and subject to the availability of
sufficient cash and the priorities outlined in paragraph 6 below, the First Lien Agent is entitled,
for the benefit of the First Lien Lenders, to adequate protection of its interests in the
Prepetition Collateral, including the Cash Collateral, for and equal in amount to the aggregate
diminution in value of the Prepetition Collateral, including, without limitation, any such
diminution resulting from the sale, lease or use by the Debtor (or other decline in value) of Cash
Collateral or any other Prepetition Collateral and the imposition of the automatic stay pursuant to
Section 362 of the Bankruptcy Code (collectively, the “First Lien Lender Adequate Protection
Obligations”). As adequate protection, the First Lien Agent is hereby granted the following:




	 	(1)	 	As security for the payment of the First Lien Lender Adequate
Protection Obligations, the First Lien Agent is hereby granted (effective and
perfected as of the Petition Date and without the necessity of the execution by
the Debtor of mortgages, security agreements, pledge agreements, financing
statements or other agreements) valid, binding and enforceable security
interests in and liens on (the “Replacement Liens”), all currently owned or
hereafter acquired property and assets of the Debtor of any kind or nature,
whether real or personal, tangible or intangible, wherever located, now owned
or hereafter acquired or arising and all proceeds, products, rents and profits
thereof, including, without limitation, all cash (including all cash in the
Prepetition Accounts), goods, accounts receivable, inventory, cash-in-advance
deposits, real estate, stock in subsidiaries, machinery, equipment, vehicles,
trademarks, trade names, licenses, causes of action, rights to payment
(including tax refund claims), insurance proceeds and tort claims (and subject
to the entry of the Final Order (as defined below), including actions for
preferences, fraudulent conveyances and other avoidance power claims and any
recoveries thereon under Sections 544, 545, 546, 547, 548 and 549 of the
Bankruptcy Code) and the proceeds, products, rents and profits of all of the
foregoing (the “Postpetition Collateral”), with the Replacement Liens having
the same relative priorities among and between the First Lien Agent, the First
Lien Lenders, the Second Lien Agent and the Second Lien Lenders as set forth in
the Security Agreements, in the Intercreditor Agreement and in the Co-Lender
Agreement, subject and subordinate only to (i) the Carveout (as defined below)
and (ii) liens encumbering such Postpetition Collateral (other than liens in
favor of the First Lien Agent and the Second Lien Agent to secure the
Prepetition Secured Indebtedness) that were properly perfected as of the
Petition Date and senior to the liens granted in favor of the First Lien Agent
and the Second Lien Agent to secure the Prepetition Secured Indebtedness
(provided, however, that in the event any liens senior in priority to the
prepetition security interests and liens held by the Prepetition Lenders are
avoided or subordinated, the subordinated and avoided liens will not be
preserved for the benefit of the estate pursuant to Section 551 of the
Bankruptcy Code and the security interests and liens of Prepetition Lenders
will be elevated in priority);






	 	(2)	 	The First Lien Lender Adequate Protection Obligations shall
constitute allowed administrative expense claims under Sections 503(b)(1),
507(a) and 507(b) of the Bankruptcy Code (the “First Lien Lender 507(b)
Claims”) and shall be paid with priority over any and all (i) administrative
expenses (other than the Carveout) of the kinds specified or ordered pursuant
to any provision of the Bankruptcy Code including, without limitation,
Sections 105, 326, 328, 330, 331 and 726 of the Bankruptcy Code and
(ii) unsecured claims, in each case against the Debtor, now existing or
hereafter arising of any kind or nature. The First Lien Lender 507(b) Claims
shall at all times be senior to the rights of the Debtor, and any successor
trustee or any creditor, in this chapter 11 case or any subsequent case under
the Bankruptcy Code. Subject only to the Carveout, no cost or expense of
administration under Sections 105, 503(b) or 507(b) or otherwise, including
those resulting from the conversion of this chapter 11 case pursuant to
Section 1112 of the Bankruptcy Code, shall be senior to, or pari
passu with, the First Lien Lender 507(b) Claims arising out of the
First Lien Lender Adequate Protection Obligations;






	 	(3)	 	Through the occurrence of a Termination Event, interest on the
unpaid balance of the First Lien Prepetition Indebtedness from time to time
outstanding shall be payable at the LIBOR plus Liquidity Spread rate referenced
in the Lock Up and Plan Support Agreement (which during the pendency of the
Debtor’s chapter 11 case shall be deemed to be one-month LIBOR plus 150 basis
points, subject to a final adjustment and true-up at the conclusion of the case
based on a good faith calculation by the First Lien Agent of the LIBOR plus
Liquidity Spread rate applicable during the pendency of the case) (such rate,
the “Cost of Funds Rate”) and be paid by the Debtor to the First Lien Agent for
the benefit of the First Lien Lenders;






	 	(4)	 	Through the occurrence of a Termination Event, cash payment of
all fees and disbursements of the First Lien Agent and the First Lien Lenders
under the First Lien Credit Agreement (and the First Lien Loan Documents)
incurred after the Petition Date including, but not limited to, the reasonable
fees owed and amounts to be paid or reimbursed for professionals (including,
but not limited to, the reasonable fees and disbursements of counsel and
consultants, including legal and financial consultants and any other
consultants or professionals referred to in the First Lien Credit Agreement and
the First Lien Loan Documents) for the First Lien Agent and the First Lien
Lenders pursuant to the First Lien Credit Agreement and the First Lien Loan
Documents; and






	 	(5)	 	With respect to all payments described in the preceding
paragraphs (c) and (d) (the “First Lien Lender Adequate Protection Payments”),
the First Lien Agent and the Debtor shall be permitted to cause such First Lien
Lender Adequate Protection Payments to be made to the First Lien Lenders, in
all cases subject to paragraph 6 below.





The Replacement Liens shall not be subject to equitable subordination under section 510 of the
Bankruptcy Code and shall not be subject to sections 549 or 550 of the Bankruptcy Code.



c. On the ninth business day of any calendar month (excluding the month in which this Interim
Cash Collateral Order is entered), any cash held in the Debtor’s Operating Account or the Agent
Cash Management Account (but excluding cash held in the Travelodge Account, Security Deposit
Account or cash retained on account of Chapter 11 Reserves), shall be applied by the Debtor and
the First Lien Agent in the following order of priority:




	 	•	 	first, to pay Permitted Expenditures (excluding
amounts payable under second and third below) accrued in the preceding
month or to establish reserves for Excess Funded Cash (in an amount not
to exceed the Maximum Excess Funded Cash) and the Opex Holdback (in an
amount not to exceed the Maximum Opex Holdback);






	 	•	 	second, to costs and expenses of the First Lien
Agent and the First Lien Lenders (including those of their respective
counsel and other advisors for work relating to the chapter 11 case)
(the “Lenders’ Fees”) in the preceding month;






	 	•	 	third, subject to the availability of
sufficient funds for the next Monthly Funding Amount, to permitted
expenses of the Debtor for the preceding calendar month, including the
fees and expenses of the Debtor’s professionals (or the funding of the
Chapter 11 Reserves, in an amount not to exceed the then accrued fees,
for the payment of same upon interim or final allowance) but the total
shall not exceed $1,250,000 for the Prepackaged Case (collectively
“Borrower’s Professional Fees”); and






	 	•	 	fourth, adequate protection payments on account
of interest accrued on the unpaid balance of the First Lien Prepetition
Indebtedness at the Cost of Funds Rate, for the preceding calendar
month; provided, however, that any such amounts shall be held in
reserve by the First Lien Agent in the Agent Cash Management Account
(such funds the “Interest Reserve”) until such time as the Interest
Reserve shall equal:






$1,200,000 less the amount of any Borrower’s Professional
Fees which have been paid or with respect to which a Chapter
11 Reserve has been established (such amount, the “Maximum
Interest Reserve”)




To the extent that the Interest Reserve equals the Maximum Interest
Reserve, and subject to the availability of sufficient funds for the
next Monthly Funding Amount, any adequate protection payments on
account of interest described in this priority “fourth” shall be
payable to the First Lien Agent for the benefit of the First Lien
Lenders.



