Document:

exv10w8

Exhibit 10.8

SUBSCRIPTION AGREEMENT

Pebblebrook Hotel Trust

10319 Westlake Drive, Suite 112

Bethesda, Maryland 20817

Dear Sirs:

     In connection with a proposed purchase of common shares of beneficial interest, $0.01 par
value per share (the “Shares”), of Pebblebrook Hotel Trust, a Maryland real estate investment trust
(the “Company”), from the Company, the undersigned (the “Investor”) hereby confirms and certifies
that:

     1. Upon the terms and subject to the conditions set forth in this Subscription Agreement, the
Investor irrevocably subscribes for and agrees to purchase from the Company the number and amount
of Shares set forth on the signature page of this Subscription Agreement (the “Investor’s Shares”)
at a price per share equal to the public offering price per share in the Company’s underwritten
initial public offering (the “Offering”) (the “Purchase Price”). The Investor understands and
agrees that the Company reserves the right to accept or reject the Investor’s subscription for the
Shares for any reason or for no reason, in whole or in part, at any time prior to its acceptance by
the Company, and the same shall be deemed to be accepted by the Company only when this Subscription
Agreement is signed by a duly authorized person by or on behalf of the Company; the Company may do
so in counterpart form. The Investor understands and agrees that there is no minimum amount of
Shares required to be sold by the Company in the Offering. In the event of rejection of the
Investor’s entire subscription by the Company or the termination of this Subscription Agreement in
accordance with the immediately preceding sentence, the Investor’s payment hereunder will be
returned promptly to the Investor, and this Subscription Agreement shall have no force or effect.

     2. The Investor agrees to deliver the Purchase Price for the Investor’s Shares by wire
transfer or check payable to the Company on the closing date of the Offering.

     3. The Investor represents and warrants that it is an “accredited investor” within the meaning
of Rule 501(a) of Regulation D under the Securities Act of 1933, as amended (the “Securities Act”),
as noted on Schedule A (Eligibility Representations of the Investor), which is attached hereto and
incorporated by reference herein and made a part of this Subscription Agreement, and it is
purchasing the Investor’s Shares only on its own behalf and not for the account of any other person
or entity.

     4. The Investor understands that the Investor’s Shares are being offered in a transaction not
involving any public offering within the United States within the meaning of the Securities Act and
that the Shares have not been registered under the Securities Act or the securities laws of any
jurisdiction and, unless so registered, may not be sold except (a) to the Company or a subsidiary
thereof, (b) pursuant to a registration statement that has been declared effective under the
Securities Act or (c) pursuant to an exemption from the registration requirements of the Securities
Act, and subject to compliance with any applicable securities laws of any jurisdiction. The
Investor understands and agrees that the transfer agent for the Shares will not be required to
accept for registration of transfer any of the Shares acquired by it, except upon presentation of
evidence satisfactory to the Company and the transfer agent that the foregoing restrictions on
transfer have been complied with. The Investor acknowledges that the Company and the transfer agent
for the Shares reserve the right, prior to any offer, sale or other transfer of the Shares, to
require the delivery of an opinion of counsel, certifications and/or other information satisfactory
to the Company and the transfer agent for the Shares that the foregoing restrictions have been
complied with.

     5. The Investor acknowledges that it has received such information as the Investor deems
necessary in order to make an investment decision with respect to the Investor’s Shares. The
Investor and his advisor(s), if any, have had the right to ask questions of and receive answers
from the Company and its officers and trustees, and to obtain such information concerning the terms
and conditions of the offering of the Investor’s Shares as the Investor and his advisor(s), if any,
deem relevant to making an investment decision with respect to the Investor’s Shares. The Investor
represents and agrees that the prior to the Investor’s agreement to purchase the Investor’s Shares,
the Investor and his advisor(s), if any, have asked such questions, received such answers and
obtained such information as the Investor and its advisor(s), if any, deem relevant to making an
investment decision with respect to the Investor’s Shares.

