EXHIBIT 10.6

REUNION GF# 101000567



                    SPECIAL WARRANTY DEED WITH VENDOR'S LIEN



Date:             February 14, 2003

Grantor:          ONE  STEMMONS  LAND  LIMITED  PARTNERSHIP,   a  Texas  limited
                  partnership and
                  TWO  STEMMONS  LAND  LIMITED  PARTNERSHIP,   a  Texas  limited
                  partnership

Grantor's Mailing Address:

                  One Stemmons  Land Limited  Partnership  and Two Stemmons Land
                  Limited Partnership
                  2221 Manana Drive, Suite 110
                  Dallas, Texas 75220
                  Dallas County

Grantee: MILLION DOLLAR SALOON, INC., a Nevada corporation

Grantee's Mailing Address:

                  Million Dollar Saloon, Inc.
                  6848 Greenville Avenue
                  Dallas, Texas 75231
                  Dallas County

Consideration:

         Cash and a note of even date  executed  by Grantee  and  payable to the
         order of Grantor in the  principal  amount of TWO  MILLION  ONE HUNDRED
         FIFTY  SIX  THOUSAND   SEVEN  HUNDRED   THIRTEEN  AND  50/100   DOLLARS
         ($2,156,713.50).  The note is secured by a first and superior  vendor's
         lien and superior title retained in this deed and by a first-lien  deed
         of trust of even date from Grantee to Scott L. Luna, trustee.


Property (including any improvements):

         See  Exhibit  "A"  attached  hereto  and  incorporated  herein  for all
purposes.

Reservations from Conveyance:

         Grantor hereby  reserves from the conveyance of the Property for itself
and its successors,  assigns,  employees,  officers, agents, and contractors, an
easement  and license to enter upon and use such  portions of the Property as is
necessary to relocate the billboard sign located on the Property and any related
facilities to another area on the  Property.  Such easement and license shall be
perpetual and shall run with the land.

Exceptions to Conveyance and Warranty:

         Liens  described  as part of the  Consideration  and  any  other  liens
described  in this deed as being  either  assumed or  subject to which  title is
taken;  validly existing  easements,  rights-of-way,  and  prescriptive  rights,
whether  of  record  or  not;  all  presently   recorded  and  validly  existing
instruments,  other than conveyances of the surface fee estate,  that affect the
Property;  and taxes for 2003,  which Grantee assumes and agrees to pay, but not
subsequent  assessments  for that and prior  years due to change in land  usage,
ownership, or both, the payment of which Grantor assumes.


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<CAPTION>

         Grantor,  for the  Consideration  and subject to the Reservations  from
Conveyance  and the Exceptions to Conveyance and Warranty,  grants,  sells,  and
conveys to Grantee the  Property,  together with all and singular the rights and
appurtenances  thereto in any way  belonging,  to have and to hold it to Grantee
and Grantee's heirs, successors,  and assigns forever. Grantor binds Grantor and
Grantor's  heirs and  successors to warrant and forever  defend all and singular
the Property to Grantee and Grantee's  heirs,  successors,  and assigns  against
every  person  whomsoever  lawfully  claiming  or to claim  the same or any part
thereof  when the claim is by,  through,  or under  Grantor  but not  otherwise,
except as to the  Reservations  from Conveyance and the Exceptions to Conveyance
and Warranty.

         As a material  part of the  Consideration  for this deed,  Grantor  and
Grantee  agree  that  Grantee is taking  the  Property  "AS IS" with any and all
latent and patent  defects  and that there is no  warranty  by Grantor  that the
Property has a particular  financial  value or is fit for a particular  purpose.
Grantee  acknowledges  and  stipulates  that  Grantee  is  not  relying  on  any
representation,  statement,  or other  assertion  with  respect to the  Property
condition buy is relying on Grantee's examination of the Property. Grantee takes
the Property with the express  understanding  and stipulation  that there are no
express or implied warranties.

         The  vendor's  lien  against and  superior  title to the  Property  are
retained  until each note  described is fully paid  according  to its terms,  at
which time this deed will become absolute.

         When the context  requires,  singular  nouns and  pronouns  include the
plural.