To the extent that any of the aforementioned expenses are not satisfied with respect to any
calendar month, the Debtor shall make “catch up” payments on account of such previously unfunded
amounts (and the First Lien Agent shall be authorized to release funds to the Debtor from the Agent
Cash Management Account for such purpose) in all ensuing months in which there is available cash,
in order to ensure that available cash collateral is distributed in accordance with the priorities
outlined above (e.g., if an amount was not paid in May, no amounts which are junior in the
waterfall shall be paid in June until such time as the more senior payment that was not made in May
shall have been satisfied from any available cash). Debtor shall be authorized to use funds from
the Excess Funded Cash or Opex Holdback to make “catch-up” payments on account of such previously
unfunded amounts. For greater certainty, any cash retained by the Debtor on account of Chapter 11
Reserves shall not be subject to distribution or reallocation pursuant to the waterfall above,
except to the extent such funds are used to satisfy the specific Chapter 11 Expense for which they
were funded and such funds shall instead be retained by the Debtor for the payment of Chapter 11
Expenses in accordance with the terms hereof unless the Debtor and the First Lien Agent shall agree
in writing to an alternative use for such Chapter 11 Reserves.



d. The Second Lien Agent is entitled, for the benefit of the Second Lien Lenders, to adequate
protection of its interests in the Prepetition Collateral (if any) for and equal in amount to the
aggregate diminution in value of the Prepetition Collateral, including, without limitation, any
such diminution resulting from the sale, lease or use by the Debtor (or other decline in value) of
Cash Collateral or any other Prepetition Collateral and the imposition of the automatic stay
pursuant to Section 362 of the Bankruptcy Code (collectively, the “Second Lien Lender Adequate
Protection Obligations”). As adequate protection, the Second Lien Agent is hereby granted the
following:




	 	(1)	 	As security for the payment of the Second Lien Lender Adequate
Protection Obligations, the Second Lien Agent is hereby granted (effective and
perfected as of the Petition Date and without the necessity of the execution by
the Debtor of mortgages, security agreements, pledge agreements, financing
statements or other agreements) Replacement Liens on the Postpetition
Collateral, having the same relative priorities among and between the Second
Lien Agent, the Second Lien Lenders, the First Lien Agent and the First Lien
Lenders as set forth in the Security Agreements, in the Intercreditor Agreement
and in the Co-Lender Agreement, subject and subordinate only to (i) the
Replacement Liens granted to the First Lien Agent pursuant to preceding
paragraph 4(a), (ii) the Carveout (as defined below) and (iii) liens
encumbering such Postpetition Collateral (other than liens in favor of the
Second Lien Agent to secure the Prepetition Secured Indebtedness) that were
properly perfected as of the Petition Date and senior to the liens granted in
favor of the First Lien Agent or the Second Lien Agent to secure the
Prepetition Secured Indebtedness (provided, however, that in the event any
liens senior in priority to the prepetition security interests and liens held
by the Prepetition Lenders are avoided or subordinated, the subordinated and
avoided liens will not be preserved for the benefit of the estate pursuant to
Section 551 of the Bankruptcy Code and the security interests and liens of
Prepetition Lenders will be elevated in priority); and






	 	(2)	 	The Second Lien Lender Adequate Protection Obligations shall
constitute allowed administrative expense claims under Sections 503(b)(1),
507(a) and 507(b) of the Bankruptcy Code (the “Second Lien Lender 507(b)
Claims”) and shall be junior in priority to the First Lien Lender 507(b)
Claims, but otherwise shall be paid with priority over any and all
(i) administrative expenses (other than the Permitted Expenditures and the
Carveout) of the kinds specified or ordered pursuant to any provision of the
Bankruptcy Code including, without limitation, Sections 105, 326, 328, 330, 331
and 726 of the Bankruptcy Code and (ii) unsecured claims, in each case against
the Debtor, now existing or hereafter arising of any kind or nature. The
Second Lien Lender 507(b) Claims shall at all times be senior to the rights of
the Debtor, and any successor trustee or any creditor (other than the First
Lien Lenders), in this chapter 11 case or any subsequent case under the
Bankruptcy Code. Subject only to the Permitted Expenditures and the Carveout
and the First Lien Lender 507(b) Claims, no cost or expense of administration
under Sections 105, 503(b) or 507(b) or otherwise, including those resulting
from the conversion of this chapter 11 case pursuant to Section 1112 of the
Bankruptcy Code, shall be senior to, or pari passu with, the
Second Lien Lender 507(b) Claims of the Second Lien Agent arising out of the
Second Lien Lender Adequate Protection Obligations.





e. Except as otherwise contemplated in the Lock Up and Plan Support Agreement, the Debtor
shall not sell, assign, convey, dispose of or transfer any Real Property Collateral.



f. Notwithstanding that, as set forth herein, no documents need be executed or filed to create
or perfect the liens and security interests granted hereunder, the Debtor is hereby directed to
execute and deliver such further documents as the First Lien Agent may request to evidence and give
notice of the liens granted hereunder.



g. The Replacement Liens shall be prior and senior to all liens and encumbrances of all other
secured creditors in and to such Postpetition Collateral granted, or arising, after the Petition
Date (including, without limitation, liens and security interests, if any, granted in favor of any
federal, state, municipal or other governmental unit, commission, board or court for the Debtor or
its affiliates but excluding any liens for taxes, assessments or levies which are not yet due and
payable, or if due and payable, which are being contested in good faith by appropriate
proceedings). The Replacement Liens granted pursuant to this Interim Cash Collateral Order shall
constitute valid and duly perfected security interests and liens, and neither the First Lien Agent
nor the Second Lien Agent shall be required to file or serve financing statements, notices of lien
or similar instruments that otherwise may be required under federal or state law in any
jurisdiction, or take any action, including taking possession, to validate and perfect such
security interests and liens; and the failure by the Debtor to execute any documentation relating
to the Replacement Liens shall in no way affect the validity, perfection or priority of such
Replacement Liens.