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     6. The Investor represents and warrants that the Investor has such knowledge and experience in
financial and business matters as to be capable of evaluating the merits and risks of an investment
in the Shares, and the Investor is able to bear the economic risk of such investment and can afford
the complete loss of such investment. The Investor is aware that there are substantial risks
incident to the purchase of the Shares.

     7. The Investor represents and warrants that (a) the Investor is acquiring the Shares for its
own account for investment purposes and not with a view to, or for offer or sale in connection
with, any distribution in violation of the Securities Act, and (b) the Investor is aware of the
restrictions on transfer contained in the Company’s Amended and Restated Declaration of Trust
relating to the Shares.

     8. The Investor is an “affiliate” (as defined in Rule 144 of the Securities Act) of the
Company.

     9. The Investor is at least 21 years of age and the Investor has adequate means of providing
for all his current and foreseeable needs and personal contingencies and has no need for liquidity
in this investment.

     10. The Investor acknowledges that the Company, the Company’s counsel and others will rely on
the acknowledgments, understandings, agreements, representations and warranties contained in this
Subscription Agreement. The Investor agrees to promptly notify the Company if any of the
acknowledgments, understandings, agreements, representations and warranties set forth herein change
or are no longer accurate.

     11. The Investor represents and warrants that the execution, delivery and performance of this
Subscription Agreement by the Investor are within the powers of the Investor, have been duly
authorized and will not constitute or result in a breach or default under or conflict with any
order, ruling or regulation of any court or other tribunal or of any governmental commission or
agency, or any agreement or other undertaking, to which the Investor is a party or by which the
Investor is bound. The signature on this Subscription Agreement is genuine, and the Investor has
legal competence and capacity to execute the same, and this Subscription Agreement constitutes a
legal, valid and binding obligation of the Investor, enforceable in accordance with its terms.

     12. Neither this Subscription Agreement nor any rights that may accrue to the Investor may be
transferred or assigned.

     13. The Company is entitled to rely upon this Subscription Agreement and is irrevocably
authorized to produce this Subscription Agreement or a copy hereof to any interested party in any
administrative or legal proceeding or official inquiry with respect to the matters covered hereby.

     THIS SUBSCRIPTION AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS
OF THE STATE OF MARYLAND, WITHOUT REGARD TO THE PRINCIPLES OF CONFLICTS OF LAWS THAT WOULD
OTHERWISE REQUIRE THE APPLICATION OF THE LAW OF ANY OTHER STATE.

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IN WITNESS WHEREOF, the Investor has caused this Subscription Agreement to be executed as of the
date set forth below.

	 	 	 
	 
	 

	 	 
	Signature of Investor

	 	Signature of Joint Investor, if applicable
	 
	 	 
	 
	 

	 	 
	Name of Investor. Please indicate name and capacity of
person signing above if the investor is other than a
natural person.

	 	Name of Joint Investor, if applicable.
Please indicate name and capacity of
person signing above if the joint
investor is other than a natural person.
	 
	 	 
	 
	 

	 	 
	Name in which Shares are to be registered (if different)

	 	Date:                                                             , 2009
	 
	 	 
	The Investor’s State of residence is:  
	 
	 	 
	If there are joint investors, please check one:
	 	 
	 
	     o Joint Tenants with Rights of Survivorship
	 	 
	 
	     o Tenants-in-Common
	 	 
	 
	     o Community Property
	 	 
	 
	 	 
	 

	 	 
	Investor’s Tax ID No. or E.I.N.

	 	Joint Investor’s Tax ID No. or E.I.N.
	 
