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Exhibit 10.99    
    

 
 

MASTER REAL ESTATE TRANSFER, FRANCHISE AND LEASE AGREEMENT    
    

        This Real Estate Transfer and Franchise Agreement made and entered into this            day
of                        , 2003 by and between the City of LaGrange,
Missouri, a municipal corporation, (hereinafter individually referred to as "City" or "Landlord"), and Mark Twain Casino, LLC., a Missouri Limited Liability Corporation (hereinafter referred to as
"Franchisee", or "Tenant" or "Purchaser." 

        WHEREAS,
the qualified voters of LaGrange, Missouri, did on June 21, 1994, under and pursuant to RSMo. 572.100 Sections (6) and (10), by a majority of votes cast on
the question, authorize the licensing of excursion gambling boats in LaGrange, Missouri; and, 

        WHEREAS,
LaGrange, Missouri, has the legal authority to allow the licensing of excursion gambling boats and/or dockside barge casinos in the City; and, 

        WHEREAS,
the City desires to license the Franchisee to operate a dockside barge or fixed base river gambling operation to the extent allowed by the Missouri Gaming Commission in the
City; and 

        WHEREAS,
Landlord desires to transfer certain real estate to Franchisee and Franchisee desires to acquire the real estate from Landlord; and, 

        WHEREAS,
Franchisee desires to construct and operate casino support, and parking facilities for riverboat gaming; and, 

        WHEREAS,
the parties desire to combine their previous Agreement dated May 8, 1995 and amendments thereto dated May 14, 1997, March 29, 1999, September 14,
2000, November 13, 2000, December 11, 2000, and April 2, 2001 into one document, setting forth their combined rights and obligations relating to the premises, casino support
facilities, and gaming facilities; and 

        NOW,
THEREFORE, IN CONSIDERATION OF THE COVENANTS AND AGREEMENTS OF THE PARTIES CONTAINED IN THIS AGREEMENT, INCLUDING THE PAYMENT OF RENT, AND IN CONSIDERATION OF THAT SET FORTH HEREIN,
(WHICH ARE INCORPORATED BY REFERENCE IN THIS AGREEMENT), INTENDING TO BE LEGALLY BOUND AND FOR THE CAUSE EXPRESSED HEREIN, LANDLORD AND FRANCHISEE AGREE AS FOLLOWS: 

1.0    Agreement Of Premises And License Of Gaming Operation  

        1.1.1    Premises Sale.    Franchisee shall purchase from the City of LaGrange the real estate described on
Exhibit "A", attached hereto and incorporated herein, for $30,000.00, by December 17, 1999. 

        Franchisee
shall be required to supply, by reimbursement, at the written notice of Landlord, all funds for obtaining any additional land other than that on Exhibit "A" required
for the operation of Franchisee, whether acquired by the City of LaGrange, the LaGrange industrial development Authority, or such other entity as may be created by the City of LaGrange to hold title
to any land to be leased to Franchisee. Franchisee shall also pay all costs of acquisition, including attorney fees, for any such land. Landlord shall notify Franchisee in writing of the costs to
acquire any additional land and Franchisee shall within thirty (30) days advise landlord of Franchisee's intent to acquire or not acquire the additional land. 

        If
permissible, any acquired land shall be added to exhibit "A", and be conveyed to Franchisee for $1.00 plus payment of all costs of acquisition as set forth hereinabove at Franchisee's
option. Franchisee shall also have the option to purchase, at its sole election, for $1.00 plus the costs of acquisition as set forth above herein if not previously paid by Franchisee, and receive a
right of first refusal upon the future purchase of said land. If such procedure is not allowable under Missouri Law, then such land shall be leased to Franchisee for the sum of One Dollar ($1.00) per
year, and the 

payment
of Rent as set forth in Section 6, with Franchisee to have an option to purchase such lands if the City of LaGrange obtains the legal right to sell same, with Franchisee to bear all
burdens of ownership of such land. Landlord shall notify Franchisee in writing that Landlord has the right to transfer the fee title in such land, within thirty (30) days of the date the City
determines that it has the right to transfer fee title to said land. 

        In
the event Franchisee wishes to sell all or a part of the entire Casino operation, the parties agree that the City shall be given the first option to purchase the land described in
exhibit A for $30,000.00. In the
event that only a portion of the land is being sold, the parties shall pro-rate the sales price according to the percentage of land being sold compared to the whole. In the event the
Franchisee sells the subject property as part of a transfer of its entire casino operation or in the event the Franchisee assigns the subject real property as part of a transfer and assignment of its
entire casino operation to another entity in which the Franchisee has an ownership interest, then the City shall not exercise any right to repurchase the subject property. The re-purchase
option shall run with the land to the Franchisee's successors and assigns. The parties agree that a memorandum of the option may be recorded in the Lewis County, Missouri land records. 