h. As used in this Interim Cash Collateral Order, “Carveout” means (i) all unpaid fees
required to be paid to the Clerk of the Bankruptcy Court and to the Office of the United States
Trustee pursuant to 28 U.S.C. § 1930(a) (the “Statutory Fees”), (ii) the aggregate allowed unpaid
fees and expenses payable under Sections 330 and 331 of the Bankruptcy Code to professional persons
(including the Debtor’s ordinary course professionals, the Debtor’s sales agent and the Debtor’s
financial advisors) retained by the Debtor or any statutory committee appointed in this chapter 11
case pursuant to an order of the Court and the reasonable expenses of the members of such
committee, in each case, solely with respect to services provided to the Debtor or work performed
with respect to the Debtor, and subject to the limitations set forth in this Interim Cash
Collateral Order (including the Fee Cap), in an amount for all such professional persons and such
committee members in the aggregate not to exceed, after application of any and all retainers,
$250,000; and (iii) in the event of conversion of the Debtor’s chapter 11 case to a case under
chapter 7 of the Bankruptcy Code, the reasonable fees and expenses of a chapter 7 trustee under
Section 726(b) of the Bankruptcy Code in an amount not to exceed an additional $125,000;
provided, however, that under no circumstances shall the Carveout be used to pay
professional fees and/or disbursements incurred at any time in connection with: (A) the prosecution
of any Challenges (as defined below) against the First Lien Agent and the First Lien Lenders, their
predecessors or their respective affiliates, subsidiaries, directors, officers, representatives,
attorneys or advisors in connection with matters related to the First Lien Loan Documents, the
Security Agreements, the First Lien Prepetition Indebtedness or the Prepetition Collateral, or (B)
contesting any motion of the First Lien Agent seeking to modify or lift the automatic stay or to
shorten, modify or otherwise alter the Debtor’s exclusive periods for solicitation of acceptances
of a plan of reorganization under Section 1121 of the Bankruptcy Code; provided,
further, that the Carveout shall be available to pay professional fees and/or disbursements
incurred in connection with the investigation of any potential Challenges in an amount not to
exceed $50,000. So long as a Termination Event (as defined below) has not occurred (or has been
waived), and solely to the extent that they are Permitted Expenditures which have been funded by
the First Lien Agent, the Debtor shall be permitted to pay (1) the Statutory Fees and
(2) compensation and reimbursement of expenses allowed and payable under Section 330 and 331 of the
Bankruptcy Code and/or any orders of this Court (which in no event shall exceed the Fee Cap (as
defined on Exhibit B-1 to the Lock Up and Plan Support Agreement)), as the same may be due
and payable; provided that the payment of items described by clauses (1) and (2) of this
sentence shall not reduce the Carveout, except with respect to payments under clause (2) which
shall always be subject to the Fee Cap.



i. Except to the extent of the Carveout, no expenses of administration of the Debtor’s case or
any future proceeding that may result therefrom, shall be charged against or recovered from the
Prepetition Collateral pursuant to Section 506(c) of the Bankruptcy Code or any similar principle
of law, without the prior written consent of the First Lien Agent.



j. Unless the First Lien Agent has otherwise agreed in writing, the Debtor’s authority to use
the Cash Collateral (including Chapter 11 Reserves, Excess Funded Cash and any amounts held in the
Travelodge Account or the Security Deposit Account) under this Interim Cash Collateral Order shall
terminate on the date (the “Termination Date”) that is the first business day after the First Lien
Agent provides written notice to counsel for the Debtor, the Office of the United States Trustee
for the District of Nevada, Second Lien Agent, counsel for any statutory committees and, if no
committee for unsecured creditors is appointed, the top 20 general unsecured creditors, that a
Termination Event has occurred and is occurring. Upon the Termination Date, all funds held in the
Interest Reserve shall automatically be transferred to the First Lien Lenders as adequate
protection payments, and such funds shall no longer constitute Cash Collateral. As used in this
Interim Cash Collateral Order, the term “Termination Event” means the occurrence of any of the
following:




	 	(1)	 	The Final Order shall not have been entered by the Court within
30 days of the date hereof;






	 	(2)	 	The Debtor shall fail to make any payment to or for the benefit
of the First Lien Agent or the First Lien Lenders as and when required by this
Interim Cash Collateral Order (in all cases subject to the retention by the
Debtor of the Chapter 11 Reserves for the satisfaction of Chapter 11 Expenses
that are Permitted Expenditures), the First Lien Lenders shall not timely
receive any First Lien Lender Adequate Protection Payments pursuant to the
terms hereof, or the Debtor shall otherwise fail to comply with the terms
hereof, including, without limitation, by failing to deliver a Monthly Report,
in any of the foregoing instances, within five (5) days of delivery of a
notice;






	 	(3)	 	There shall be any adverse variance greater than the Permitted
Variance between actual and budgeted expenses (not revenue) set forth in any
line item in the Budget for any monthly period and Debtor shall have paid or
deliberately incurred such expense without having sought approval of such
variance pursuant to a Supplemental Budget Request;






	 	(4)	 	The Debtor shall fail to make any payment with respect to the
Properties that should be made in the ordinary course of business and for which
funds have been provided under the Budget;






	 	(5)	 	The entry of an order in the Debtor’s chapter 11 case granting
relief from the automatic stay so as to allow a third party or third parties to
proceed against any Prepetition Collateral or Postpetition Collateral;






	 	(6)	 	An order of the Bankruptcy Court or any other court of
competent jurisdiction, other than the Final Order requested by the Cash
Collateral Motion, shall be entered reversing, amending, supplementing,
staying, vacating or otherwise modifying this Interim Cash Collateral Order in
a manner adverse to the First Lien Agent and First Lien Lenders, or which
adversely affects their rights and interests hereunder (unless the First Lien
Agent shall have consented to the entry of such order); and






	 	(7)	 	Upon the occurrence of any event set forth in Section 7.1 of
the Lock Up and Plan Support Agreement (subject to any cure rights or any
waiver permitted therein), or if the Debtor shall have sought to have the Lock
Up and Plan Support Agreement rejected.





The Debtor stipulates that the giving of any notice under, the termination or the enforcement of
the Lock Up and Plan Support Agreement by the First Lien Agent pursuant to the terms thereof shall
not constitute a violation of the automatic stay, require approval of this Court, or otherwise be
subject to any ruling or finding of this Court. The occurrence of a Termination Event under this
Interim Cash Collateral Order as a result of the termination of the Lock Up and Plan Support
Agreement for a Fault-Based Termination (a “Fault Based Termination Event”), constitutes a valid
and sufficient grounds for lifting the automatic stay of Section 362(a) of the Bankruptcy Code for
the benefit of the First Lien Lenders. Upon any such Fault Based Termination Event the automatic
stay shall be lifted on the Termination Date without further action by this Court for the benefit
of the First Lien Agent and First Lien Lenders to, without limitation, enforce all available rights
under the First Lien Loan Documents and against the collateral granted thereunder and by this
Interim Cash Collateral Order. The Debtor unconditionally agrees not to oppose, support any
opposition of or in any way impede, hamper or delay the lifting of the automatic stay in the event
of the occurrence of a Fault Based Termination Event.