	 	 
	 

	 	 
	Business Address—Street

	 	Mailing Address—Street (if different)
	 
	 	 
	 

	 	 
	City      
     
          
          
      
State     
     
                    
  
 Zip

	 	City           
          
          
          State     
     
          
          

 Zip

	 
	 	 
	Attn.:
             
             
             
             
             
             
         

	 	Attn.:
             
             
             
             
             
             
         

	 
	 	 
	Telephone No.:
             
             
             
             
             
       

	 	Telephone No.:
             
             
             
             
             
       

	 
	 	 
	Facsimile No.:
             
             
             
             
             
       

	 	Facsimile No.:
             
             
             
             
             
       

	 
	 	 
	Email:
             
             
             
             
             
             

	 	Email:
             
             
             
             
             
             
         

	 
	 	 
	Number of Shares Subscribed For:
             
          
          
       

	 	Subscription Amount: $
                
          
          
    

You must pay the full Subscription Amount pursuant to the instructions provided by the Company.

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SCHEDULE A

ELIGIBILITY REPRESENTATIONS OF THE INVESTOR

	A.	 	ACCREDITED INVESTOR STATUS (PLEASE CHECK ALL THAT APPLY):

	 	1.	o 	 I am a trustee or executive officer of the Company.
	 
	 	2.	o 	 I am a natural person and have a net worth, either alone or with my spouse,
of more than $1,000,000.
	 
	 	3.	o 	 I am a natural person and had income in excess of $200,000 during each of the
previous two years and reasonably expect to have income in excess of $200,000 during
the current year, or joint income with my spouse in excess of $300,000 during each of
the previous two years and reasonably expect to have joint income in excess of $300,000
during the current year.

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IN WITNESS WHEREOF, Pebblebrook Hotel Trust has accepted this Subscription Agreement as of the date
set forth below.

	 	 	 	 	 
	 

	 	PEBBLEBROOK HOTEL TRUST
	 
	 

	 	By:	 	 
	 

	 	 	 	 
	 
	 

	 	Name:	 	 
	 

	 	 	 	 
	 
	 

	 	Title:	 	 
	 

	 	 	 	 

Date:                     , 2009

508.07.09 Loan Purchase Agreement - clean (00100813).DOC

LOAN DOCUMENT

PURCHASE AND ASSIGNMENT AGREEMENT

THIS LOAN DOCUMENT PURCHASE AND ASSIGNMENT AGREEMENT (the “Agreement”), is effective this 30th day of November, 2009 (the “Effective Date”), by and between ASTRAEA INVESTMENT MANAGEMENT, LP as trustee (“Assignor” or “Seller”), and GLOBAL CASINOS, INC. (“Assignee” or “Buyer”), 

RECITALS

A.

Assignor is a party to certain loan documents which evidence a loan by Assignor to Casinos, USA, Inc. (“Casinos” or “Borrower”), and more particularly described on Exhibit A attached hereto and incorporated herein by this reference and collectively referred to herein as the “Loan Documents.”

B.

Assignee desires to purchase all of Assignor’s rights, title, and interest in and to the Loan Documents, and Assignor is willing to do so on the terms and conditions set forth in this Agreement.

C.

Further, Assignor is willing to transfer to Assignee all of Assignor’s rights, title, and interest in and to the Loan Documents on the terms and conditions set forth herein.

AGREEMENT

NOW, THEREFORE, in consideration of the foregoing Recitals, the mutual covenants and agreements set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

1.

Purchase of Loan Documents.  At the Closing (defined below), Assignor shall sell, and Assignee shall buy, the Loan Documents; in consideration, Assignee shall pay to Assignor the sum of Seven Hundred Twenty-One Thousand Twenty Dollars and 51/100 Dollars ($721,020.51) plus accrued interest of $474.10 per day from November 18, 2009 to the closing date  (the “Purchase Price”).

2.

Payment of Purchase Price.  Buyer shall remit the Purchase Price to Seller at Closing by delivering to Seller a cashier's check therefor or, at the Seller's option, by wire transfer thereof in immediately available funds to an account designated by Seller.

(a)

Any interest and/or principal payments under the Note received by Seller prior to the Closing shall be for the account of Seller.  

(b)

Any interest and/or principal payments under the Note received by Buyer or Seller after the Closing shall be for the account of Buyer.

(c)

In the event Seller receives any principal on the Loan Documents between the date hereof and the Closing Date, such payments shall be for the account of the Seller and the Purchase Price will be reduced by the amount of such principal reduction.