ONE STEMMONS LAND LIMITED                          TWO STEMMONS LAND LIMITED
PARTNERSHIP, a Texas limited partnership           PARTNERSHIP, a Texas limited partnership
<S>                                                <C>
By:  Stemmons Manana Corporation,                  By:  Stemmons Manana Corporation,
       a Texas corporation, its general partner           a Texas corporation, its general partner


BY:____________________________________________    BY:____________________________________________
   Gary Gilmore, Vice President                       Gary Gilmore, Vice President
</TABLE>


STATE OF TEXAS                      )

COUNTY OF DALLAS                    )

         This instrument was acknowledged  before me on , 2003, by Gary Gilmore,
Vice President of Stemmons  Manana  Corporation,  a Texas  corporation,  general
partner of One Stemmons Land Limited  Partnership,  a Texas limited partnership,
on behalf of said partnership.

                                                   _____________________________
                                                   Notary Public, State of Texas

STATE OF TEXAS                      )

COUNTY OF DALLAS                    )

         This instrument was acknowledged  before me on , 2003, by Gary Gilmore,
Vice President of Stemmons  Manana  Corporation,  a Texas  corporation,  general
partner of Two Stemmons Land Limited  Partnership,  a Texas limited partnership,
on behalf of said partnership.

                                                   _____________________________
                                                   Notary Public, State of Texas


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PREPARED IN THE OFFICE OF:                           AFTER RECORDING RETURN TO:

Luna & Luna, L.L.P.                                  Reunion Title
1505 Northwest Highway                               5944 Luther Lane, Suite 800
Garland, Texas 75041                                 Dallas, Texas  75225
Tel: (972) 926-5300
Fax: (972) 278-8357






























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                                   EXHIBIT "A"

BEING a lot,  tract or  parcel  of land  situated  in the JOHN L.  HUNT  SURVEY,
ABSTRACT NO. 588,  Dallas  County,  Texas and being a part of that same tract of
land  conveyed  to ONE  STEMMONS  LAND  LIMITED  PARTNERSHIP,  a  Texas  limited
partnership,  recorded in Volume  96137,  Page 829 of the Deed Records of Dallas
County,  Texas, and being a strip of land approximately 37.5 feet by 582 feet of
TWO STEMMONS LAND LIMITED  PARTNERSHIP  recorded in Volume 96137, Page 838, Deed
Records of Dallas County,  Texas and being more particularly  described by metes
and bounds as follows:

BEGINNING  at a point  for  corner  in the  center  line  of a 75 foot  Drainage
Easement recorded in Volume 67009, Page 979, Deed Records, Dallas County, Texas,
said  corner  also  lying  in  the  East  line  of  Goodnight  Lane  (50.0  foot
right-of-way),  recorded in Volume  2002058,  Page 00187 of the Plat  Records of
Dallas County, Texas;

THENCE North,  along the East line of said  Goodnight  Lane,  passing a 5/8 inch
iron rod set for witness in the North line of said  Drainage  Easement and being
in the North line of said Two  Stemmons  tract and in the South line of said One
Stemmons  tract,  and  continuing in all a distance of 516.79 feet to a 5/8 inch
iron rod set in the East line of said Goodnight Lane;

THENCE  North 89 degrees 59 minutes 48 seconds  East,  and passing at a distance
approximately  of 99.66  feet the  Southwest  corner of Lot 2,  Block  1/6509 of
Centennial-Walnut  Hill  Addition,  an  Addition  to the City of Dallas,  Dallas
County,  according to the Map or Plat recorded in Volume 97215, Page 6253 of the
Plat Records of Dallas  County,  Texas,  and  continuing for a total distance of
562.22 feet to a 1/2 inch iron rod found at the Southeast  corner of said Lot 2,
said corner also lying in the West line of IH 35E (Stemmons  Freeway)  (variable
width right-of-way);

THENCE South 00 degrees 59 minutes 23 seconds East,  along the West line of said
IH 35E, a distance of 350.17 feet to a concrete monument found;

THENCE South 04 degrees 55 minutes 39 seconds East,  along the West line of said
IH 35E, passing at a distance of 118.98 feet a 5/8 inch iron rod set for witness
at the Northeast  corner of Two Stemmons  tract and at the  Southeast  corner of
said One  Stemmons  tract and in the North line of said  Drainage  Easement  and
continuing  in all a distance of 159.74 feet to a point for corner in the center
of said Drainage Easement;

THENCE  South 89 degrees 15 minutes 23 seconds  West,  along the center  line of
said Drainage Easement, a distance of 582.04 feet to the POINT OF BEGINNING, and
CONTAINING 291,624.40 square feet or 6.695 acres of land.



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