k. If an order of the Bankruptcy Court shall be entered in the Debtor’s chapter 11 case
appointing a trustee under chapter 11 of the Bankruptcy Code or an examiner having enlarged powers
(beyond those set forth under Section 1106(a)(3) and (4) of the Bankruptcy Code) under Section
1106(b) of the Bankruptcy Code, other than an appointment of a trustee or examiner upon a motion of
the First Lien Agent seeking such appointment (in violation of the Lock Up and Plan Support
Agreement), then all authority to use Cash Collateral to pay such appointee, or any professionals
retained by such appointee, shall be suspended until further order of the Court.



l. If an order dismissing the Debtor’s chapter 11 case under Section 1112 of the Bankruptcy
Code or otherwise is at any time entered, (a) the Replacement Liens (as subject to the Carveout)
granted pursuant to this Interim Cash Collateral Order shall continue in full force and effect with
the priorities provided herein and shall remain binding on all parties in interest notwithstanding
such dismissal until the obligations secured thereby shall have been indefeasibly paid and
satisfied in full, and (b) this Court shall retain jurisdiction, notwithstanding such dismissal,
for the limited purposes of enforcing such Replacement Liens.



m. The provisions of this Interim Cash Collateral Order and any actions taken pursuant hereto
shall survive entry of any order which may be entered (a) confirming any plan of reorganization in
this chapter 11 case or (b) converting any of this chapter 11 case to a chapter 7 case, and the
terms and provisions of this Interim Cash Collateral Order as well as the 507(b) Claims and the
Replacement Liens (each as subject to the Carveout) granted pursuant to this Interim Cash
Collateral Order shall continue in full force and effect notwithstanding the entry of any such
order, and such 507(b) Claims and Replacement Liens shall maintain their priority as provided by
this Interim Cash Collateral Order until all of the First Lien Lender Adequate Protection
Obligations and the Second Lien Lender Adequate Protection Obligations are paid in full and
discharged.



n. The provisions of this Interim Cash Collateral Order shall be binding upon and inure to the
benefit of the Prepetition Lenders and the Debtor and their respective successors and assigns,
including any trustee hereafter appointed in the chapter 11 case as a legal representative of the
Debtor or the Debtor’s estate.



o. The stipulations and admissions contained in this Interim Cash Collateral Order shall be
binding upon all other parties in interest unless a party in interest has timely filed a contested
matter or an adversary proceeding, or a motion seeking authority to bring any appropriate
proceeding as a representative of this estate (the “Authorization Motion”) by no later than
forty-five days after the entry of the Final Order on the Court’s docket (i) challenging the
validity, enforceability, priority or extent of the First Lien Prepetition Indebtedness, or the
First Lien Agents’ liens on the Prepetition Collateral or (ii) otherwise asserting or prosecuting
any avoidance actions or any other claims, counterclaims or causes of action (collectively, the
“Challenges”) against the First Lien Agent, the First Lien Lenders, their predecessors or their
respective affiliates, subsidiaries, directors, officers, representatives, attorneys or advisors in
connection with matters related to the First Lien Loan Documents, the Security Agreements, the
First Lien Prepetition Indebtedness or the Prepetition Collateral. If no such motion, adversary
proceeding or contested matter is timely filed (it being understood that such an adversary
proceeding or contested matter is timely filed if commenced promptly following a disposition in
favor of a movant of an Authorization Motion), (i) the First Lien Prepetition Indebtedness and all
related obligations of the Debtor shall constitute as of the Petition Date allowed claims (subject
to a determination of the proper amount of such claims and the amount of collateral securing such
claims, if any), not subject to counterclaim, set-off, subordination, recharacterization, defense
or avoidance (other than with respect to the proper amount of such claims), for all purposes in
this case and any subsequent chapter 7 or 11 case of the Debtor, (ii) the First Lien Agent’s liens
on the Prepetition Collateral shall be deemed, as applicable, to have been, as of the Petition
Date, legal, valid, binding and perfected, not subject to recharacterization, subordination or
avoidance, and (iii) the First Lien Prepetition Indebtedness and all related obligations of the
Debtor, the First Lien Agent’s liens on the Prepetition Collateral, and the First Lien Agent and
the First Lien Lenders shall not be subject to any other or further challenge by any party in
interest (other than a challenge asserting that the First Lien Prepetition Indebtedness is not
fully secured, that the liens are not supported by the value of the underlying collateral or that
adequate protection payments should be applied to reduce the First Lien Lenders’ claims).



p. Notwithstanding anything or in any other order by this Court to the contrary, no Cash
Collateral, Prepetition Collateral or Postpetition Collateral may be used to (a) object to, contest
or raise any defense to the validity, perfection, priority, extent or enforceability of any liens
or claims (other than with respect to the proper amount thereof and the amount of collateral
securing such claims, if any) granted under this Interim Cash Collateral Order or the Security
Agreements, (b) assert any Challenges or other causes of action against the First Lien Agent, the
First Lien Lenders, their predecessors or their respective agents, affiliates, representatives,
attorneys or advisors related to the First Lien Loan Documents or the First Lien Prepetition
Indebtedness, (c) prevent, hinder or otherwise delay any First Lien Agent’s assertion, enforcement
or realization on the Cash Collateral or the Prepetition Collateral (including, without limitation,
through the filing of any motion to lift or modify the automatic stay for the purpose of pursuing
state law remedies against such collateral), or (d) seek to modify any of the rights granted to the
First Lien Agent or the First Lien Lenders hereunder or under the First Lien Loan Documents, as
applicable.



q. Except to the extent expressly provided herein (including in the factual stipulations made
by the Debtor hereunder) or in the Lock Up Agreement nothing contained herein shall prejudice the
Debtor or the Prepetition Lenders with respect to any matter.



r. In the event of a Termination Event (other than a Fault-Based Termination Event), the
Debtor reserves its rights to seek non-consensual use of Cash Collateral, provided, however, that
the factual stipulations contained herein shall survive any Termination Event. The Prepetition
Lenders reserve their rights to oppose such non-consensual use.



s. In the event of a Termination Event, any amounts which have been funded by the First Lien
Agent and disbursed to third parties as Permitted Expenditures in accordance with the terms of this
Interim Cash Collateral Order, shall not be subject to disgorgement in favor of the First Lien
Lenders absent a finding of mistaken payment, bad faith or fraud.



t. The automatic stay imposed by Section 362 of the Bankruptcy Code shall be, and hereby is,
modified to the extent necessary, if any, to authorize any payment hereunder and to implement and
effectuate the terms and conditions of this Interim Cash Collateral Order. Further, the Debtor is
authorized and directed to perform all acts and execute and comply with the terms of such other
documents, instruments, and agreements necessary to effectuate the terms and conditions of this
Interim Cash Collateral Order.