3.

Closing.  Closing of the transactions contemplated hereunder (“Closing”) shall occur at a time and place mutually agreed upon by the parties hereto, but in no event later than 1:00 p.m., November 30, 2009.  Assignee will be responsible for its legal costs and for the administrative closing costs of the transaction (filing fees, title insurance, etc.), and at Closing, will pay $4,000 to Assignor to cover Assignor’s legal costs.

4.

Assignment of Loan Documents.  At Closing, Assignor shall assign to Assignee the Loan Documents free and clear of any liens, encumbrances, pledges or claims of third parties, without recourse and without representation or warranty except as set forth in this Agreement. The form of the executed Assignments to be delivered at Closing by Assignor are attached hereto as Exhibit B, and incorporated herein by reference.

5.

 No Merger.  The parties acknowledge and agree that it is their intention that all of the Loan Documents will remain in full force and effect after the transactions contemplated by this Agreement have been consummated.  To the extent allowed by law, the parties further acknowledge and agree that the interests of Borrower in the Property will not merge with the interests of Assignee in the Property created by the Loan Documents.  It is the express intention of each of the parties (and all of the conveyances provided for herein will so recite) that such interests of Borrower and Assignee in the Property will not merge, but be and remain at all times separate and distinct, notwithstanding any union of said interests at any time by purchase, termination or otherwise and that the liens held by Assignee against the Property created by certain of the Loan Documents will remain at all times valid and continuous liens against the Property.  Assignee specifically reserve the right to assert all claims held by Assignee against the collateral described in the Loan Documents from time to time after the Closing Date subject, however, to the terms of this Agreement. 

6.

Assignor’s Representations.  Assignor represents, warrants, and covenants to Assignee the following:

(a)

Assignor has not further assigned, pledged, hypothecated or otherwise transferred any of its rights or interests under the Loan Documents, or any one of the Loan Documents, to any other party or parties and is the owner of such rights and interests; the Loan Documents (except the Deed of Trust listed in Exhibit A, which is also for the benefit of other noteholders referenced therein) are not subject to any other mortgage, security interest, pledge, lien, charge, encumbrance or title retention or other security agreement or arrangement of any nature whatsoever;  

(b)

Seller’s assignment of the Loan Documents, and each of them, to Buyer shall be free and clear of any and all mortgage, security interest, pledge, lien, charge, encumbrance or title retention or other security agreement or arrangement of any nature whatsoever of any third party, except any rights of other noteholders referenced in the Deed of Trust;   

(c)

To the best of the knowledge of Assignor and except for the Loan Documents listed on Exhibit A hereto, there exist no other agreements, documents, instruments or commitments to which Seller is a party that effects, modifies, impairs or 

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limits in any manner whatsoever the rights of the holder of the Loan Documents which would be binding upon Buyer or limit, modify or impair the rights of Buyer under the Loan Documents;

(d)

As of Closing, the outstanding and unpaid principal balance of the Note is  $721,010.51;  

(e)

To the best of the knowledge of Assignor, Exhibit A sets forth a true and complete list of all the agreements, documents, and instruments evidencing or securing the transactions contemplated by the Loan Documents; 

(f)

As of Closing, Assignor has no claims or causes of action against Assignee or Borrower, except claims or causes of action arising under the Loan Documents; and 

(g)

Assignor is duly authorized by all appropriate corporate action to undertake and perform this Agreement.

7.

Assignee’s Representations and Other Agreements.  Assignee represents, warrants and covenants to Assignor the following:

(a)

Assignee has conducted its own investigation and analysis of the Borrower, the Loan Documents, the real property owned by Borrower located in Black Hawk, Colorado and any other collateral securing the Loan Documents (collectively the “Property”) and is not relying on any representations or warranties of Assignor, or any documentation including any underwriting materials, third party reports, including environmental reports, pertaining to the Property or the Borrower, whenever provided to Assignee by Assignor, except for those representations and warranties specifically made by Assignor in this Agreement.  Assignee acknowledges that the Borrower is in default under the Loan Documents. 