        1.1.2    Premises Lease.    Franchisee shall lease from the City of LaGrange the real estate described on exhibit "B",
attached hereto and incorporated herein, and any real estate described in exhibit "A" which Landlord can not transfer in fee to Franchisee. Franchisee agrees to pre-pay annual rent of One
Thousand Two Hundred dollars ($1,200.00) per year for Tract 1 of exhibit B, and the parties agree that the consideration and rent for Tract 2 of exhibit B shall be a
portion of the Thirty Thousand dollars ($30,000.00) cash paid for the multiple land transfers from the City to Franchisee and Franchisee's construction and development of an asphalt surface street
from the intersection of Third Street and Polk Street to State Route B, as evidenced in the parties' Agreement for Land Transfer and Street Construction dated December 13, 1999, a copy of which
is attached hereto as Exhibit C. Tenant shall not erect structures or buildings upon the premises. Franchisee shall pay all costs of acquisition and development of said real estate leases. 

        The
lease shall commence December 13, 1999 through July 25, 2001, and then renew for ten (10) years commencing July 25, 2001. Franchisee shall have the first
option to renew this lease for the real estate described in exhibit B provided Franchisee gives to the City sixty (60) days written notice of its intent to renew the lease, which may be
renewed for four (4) successive periods of five (5) years each. The City shall have the right to terminate the lease in the event of a breach of the same by the Franchisee and the City
shall also have the right to refuse to renew the lease at the end of its term in the event of the Franchisee's breach of the same, after the city has given ninety (90) days written notice to
the Franchisee of said breach and the Franchisee has failed to remedy or remove said monetary breach within ten (10) days thereafter. 

        Tenant
shall be allowed to park moveable objects on the premises, to the extent allowed by City law. Tenant shall maintain the premises in a neat and orderly fashion, including control
of weeds and brush. No garbage, trash, refuge, furniture or discarded items shall be placed on the property. No animals shall be kept in or upon the premises. Tenant promises not to sublet the
premises to any other person or entity without first obtaining the City's express written consent, which the City may withhold for any reason. Tenant shall have the right to assign its interest in the
subject lease to any lender or creditor of Tenant or to any entity in which Tenant has any interest without the prior consent, either written or oral, of the City. Tenant promises to obtain and
maintain liability insurance as a rider on its business liability insurance for the property for the duration of the lease, and to supply the City with a copy of said insurance policy and coverage.
Tenant shall indemnify the City against all liabilities, damages and other expenses which may be imposed upon, incurred by or asserted against the city by reason of Tenant's failure to perform or
comply with any covenant required to be performed or complied with by Tenant under this lease, or any injury to person or damage to property sustained or occurring on the premises on account of or
based upon the act, omission, fault, negligence or misconduct of any person whomsoever other than the City, or its employees. Tenant agrees to comply with the FEMA and SEMA flood buy-out
property transfer restrictions, concerning the use and development of this property, so as not to jeopardize or nullify the City's title to the property. 

Franchisee
shall have an option to purchase such lands if the City of LaGrange obtains the legal right to sell the same. Franchisee shall bear all burdens of ownership of such leased Premises.
Landlord shall notify Franchisee in writing that Landlord has the right to transfer the fee title in the leased land, within thirty (30) days of the date the City determines that it has the
right to transfer fee title to said land. The City's waiver of one breach of any term, condition, covenant, or obligation in this lease shall not be considered to be a waiver of any other term,
covenant, condition, or obligation or a waiver of any subsequent breaches thereof. In the event this lease is unenforceable or terminated by a court of law, then the rent pre-paid shall be
prorated for Tract 1 of exhibit B for the amount of the term actually used, and no proration of rent shall be provided for Tract 2 of exhibit B, and the lease shall be null
and void and of no further effect. 

        The
parties acknowledge the recording of a Memorandum of Lease, dated September 11, 2000, and recorded September 29, 2000 in Book 436 at Page 106 of the Lewis
County, Missouri land records, and that such recording shall refer forward to this mater compilation of prior agreements, concerning said lease. 

        1.2    Gaming Franchise.    The City of LaGrange, in the County of Lewis, State of Missouri, grants to Franchisee a
franchise of scope and description as follows: 

        1.2.1   The
exclusive right to operate a riverboat gaming operation within the confines of the City of LaGrange including the operation of a casino upon such
facility pursuant to the laws of the State of Missouri, and all associated operations, including restaurants, souvenir shops, liquor by the drink operations, package liquor store, and any other lawful
activity. 

        1.2.2.   The
franchise is exclusive only as to the riverboat gaming/casino operation/dockside barge casino operation. Franchisee is required to comply with all
applicable, local, state and general laws and regulations both for the gaming operation and all associated operations. The City agrees not to grant any riverboat gaming license/franchise to any other
party through December 31, 2001, provided Franchisee's gaming license application is till pending with the Missouri Gaming Commission. While such application is still pending, the exclusivity
of the franchise to the Franchisee shall apply if the gaming license is granted on the terms and conditions set forth in the May 12, 1995 agreement and this extension thereto, but if Franchisee
does not Commence Gaming Operations by the end of December 31, 2001, then the May 12, 1995 Agreement and the exclusivity provisions shall be void at the end of December 31, 2001. 