u. The hearing to consider entry of a final order granting the relief set forth in this
Interim Cash Collateral Order on a final basis (the “Final Cash Collateral Order”) shall be held on
[• ], 2010 at [• ] (prevailing Pacific Standard Time) (the “Final Hearing”) to consider
any objections (the “Objections”) to the Final Order, and such Objections shall be filed with the
Bankruptcy Court electronically and served so that they are received no later than five (5)
business days prior to the Hearing (with a courtesy copy delivered directly to the Chambers of the
Honorable [• ]) by (a) attorneys for the Debtor, Fox Rothschild, LLP, 3800 Howard Hughes
Parkway, Suite 500, Las Vegas, Nevada 89169, Attn: Hal L. Baume, Esq. and Greenberg Traurig, LLP,
1221 Brickell Avenue, Miami, Florida 33131, Attn: Juan Loumiet, Esq.; (b) attorneys for the First
Lien Agent, Shearman & Sterling LLP, 599 Lexington Avenue, New York, NY 10022, Attn: Andrew V.
Tenzer, Esq. and Randall Martin, Esq. and Lionel Sawyer & Collins, 1700 Bank of America Plaza, 300
South Fourth Street, Las Vegas, NV 89101, Attn: Rodney M. Jean, Esq.; (c) attorneys for the Second
Lien Agent, Haynes & Boone, 1221 Avenue of the Americas, 26th Floor, New York, New York
10020, Attn: Jonathan Hook, Esq.; (d) the Office of the United States Trustee for the District of
Nevada, [• ]; and (e) counsel for any statutory committee appointed in these cases, once
appointed, so as to be actually received by such filing deadline (collectively, the “Objection
Notice Parties”).



v. The Debtor shall cause a copy of this Interim Cash Collateral Order and a notice of the
Final Hearing, together with the proposed form of the Final Order, to be served within three (3)
business days of entry of this Interim Cash Collateral Order, by first class mail, on the Objection
Notice Parties, the Debtor’s known unsecured creditors and all parties-in-interest who have filed a
notice of appearance or a request for pleadings pursuant to Bankruptcy Rule 2002 in this chapter 11
case.



w. Pursuant to Bankruptcy Rule 6004(h), this Interim Cash Collateral Order shall be effective
immediately upon entry.



DATED:      , 2010



	 	 	 
	FOX ROTHSCHILD, LLP
	By

	 	s/ Hal L. Baume
	
 
	 	 






HAL L. BAUME, ESQ.



New Jersey Bar No. 028741977


[pro hac vice pending]


DEANNA FORBUSH, ESQ.


Nevada Bar No. 6646


3800 Howard Hughes Parkway, Suite 500


Las Vegas, Nevada 89169


Telephone: (702) 262-6899



[Proposed] Counsel for FX Luxury Las Vegas I, LLCExhibit 1




Budget




	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	FX Luxury	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Operating Budget for the Proposed Bankruptcy Period	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	April 12, 2010 - August 11, 2010	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Category
	 	Description

	 	April-10
	 	May-10
	 	June-10
	 	July-10
	 	August-10
	 	TOTAL

	 
	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Total Tenant Revenue (A)

	 	$	760,000	 	 	$	1,200,000	 	 	$	1,200,000	 	 	$	1,200,000	 	 	$	425,806	 	 	$	 4,785,806	 
	 	 	
 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Commissions (B)
	 	Broker Commissions

	 	$	 6,333	 	 	$	 10,000	 	 	$	 10,000	 	 	$	 10,000	 	 	$	 3,666	 	 	$	 40,000	 
	 	 	
 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Total Commissions

	 	$	 6,333	 	 	$	 10,000	 	 	$	 10,000	 	 	$	 10,000	 	 	$	 3,666	 	 	$	 40,000	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Utilities
	 	Water

	 	$	 4,623	 	 	$	 6,600	 	 	$	 6,100	 	 	$	 8,000	 	 	$	 3,194	 	 	$	 28,517	 
	 	 	Gas

	 	$	127	 	 	$	100	 	 	$	100	 	 	$	58	 	 	$	20	 	 	$	404	 
	 	 	Electricity

	 	$	8,867	 	 	$	16,000	 	 	$	21,000	 	 	$	18,990	 	 	$	13,523	 	 	$	78,380	 
	 	 	Sewer

	 	$	18,050	 	 	$	-	 	 	$	-	 	 	$	28,500	 	 	$	-	 	 	$	46,550	 
	 	 	Total Utilities

	 	$	 31,667	 	 	$	 22,700	 	 	$	 27,200	 	 	$	 55,548	 	 	$	 16,736	 	 	$	 153,851	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Legal Fees
	 	Legal Fees (Ordinary Course

Counsel) Footnote 1

	 	

$ 9,500
	 	

$ 15,000
	 	

$ 15,000
	 	

$ 15,000
	 	

$ 5,323
	 	

$ 59,823

	 	 	Receiver Fees

	 	$	3,167	 	 	$	5,000	 	 	$	5,000	 	 	$	5,000	 	 	$	1,774	 	 	$	19,941	 
	 	 	Total Legal Fees/Receiver Fees

	 	$	 12,667	 	 	$	 20,000	 	 	$	 20,000	 	 	$	 20,000	 	 	$	 7,097	 	 	$	 79,763	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	General &
	 	Bank Charges

	 	$	 63	 	 	$	 100	 	 	$	 100	 	 	$	 100	 	 	$	 35	 	 	$	 399	 
	Administrative
	 	Miscellaneous Expense

	 	$	 63	 	 	$	 100	 	 	$	 100	 	 	$	 100	 	 	$	 35	 	 	$	 399	 
	 	 	Office Expense (C)

	 	$	3,800	 	 	$	6,000	 	 	$	6,000	 	 	$	6,000	 	 	$	2,129	 	 	$	23,929	 
	 	 	Rent — Office

	 	$	-	 	 	$	-	 	 	$	-	 	 	$	-	 	 	$	784	 	 	$	784	 
	 	 	Other

	 	$	158	 	 	$	250	 	 	$	250	 	 	$	250	 	 	$	89	 	 	$	997	 
	 	 	Postage/Freight/Messenger

	 	$	158	 	 	$	250	 	 	$	250	 	 	$	250	 	 	$	89	 	 	$	997	 
	 	 	Salary/Wage/Benefits (C)

	 	$	30,653	 	 	$	48,400	 	 	$	48,400	 	 	$	48,400	 	 	$	17,347	 	 	$	193,201	 
	 	 	Telephone

	 	$	760	 	 	$	1,200	 	 	$	1,200	 	 	$	1,200	 	 	$	426	 	 	$	4,786	 
	 	 	Total General & Administrative

	 	$	 35,657	 	 	$	 56,300	 	 	$	 56,300	 	 	$	 56,300	 	 	$	 20,935	 	 	$	 225,491	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Operating Expenses
	 	Fire Protection

	 	$	 950	 	 	$	 1,500	 	 	$	 1,500	 	 	$	 1,500	 	 	$	 532	 	 	$	 5,982	 
	 	 	Janitorial/Porter Services

	 	$	17,417	 	 	$	27,500	 	 	$	27,500	 	 	$	27,500	 	 	$	9,758	 	 	$	109,675	 
	 	 	Janitorial Supplies

	 	$	3,167	 	 	$	5,000	 	 	$	5,000	 	 	$	5,000	 	 	$	1,774	 	 	$	19,941	 
	 	 	Landscape Maintenance

	 	$	3,167	 	 	$	5,000	 	 	$	5,000	 	 	$	5,000	 	 	$	1,774	 	 	$	19,941	 
	 	 	Landscape Repair

	 	$	317	 	 	$	500	 	 	$	500	 	 	$	500	 	 	$	177	 	 	$	1,994	 
	 	 	Landscape Supplies