(b)

Assignee is duly authorized by all appropriate corporate action to undertake and perform this Agreement.

(c)

As between Assignor and Assignee, Assignor shall have no liability for and shall have no obligation to indemnify Assignee from any debt, claim, obligation or liability for hazardous waste or other environmental contamination on or in the Property, if any. 

(d)

As of the date hereof, Assignee or Borrower have no claims or causes of action against Assignor pertaining to the Property or the Loan Documents or Assignee’s loan secured by the Property.

(e)

Assignee possesses reasonable sophistication in financial matters and has elected to purchase the Loan Documents based on their own investigation, including environmental diligence, and is not relying on any documents, diligence materials, 

3

whenever obtained, or any statements whatsoever by Assignor, other than the Assignor Representations in Section 6.

8.

Further Assurances.  Assignee shall, at its own cost and expense, execute, acknowledge, file, and record such further documents and instruments and shall take such other actions as may be reasonably required or appropriate to carry out the intent and purposes of this Agreement including, without limitation, the preparation, execution, and filing of a Form UCC-3.  After Closing, Assignor will provide such other and further information or documentation regarding the Loan as Assignee may request, provided such requests are reasonable.

9.

Attorneys’ Fees.  In the event of dispute under this Agreement, the prevailing party shall be obligated to pay the non-prevailing party’s (whether or not suit is filed) reasonable attorney’s fees and costs incurred in connection with such dispute, including without limitation any and all costs and fees incurred in any insolvency, bankruptcy or similar proceedings, state or federal, whether voluntarily or involuntarily commenced.

10.

Binding on Heirs and Successors.  This Agreement shall be binding on and shall inure to the benefit of the successors and assigns of the parties hereto.

11.

Entire Agreement, Modification, Waiver.  This Agreement, together with documents and instruments delivered in connection herewith, contain the entire agreement of the parties relating to the subject matter hereof.  Any oral representations, supplements or modifications concerning this Agreement shall be of no force or effect unless contained in a subsequent written modification signed by the party to be charged.  No waiver of any of the provisions of this Agreement shall be deemed, or shall constitute, a waiver of any other provision, whether or not similar, nor shall any waiver constitute a continuing waiver.  No waiver shall be binding unless executed in writing by the party making the waiver.

12.

Governing Law and Arbitration.  This Agreement is executed and intended to be performed in the State of Colorado, and the laws of that State shall govern its interpretation and effect.  Any dispute or claim in law or equity between the parties arising out of this Agreement or any resulting transaction which is not settled though mediation within thirty (30) days shall be decided by neutral, binding arbitration in Boulder County, Colorado, and not by court action, except as provided by Colorado law for judicial review of arbitration proceeding.  The arbitration shall be conducted in accordance with the rules of either the American Arbitration Association (AAA) or Judicial Arbitration and Mediation Services, Inc. (JAMS).  The claimant first filing for the arbitration shall make the selection between AAA and JAMS rules.  The parties to arbitration may agree in writing to use different rules and/or arbitrator(s).  In all other respects, the arbitration shall be conducted in accordance with the Federal Rules of Civil Procedure.  In any arbitration, the prevailing party shall be entitled to recover its costs and attorney’s fees incurred in both the mediation and arbitration. Judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. The parties shall have the right to discovery in accordance with the Federal Rules of Civil Procedure.  The filing of a judicial action to enable the recording of a notice of pending action, for order of attachment, receivership, injunction, or other provisional remedies, shall not constitute a waiver of the right to arbitrate under this provision.

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13.

Captions.  The captions and section headings used herein are for convenience and for ease of reference only and constitute no part of this Agreement or understanding between the parties hereto, and no reference shall be made thereto for the purpose of construing or interpreting any of the provisions hereof.

14.

Survival of Warranties.  The warranties and representations, and covenants of the parties hereunder shall survive the transactions contemplated herein

15.

Counterparts.  This Agreement may be executed simultaneously in one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.

16.

Parties in Interest.  Nothing in this Agreement, whether express or implied, is intended to confer any rights or remedies under or by reason of this Agreement on any persons other than the parties to it and their respective successors and assigns, nor is anything in this Agreement intended to relieve or discharge the obligation or liability of any third persons to any party to this Agreement, nor shall any provision give any third persons any right of subrogation or action over or against any party to this Agreement.

17.

Singular, Plural, etc.  Whenever the singular number is used herein and when required by the context, the same shall include the plural, and the masculine gender shall include the feminine and neuter genders, and the word “person” shall include corporation, firm, partnership, joint venture, trust, estate, or other association.

18.

Invalidity.  In the event that any condition, covenant, promise, or other provision herein contained is held to be invalid or void by any court of competent jurisdiction, the same shall be deemed severable from the remainder of this Agreement and shall in no way affect any other covenant, promise, condition, or other provision herein contained.  If such condition, covenant, promise, or other provision shall be deemed invalid due to its scope or breadth, such provision shall be deemed valid to the extent of the scope or breadth permitted by law.

19.

Exhibits and Schedules.  All Exhibits and Schedules referred to herein are hereby attached hereto and incorporated herein by this reference with the same force and effect as if fully set forth herein

20.

Execution.  This Agreement shall be executed in duplicate original.  Transmittal of fully-executed signature pages to the other party by facsimile shall be deemed to constitute execution, provided original signature pages are simultaneously transmitted to that party by overnight mail.

21.

Default.   Notwithstanding anything herein to the contrary, if either party fails to make the required deliveries at the Closing or otherwise defaults under this Agreement, then the non-defaulting party shall have the right to terminate this Agreement and thereupon this Agreement shall be null and void and of no legal effect whatsoever.  If so terminated, each party hereto shall suffer their own losses, costs, expenses or damages arising out of, under or related to this Agreement.

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22.

Assignee’s Indemnity.   Assignee shall indemnify, defend and hold the Assignor harmless from and against any and all losses, liabilities, damages, costs and obligations, or actions or claims in respect thereof, including reasonable counsel fees, which the Assignor may suffer or incur arising out of or based upon:

(a)

the breach of any representation, warranty, covenant or agreement of Assignee contained in this Agreement; and

(b)

the Assignee's use of any of the Loan Documents after the Closing.

23.

Conditions Precedent to Closing.  The obligation of performance by the Assignor and Assignee of their respective obligations under this Agreement is subject to the condition that on the Closing Date no suit, action or other proceeding shall be pending before any court or governmental or regulatory authority which seeks to restrain or prohibit or to obtain damages or other relief in connection with this Agreement or the consummation of the transactions contemplated by this Agreement. The performance of Assignor of its obligations under this Agreement is further subject to the condition that the Assignor has not, on or before the Closing Date, received a tender of funds from or on behalf of the parties obligated under the Loan Documents sufficient to satisfy all obligations thereunder.  

24.

Assignor’s Indemnity.   Assignor shall indemnify, defend and hold the Assignee harmless from and against any and all losses, liabilities, damages, costs and obligations, or actions or claims in respect thereof, including reasonable counsel fees, which the Assignee may suffer or incur arising out of or based upon the breach of any representation of Assignor contained in Section 6 this Agreement.

25.     

Release.  In consideration of the covenants contained herein, the receipt and sufficiency whereof are hereby acknowledged, Assignor and Assignee, together with their respective subsidiaries, officers, directors, employees, attorneys, agents, shareholders,  successors and affiliates, both past and present, on the other, each hereby irrevocably and unconditionally releases, acquits and forever discharges the other party, together with its affiliates, agents, employees, officers, directors, representatives and successors, of and from any and all charges, complaints, grievances, claims, actions, causes of action, suits, liabilities, obligations, promises, agreements, demands, controversies, rights, damages, costs, debts, losses, expenses (including attorneys' fees and costs actually incurred or to be incurred), from any rights claimed or asserted by any reason and any other rights, whether statutory, contractual, or tortious, known or unknown, foreseen or unforeseen, at law or in equity, including damages and consequences known or foreseen resulting from or which may result from any matter, transaction, fact, occurrence or conduct which has occurred or does or shall otherwise exist, at or prior to the date hereof, including, but not limited to, any and all liability for claims, damages, or causes of action of whatsoever kind, known or unknown.  This Release shall become effective at Closing and shall survive the transaction set forth herein.