	 	$	317	 	 	$	500	 	 	$	500	 	 	$	500	 	 	$	177	 	 	$	1,994	 
	 	 	Elevator/Escalator

	 	$	1,583	 	 	$	10,721	 	 	$	2,500	 	 	$	2,500	 	 	$	3,804	 	 	$	21,109	 
	 	 	Entertainment

	 	$	19,950	 	 	$	31,500	 	 	$	31,500	 	 	$	31,500	 	 	$	11,177	 	 	$	125,627	 
	 	 	Pest Control

	 	$	285	 	 	$	450	 	 	$	450	 	 	$	450	 	 	$	160	 	 	$	1,795	 
	 	 	Rental Modulars

	 	$	6,333	 	 	$	10,000	 	 	$	10,000	 	 	$	10,000	 	 	$	3,548	 	 	$	39,882	 
	 	 	Repairs & Maintenance

	 	$	22,167	 	 	$	35,000	 	 	$	35,000	 	 	$	35,000	 	 	$	12,419	 	 	$	139,586	 
	 	 	Security

	 	$	34,833	 	 	$	55,000	 	 	$	55,000	 	 	$	55,000	 	 	$	19,516	 	 	$	219,349	 
	 	 	Signage (Footnote 2)

	 	$	 9,342	 	 	$	14,750	 	 	$	14,750	 	 	$	14,750	 	 	$	5,234	 	 	$	58,826	 
	 	 	Trash Removal

	 	$	15,200	 	 	$	4,000	 	 	$	4,000	 	 	$	24,000	 	 	$	1,419	 	 	$	48,619	 
	 	 	Total Operating Expenses

	 	$	 135,027	 	 	$	 201,421	 	 	$	 193,200	 	 	$	 213,200	 	 	$	 71,472	 	 	$	 814,320	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Professional
	 	Consulting Fees

	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 -	 
	Fees / Other
	 	Accounting Fees

	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 -	 
	 	 	Licenses & Permits

	 	$	317	 	 	$	500	 	 	$	500	 	 	$	7,500	 	 	$	177	 	 	$	8,994	 
	 	 	Total Professional Fees/Other

	 	$	 317	 	 	$	 500	 	 	$	 500	 	 	$	 7,500	 	 	$	 177	 	 	$	 8,994	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Insurance
	 	Liability Insurance

	 	$	 -	 	 	$	 -	 	 	$	 67,500	 	 	$	 -	 	 	$	 -	 	 	$	 67,500	 
	 	 	Total Insurance

	 	$	 -	 	 	$	 -	 	 	$	 67,500	 	 	$	 -	 	 	$	 -	 	 	$	 67,500	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Real Estate Taxes &
	 	Real Estate Taxes (H)

	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 -	 
	Assessments
	 	Special Assessment Taxes

	 	$	 -	 	 	$	 -	 	 	$	 9,000	 	 	$	 -	 	 	$	 4,435	 	 	$	 13,435	 
	 	 	Total Real Estate Taxes &

Assessments

	 	

$ -
	 	

$ -
	 	

$ 9,000
	 	

$ -
	 	

$ 4,435
	 	

$ 13,435

	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Property
	 	Property Management (D)

	 	$	 17,955	 	 	$	 28,350	 	 	$	 28,350	 	 	$	 28,350	 	 	$	 10,060	 	 	$	 113,065	 
	Management
	 	Total Property Management

	 	$	 17,955	 	 	$	 28,350	 	 	$	 28,350	 	 	$	 28,350	 	 	$	 10,060	 	 	$	 113,065	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Capital Development
	 	Capital / Working Capital

(Footnote 3)

	 	

$ 6,333
	 	

$ 10,000
	 	

$ 10,000
	 	

$ 10,000
	 	

$ 3,666
	 	

$ 40,000

	 	 	Total Cash Expenses

	 	$	 245,955	 	 	$	 349,271	 	 	$	 422,050	 	 	$	 400,898	 	 	$	 138,245	 	 	$	 1,556,419	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Totals
	 	Revenue (from line 6)

	 	$	 760,000	 	 	$	 1,200,000	 	 	$	 1,200,000	 	 	$	 1,200,000	 	 	$	 425,806	 	 	$	 4,785,806	 
	 	 	Tenant Operating, G&A, and Other

	 	

	 	

	 	

	 	

	 	

	 	


	 	 	Expenses (from line 56)

	 	$	245,955	 	 	$	349,271	 	 	$	422,050	 	 	$	400,898	 	 	$	138,245	 	 	$	1,556,419	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Net Operating Cash

	 	$	 514,045	 	 	$	 850,729	 	 	$	 777,950	 	 	$	 799,102	 	 	$	 287,562	 	 	$	 3,229,388	 
	BK Expenses (E)
	 	Utility Deposits

	 	$	 20,000	 	 	 	 	 	 	$	 -	 	 	$	 -	 	 	$	 -	 	 	$	 20,000	 
	 	 	Trustee Fees

	 	$	 -	 	 	$	10,400	 	 	$	-	 	 	$	-	 	 	$	3,467	 	 	$	 13,867	 
	 	 	Lender BK Expenses (Footnote 4)

	 	$	79,167	 	 	$	125,000	 	 	$	125,000	 	 	$	125,000	 	 	$	44,355	 	 	$	 498,522	 
	 	 	Borrower BK Expenses

	 	$	 79,167	 	 	$	125,000	 	 	$	125,000	 	 	$	125,000	 	 	$	44,355	 	 	$	 498,522	 
	 	 	General Administrative

Expense (G)

	 	

$ -
	 	

$-
	 	

$-
	 	

$-
	 	

$-
	 	

$ -

	 	 	Sales Program (Footnote 5)

(F)

	 	

$ 15,000
	 	

$ 25,000
	 	

$ 25,000
	 	

$ 25,000
	 	

$ 10,000
	 	

$ 100,000

	 	 	
 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Total BK Expenses

	 	$	193,333	 	 	$	285,400	 	 	$	275,000	 	 	$	275,000	 	 	$	102,177	 	 	$	1,130,910	 
	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Total Operating Cash Net of BK

Expenses

	 	

$ 320,712
	 	

$ 565,329
	 	

$ 502,950
	 	

$ 524,102
	 	

$ 185,385
	 	

$ 2,098,478

	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Period Interest Expense

	 	$	 259,073	 	 	$	 409,063	 	 	$	 409,063	 	 	$	 409,063	 	 	$	 145,151	 	 	$	 1,631,412	 
	 	 	
 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Total Operating Cash Net of Debt

Service

	 	

$ 61,639
	 	

$ 156,267
	 	

$ 93,888
	 	

$ 115,040
	 	

$ 40,234
	 	

$ 467,066

	 	 	 

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Debt Service
	 	


	 	

	 	

	 	

	 	

	 	

	 	


	Debt
	 	$ 262,500,000

	 	

	 	

	 	

	 	

	 	

	 	


	LIBOR*
	 	
 
	 	 	0.37	%	 	 	0.37	%	 	 	0.37	%	 	 	0.37	%	 	 	0.37	%	 	


	Spread
	 	1.50%

	 	

	 	

	 	

	 	

	 	

	 	