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IN WITNESS WHEREOF, the parties have executed this Agreement as set forth below.

		
	ASSIGNOR:

ASTRAEA INVESTMENT MANAGEMENT, LP

By:

/s/ Bruce Leadbetter__________

Name: 

Bruce Leadbetter

Title:  Managing Partner

	ASSIGNEE:

GLOBAL CASINOS, INC.

         

By: __/s/ Clifford L. Neuman__

Name: Clifford L. Neuman

Title:    President     

	 	 

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EXHIBIT A

LOAN DOCUMENTS

A.

Promissory Note and Loan Agreement dated January 17, 1997, in the original principal amount of $783,103.56, executed by Casinos USA, Inc.

B.

Agreement and Amendment to Promissory Note dated as of August 31, 2002.

C.

Second Amendment to Promissory Note dated March 18, 2008.

D.

Agreement dated March 18, 2008

E.

Deed of Trust executed by Casinos USA, Inc. for the benefit of Astraea Investment Management,  LP, dated January 17, 1997, and recorded  April 1, 1997, in the real property records of the Clerk & Recorder for Gilpin County, Colorado, (“Records”) at Book 617, Page 464;

F.

Security Agreement dated August 31, 2002 executed by Casinos USA, Inc. 

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EXHIBIT B-1

ASSIGNMENT OF DEED OF TRUST

THIS ASSIGNMENT is entered into effective this 30th day of November, 2009 by and between Astraea Investment Management, LP, ("Assignor") and Global Casinos, Inc., a Utah corporation ("Assignee").

WITNESSETH

WHEREAS, Assignee is a Beneficiary of that certain Deed of Trust executed by Casinos USA, Inc. dated January 17, 1997 and filed for record in the Clerk and Recorder’s Office of Gilpin County, Colorado on April 1, 1997 in the real property records of the Clerk & Recorder for Gilpin County, Colorado (“Records”) at Book 617, Page 464; (“Deed of Trust”) securing repayment of a promissory note in the original principal amount of $783,103.56 (“the Note”) and encumbering the real property described on Exhibit “A” attached hereto and incorporated herein by reference; and

WHEREAS, Assignor agrees to assign all of its right, title and interest in and to the Deed of Trust to Assignee and is simultaneously assigning the Note to Assignor. 

NOW THEREFORE, in consideration of the mutual promises made herein and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows:

1.

Assignment.  Effective November 30, 2009 (the "Assignment Date"), Assignor hereby assigns, transfers and conveys to Assignee any and all of Assignor's right, title and interest in and to the Deed of Trust, and the right to exercise any and all rights and remedies of the Assignor,  thereunder with respect to the Collateral described therein.  Assignor represents and warrants that (i) Assignor has the right, power and authority to execute this Assignment; (ii) that to the best of Assignor’s knowledge the Deed of Trust is a good, valid and binding agreement of the parties thereto, and their assignees, and is in full force and effect in accordance with its terms which have not been amended or modified; and (iii) that no act or omission on the part of Assignor has occurred which would constitute a default under the Deed of Trust.  Assignor disclaims any further interest in the Deed of Trust.

2.

Acceptance and Indemnification.  Assignee hereby accepts the foregoing assignment and transfer and promises to observe and perform all services and obligations required of Assignor under the Deed of Trust accruing on or after the Assignment Date or otherwise attributable to the period commencing on said date and continuing thereafter for so long as the Deed of Trust remains in full force and effect.  