	All-In
	 	
 
	 	 	1.87	%	 	 	1.87	%	 	 	1.87	%	 	 	1.87	%	 	 	1.87	%	 	


	Interest Expense
	 	
 
	 	$	 259,073	 	 	$	 409,063	 	 	$	 409,063	 	 	$	 409,063	 	 	$	 145,151	 	 	 	1,631,412	 
	DSCR
	 	
 
	 	 	1.98x	 	 	 	2.08x	 	 	 	1.90x	 	 	 	1.95x	 	 	 	1.98x	 	 	 	1.98x	 
	 	 	
 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	
 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	
 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	DSCR Net of BK Expenses	 	 	1.24x	 	 	 	1.38x	 	 	 	1.23x	 	 	 	1.28x	 	 	 	1.28x	 	 	 	1.29x	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	Footnote (1)	 	Legal fees represent fees incurred in the ordinary course of business for Tenant leasing and other operating requirements

	Footnote (2)	 	Signage expense covers the ongoing monthly maintenance for the property signs and a payoff period of six months for the lease buyout

	Footnote (3)	 	Capital development expense covers major repair and maintenance required to make space leaseable

	Footnote (4)	 	Lenders’ fees are not capped and these numbers are indicative only.

	Footnote (5)	 	Sales program expenses include survey, Phase 1 update, title and sales agent.

	Lettered Footnotes
	 
	Note: Lettered footnotes reflect changes from the previously approved budget in the Cash Collateral Order.
	Footnote (A)	 	The Revenue line is up $120,000 in each month (half months were pro-rated).

	Footnote (B)	 	Commissions were increased from $3,700 to $10,000 per month in anticipation of additional leasing. We understand the receiver does not have commissions in its budget, but does pay
them. Current commissions are at the rate of $20,000 per month (see Schedule (B))

	Footnote (C)	 	See Schedule (C)

	Footnote (D)	 	Property Management is up because gross revenues are estimated as up.

	Footnote (E)	 	See Schedule E. If we do not need the deposits, we do not use them, but they were necessary based on recent inquiries to each of the utilities.

	Footnote (F)	 	The Sales Program Expense was increased $25,000 because we will need to get a title commitment, updated survey, and new environmental, which costs need to be funded. We would
order these as soon as the petition is filed for the due diligence room, and since we are reducing the number of days for the auction.

	Footnote (G)	 	Still under consideration.

	Footnote (H)	 	The Real Estate Tax disbursement for the month of August 2010 has been removed from the budget because the due date of the payment falls outside the current four month period
covered by the above budget.







Attachment 4

Amended and Restated Exhibit E to Lock Up Agreement




Exhibit E

Target Dates




	 	 	 
	Action Item
	 	Target12

	 
	 	 

	New Secured Loan Documents
	 	April 16, 2010

	 
	 	 

	Solicitation of votes of First Lien Lenders to accept or

reject the Plan completed
	 	April 19, 2010




	 
	 	 

	Petition Date
	 	April 20, 2010

	 
	 	 

	File with the Bankruptcy Court the Interim Cash Collateral

Order (to be heard no later than Day 10)
	 	Day 1




	 
	 	 

	Entry by the Bankruptcy Court of the Auction and Bidding

Procedures Order and Appointment of a Sales Agent
	 	Day 25




	 
	 	 

	Entry by the Bankruptcy Court of Final Cash Collateral Order
	 	Day 30

	 
	 	 

	Bid Deadline
	 	Day 90

	 
	 	 

	Auction, if required
	 	Day 111

	 
	 	 

	Entry by the Bankruptcy Court of the Confirmation Order
	 	Day 120

	 
	 	 

	Effective Date of Plan
	 	Day 130

(Day 150 if buyer

requires time to

close a

transaction)

	 
	 	 







Attachment 5

Exhibit F to Lock Up Agreement




Exhibit F

Form of Equity Sponsor Commitment Amendment





	1	 	The Assessor’s Office for Clark County,
Nevada identifies the tax parcels by Assessor Parcel Numbers 162-21-301-001,
162-21-301-003, 162-21-301-009, 162-21-301-014, 162-21-301-016, 162-21-301-017,
162-21-301-018, 162-21-301-019 and 162-21-301-020.






	2	 	On November 5, 2009, the Borrowers and the
Guarantor merged, with the Debtor being the surviving entity.






	3	 	Nevada Title Company, a Nevada corporation,
was substituted in place of First American Title Insurance Company, the
original Trustee under the First Lien Deed of Trust, pursuant to a Substitution
of Trustee recorded on April 9, 2009 in Book 20090409 as Instrument 0003049 in
the Official Records of Clark County, Nevada.






	4	 	The amount assigned to Great Lakes was
$50,000,000 based on the original principal amount outstanding under the First
Lien Credit Agreement and thus amounts actually owed to Great Lakes by the
Debtor have ratably reduced as a result of the application of the proceeds of
approximately $21,000,000 in collateral received by LBBW, MHB and Deutsche Hypo
following the Default (as further described below).






	5	 	Pursuant to their rights to exercise remedies
under the First Lien Credit Agreement and the Loan Documents (as defined in the
First Lien Credit Agreement), the First Lien Lenders recovered approximately
$21,000,000 in principal from the collateral proceeds following the Default.






	6	 	The Security Deposit Account is subject to
the Stipulation for Turnover of Certain Assets Held by Receiver to Debtor in
Possession between Debtor, Receiver and the First Lien Agent, which was
previously submitted contemporaneously with the Cash Collateral Motion for the
Court’s consideration for the termination of the receivership, turnover of
assets by the Receiver to Debtor and release of the Receiver’s prepetition
claims against the Debtor.






	7	 	Pursuant to section 3.13 of the Lock Up and
Plan Support Agreement, immediately prior to the Petition Date, certain funds
that previously had been held in the Agent Cash Management Account were
transferred to fund the initial operating expenses of the Debtor pursuant to
paragraph 3 hereof and the remaining funds were applied to pay certain accrued
interest and legal fees and expenses of the First Lien Lenders.






	8	 	For all purposes of this Interim Cash
Collateral Order, the Debtor shall be permitted to rely on the First Lien
Agent’s communications that required consent or approval of the First Lien
Lenders has been obtained.






	9	 	For greater certainty, the amounts payable in
connection with Lenders’ Fees (defined below), although referenced in the
Budget, shall not be subject to the Permitted Variance concept and shall
instead be payable as adequate protection payments in accordance with the terms
hereof.






	10	 	Notwithstanding anything else contained
herein, funds held in the Travelodge Account shall be available for use solely
in accordance with the terms of that certain Management Agreement (the
“Management Agreement”), dated as of February 1, 2002, by and between Metroflag
BP LLC, a Nevada limited liability company, and WW Lodging Limited LLC, a
Delaware limited liability company. Such funds shall be available only for use
by the Manager (as defined in the Management Agreement) and in the ordinary
course of business and shall not be available for use by the Debtor absent
written consent from the First Lien Lenders. Upon the occurrence of a
Termination Event neither the Manager nor the Debtor shall be permitted to use
such cash absent further consent from the First Lien Lenders or subsequent
order of the Court. Any income received from the operation of the Travelodge
business located on the Properties shall continue to be deposited into the
Travelodge Account and if received by the Debtor shall be promptly transferred
to the Travelodge Account.






	11	 	The Security Deposit Account shall
remain a segregated account subject to a lien in favor of the First Lien
Agent for the benefit of the First Lien Lenders as set forth herein. To the
extent that the Debtor becomes entitled to any security deposits in the
Security Deposit Account (whether because of Tenant breach under a lease or
otherwise), such security deposits shall be transferred to the Agent Cash
Management Account as soon as is reasonably practicable, to be held and
distributed to the terms of this Order or other order of the Bankruptcy Court.
If, at any time, Debtor believes that a Tenant has become entitled to all or
any part of a security deposit held in the Security Deposit Account, Debtor
shall provide at least five (5) days’ written notice to each Objection Notice
Party of Debtor’s intent to return such security deposit.






	12	 	All references to “Days” refer to days after
the Petition Date, i.e., Day 5 is the fifth day after the filing of the
Prepackaged Case.




5









April [15], 2010



LIRA Property Owner, LLC


650 Madison Avenue


15th Floor


New York, NY 10022



LIRA LLC


650 Madison Avenue


15th Floor


New York, NY 10022



Gentlemen:



Re: Letter Amendment to Equity Sponsor Commitment Letter



Reference is made to that certain Equity Sponsor Commitment Letter (the “Equity Sponsor
Commitment”), dated as of November 16, 2009, among LIRA Property Owner, LLC (“New
Borrower”), a Delaware limited liability company, LIRA LLC (“New Parent”; and together
with New Borrower, “you”), a Delaware limited liability company and each of the
undersigned. Capitalized terms used but not otherwise defined herein shall have the meanings
assigned to such terms in the Equity Sponsor Commitment.



It is agreed by you and us that the Equity Sponsor Commitment is hereby amended as follows:



(a) by deleting in the first paragraph thereof the phrase “(the “Lock Up Agreement”)”
and replacing it with the following phrase: “(as amended, supplemented or otherwise modified from
time to time, the “Lock Up Agreement”)”; and



(b) by deleting in the second paragraph thereof the phrase “(the “Plan Funding
Agreement”)” and replacing it with the following phrase: “(as amended, supplemented or
otherwise modified from time to time, the “Plan Funding Agreement”)”.



On and after the effectiveness of this letter amendment (this “Letter Amendment”),
each reference in the Equity Sponsor Commitment to “this letter”, “hereunder”, “hereof” or other
words of like import referring to the Equity Sponsor Commitment, and each reference in any other
Transaction Document to “the Equity Sponsor Commitment”, “thereunder”, “thereof” or words of like
import referring to the Equity Sponsor Commitment, shall mean and be a reference to the Equity
Sponsor Commitment, as amended by this Letter Amendment.



The Equity Sponsor Commitment, as amended by this Letter Amendment, is and shall continue to
be in full force and effect and is hereby in all respects ratified and confirmed. The execution,
delivery and effectiveness of this Letter Amendment shall not, except as expressly provided herein,
operate as a waiver of any right, power or remedy of any party under the Equity Sponsor Commitment
or the Transaction Documents, nor constitute a waiver of any provision of the Equity Sponsor
Commitment or the Transaction Documents.



This Letter Amendment shall be governed by, and construed in accordance with, the laws of the
State of New York without regard to its choice of law rules. Any legal action, suit or proceeding
arising out of, based upon, or relating to, this Letter Amendment or any of the transactions
contemplated by this Letter Amendment (each, a “Dispute”) shall be brought solely to the
federal court of the Southern District of New York or any state court located in New York County,
State of New York. Each of the parties hereto (i) irrevocably submits itself to the exclusive
jurisdiction of such courts in respect of any Dispute; (ii) agrees that it will not attempt to
defeat such jurisdiction by motion or other request for leave from any such court, including,
without limitation, a motion to dismiss on the grounds of forum non conveniens; (iii) agrees that
it will not bring any Dispute in any other court; and (iv) WAIVES, TO THE FULLEST EXTENT PERMITTED
BY APPLICABLE LAW, ANY RIGHT TO A TRIAL BY JURY WITH RESPECT TO ANY CLAIM, COUNTERCLAIM OR ACTION
ARISING OUT OF OR IN CONNECTION WITH THIS LETTER OR THE TRANSACTIONS CONTEMPLATED HEREBY.



This Letter Amendment may be executed in any number of counterparts, each of which shall be
an original and all of which, when taken together, shall constitute one agreement. Delivery of an
executed counterpart of a signature page of this commitment letter by facsimile transmission or
electronic mail shall be effective as delivery of a manually executed counterpart of this Letter
Amendment.



[Remainder of page left intentionally blank]




If the foregoing is acceptable to you, please sign and return a copy of this Letter Amendment
to confirm your acceptance of the terms and conditions set forth herein.



Very truly yours,



	 	 	 	 	 	 	 
	Robert F.X. Sillerman
	 	Paul C. Kanavos	 	Brett Torino
	Accepted and Agreed,
	 	 	 	 
	LIRA Property Owner, LLC
	 	 	 	 
	By:

	 	

	 	

	 	

	
 
	 	 
	 	

	 	

	Name:

	 	Paul C. Kanavos
	 	

	 	

	
 
	 	 
	 	

	 	

	Title:

	 	Authorized Signatory
	 	

	 	

	
 
	 	 
	 	

	 	

	LIRA LLC

	 	

	 	

	 	

	By:

	 	

	 	

	 	

	
 
	 	 
	 	

	 	

	Name:

	 	Paul C. Kanavos
	 	

	 	

	
 
	 	 
	 	

	 	

	Title:

	 	Authorized Signatory
	 	

	 	

	
 
	 	 
	 	

	 	







6




In accordance with the terms of the Equity Sponsor Commitment, the undersigned hereby consents
(and, in the case of the First Lien Agent, confirms that the First Lien Lenders consent) to the
foregoing Letter Amendment and confirms and agrees (and in the case of the First Lien Agent,
confirms that the First Lien Lenders confirm and agree) that the Equity Sponsor Commitment (as
amended by the Letter Amendment) is and shall continue to be in full force and effect and is hereby
ratified and confirmed in all respects, except that, on the and after the effectiveness of the
Letter Amendment, references in the Equity Sponsor Commitment to “this letter”, “hereunder”,
“hereof” or other words of like import referring to the Equity Sponsor Commitment, and each
reference in any other Transaction Document to “the Equity Sponsor Commitment”, “thereunder”,
“thereof” or words of like import referring to the Equity Sponsor Commitment, shall mean and be a
reference to the Equity Sponsor Commitment, as amended by this Letter Amendment.



LANDESBANK BADEN-WüRTTEMBERG, NEW YORK BRANCH,


as First Lien Agent and on behalf of the First Lien
Lenders



By:

Name:

Title:




By:

Name:

Title:




FX LUXURY LAS VEGAS I, LLC,



By: FX LUXURY, LLC, its sole member



By: FXL, INC., its managing member



	 	 	 
	By:

	 	

	
 
	 	 
	Name:

	 	Mitchell J. Nelson
	
 
	 	 
	Title:

	 	President
	
 
	 	 







7