3.

Binding Effect.  This Agreement shall be binding upon the parties hereto, their successors and assigns.

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IN WITNESS WHEREOF, the parties have executed this Assignment as of the date first above written.

ASSIGNOR:

ASTRAEA INVESTMENT MANAGEMENT, LP

By: 

/s/ Bruce Leadbetter

Its:  Managing Partner

ASSIGNEE:

GLOBAL CASINOS, INC.

By: 

/s/ Clifford L. Neuman

Clifford L. Neuman, its President

10

STATE OF TEXAS

)

) ss

COUNTY OF DALLAS

)

The foregoing instrument was acknowledged before me this 30th  day of November, 2009, by Bruce Leadbetter  as Managing Partner of Astraea Investment Management, LP.

Witness my hand and official seal.

My commission expires:   March 5, 2012

/s/ Jessica Turpen

Notary Public  

14185 Dallas Pkwy # 1020

Dallas, TX  75254

STATE OF COLORADO

)

) ss

COUNTY OF BOULDER

)

The foregoing instrument was acknowledged before me this 30th day of November 2009, by Clifford L. Neuman, President of Global Casinos, Inc., a Utah corporation.

Witness my hand and official seal.

My commission expires:  April 6, 2013

/s/ Melissa A. Perry

Notary Public  

1507 Pine Street

Boulder, CO  80302

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EXHIBIT A

Lot 5 and the Easterly 30 feet of Lot 4 laying perpendicular to Lot 5, Block 40, City of Black Hawk in the County of Gilpin, State of Colorado

12

EXHIBIT A-2

ASSIGNMENT OF NOTE

THIS ASSIGNMENT is entered into effective this 30th day of November, 2009 by and between ASTRAEA INVESTMENT MANAGEMENT, LP ("Assignor") and GLOBAL CASINOS, INC., a Utah corporation ("Assignee").

WITNESSETH

WHEREAS, Assignor is the Holder of that certain Promissory Note from Casinos USA, Inc. in the original principal amount of $783,103.56 ("Note"); and

WHEREAS, Assignor desires to assign all of its right, title and interest in and to the Note to Assignee. 

NOW THEREFORE, in consideration of the mutual promises made herein and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows:

1.

Assignment.  Effective November 30, 2009 (the "Assignment Date"), Assignor hereby assigns, transfers and conveys to Assignee any and all of Assignor's right, title and interest in and to the Note and the right to collect all sums due thereunder.  Assignor represents and warrants that (i) Assignor has the right, power and authority to execute this Assignment; (ii) that the Note is the good, valid and binding agreement of the parties thereto and their assignees and is in full force and effect in accordance with its terms which were amended pursuant to the “Agreement and Amendment to Promissory Note” effective September 17, 2002 and the “Agreement” effective March 18, 2008.  Assignor disclaims any further interest in the Note and any further right to collect sums due thereunder.

2.

Acceptance and Indemnification.  Assignee hereby accepts the foregoing assignment and transfer and promises to observe and perform all services and obligations required under the Note accruing on or after the Assignment Date or otherwise attributable to the period commencing on said date and continuing thereafter for so long as the Note remains in full force and effect.  Assignee shall indemnify, defend and hold harmless Assignor, its affiliates, agents and assigns, from any and all claims, demands, actions, causes of action, suits, proceedings, damages, liabilities, costs and expenses of every nature whatsoever, including attorneys' fees, which arise from or relate to the Note on or after the Assignment Date.

3.

Binding Effect.  This Agreement shall be binding upon the parties hereto, their successors and assigns.

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IN WITNESS WHEREOF, the parties have executed this Assignment as of the date first above written.

ASSIGNOR:

ASTRAEA INVESTMENT MANAGEMENT, LP

By: /s/ Bruce Leadbetter

Its:  Managing Partner

ASSIGNEE:

GLOBAL CASINOS, INC.

A Utah corporation

By: /s/ Clifford L. Neuman

Clifford L. Neuman, its President

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