        1.3    Limitation of Franchise.    No privilege or exemption is granted or conferred by the Agreement except those
specifically prescribed in this ordinance. Any privilege claimed under the Agreement by Franchisee in any street, alley, or other public place shall be subordinate to any lawful occupancy of any such
street, alley, or other public place by grantor or by any other public agency, and to prior lawful occupancy of any such street, alley, or other public place by any other entity or person. 

2.0    General Definitions  

        The following alphabetized general definitions shall apply throughout the Agreement, in addition to other definitions appearing at other locations in this
Agreement. 

        2.1   "Accounting Principles"—means the standard accounting principles and practices promulgated from time to time
by Franchisee, with Landlord approval, in accordance with generally accepted accounting principles as defined by the American Institute of Certified Public Accountants (the "AICPA") and the Financial
Accounting Standards Board ("FASB"); provided, however, that Accounting Principles shall comply in all respects and adopt all rules, regulations and requirements of the State of Missouri and the State
Gaming Commission related to accounting principles for the determination of taxable revenue and income of the Gaming Facility and any operations related hereto. 

        2.2   "Adjusted Gross Revenues"—The term "Adjusted Gross Revenues" shall be defined by the then applicable
regulations of the Missouri Gaming Commission, provided Franchisee is operating a gaming facility within the City of LaGrange. For purposes of Section 5.3 said term shall be defined as Gross
Revenues less the following revenues actually received by Franchisee and included in Gross Revenues: 

(a) any
gratuities or service charges added to a customer's bill; (b) any credits or refunds made to customers, guests or patrons; (c) any sums and credits received by Franchisee
for lost or damaged merchandise; (d) any sales taxes, excise taxes, gross receipt taxes, admission taxes, entertainment taxes, tourist taxes or charges, or miscellaneous taxes on gaming by any
entity not herein included; (e) any proceeds from the sale or other disposition or furnishings and equipment or other capital assets; (f) any fire and extended coverage insurance
proceeds; (g) any condemnation awards; (h) any proceeds of financing or refinancing; and (i) any interest received on bank account(s). 

        2.3   "Agreement"—The terms "Agreement", "Lease Agreement" and "Lease", mean this franchise/lease/contract for the
Premises described and the exclusive right to operate a gaming operation on the Premises as defined in Section 26, Casino Development Restriction on Third Parties. 

        2.4   "Casino Support Facilities"—shall mean, among other items specified in Franchisee's Preliminary Site Plan,
the following: 

        a.     Parking
Area on realty listed on Exhibit B; 

        b.     Pedestrian
Access from the parking area, across the railroad tracks to land based buildings between; tracks and riverbank, listed in Exhibit A; 

        c.     Vehicular
Access to the area listed in Exhibit A; and 

        d.     A
land based support building to be located on the Premises. 

        2.5   "City as Landlord"—means the City of LaGrange Missouri, acting through its appropriate representatives to
carry out the terms of this Agreement. 

        2.6   "City as Municipality"—means the City of LaGrange, Missouri, acting through its appropriate representatives
as a governing municipality. 

        2.7   "Commence Development"—The terms "Commence Development", Commencement of Development" and terms of like
import mean and refer to (a) Franchisee's commencement of construction of structures on the Premises; or (b) the commencement of grading, excavation, earthmoving, installation of
permanent utility connections, or other site work on the Premises for the Casino Support Facilities. 

        2.8   "Commencement of Gaming Operations Date"—means "July 25, 2001", the first date on which the Gaming
Facility was open to the Public and commenced doing business. 

        2.9   "Completion of Development"—The terms "Complete Development", Completion of Development", "Completion",
"Complete", "Complete the Casino Support Facilities", and terms of like import mean and refer to the occurrence of all of the following: Franchisee shall, in good faith, have taken essential steps
toward the completion of construction of the Casino Support facilities free of (or shall have bonded against) Prohibited Liens; Franchisee shall have obtained a permanent or temporary certificate of
occupancy for the use of the Casino Support Facilities and all public areas, mechanical space, and other service areas; Franchisee shall be in full compliance with all of the terms and conditions of
this Agreement; and Franchisee shall have commenced gaming operations according to the provisions of Section 5, Development and Construction of Gaming Facilities and Casino Support Facilities. 

        2.10    "Completion Date"—means the first business day on which any
Casino Support Facility is open to the public and commences doing business. The term "Business Day", wherever used in this Agreement, means any weekday on which the City of LaGrange is generally open
for the conduct of government business. 

        2.11    "Condemnation"—means any taking of the Premises or any part
of those premises by condemnation or by exercise of any right of eminent domain, or any similar proceeding or act of any government. 

        2.12    "Construction Commencement Date"—means the date when
Franchisee has Commenced Development. 

        2.13    "Consumer Price Index"—means the Consumer Price Index for
the St. Louis Metropolitan Area published by the Bureau of Labor Statistics of the United States Department of Labor, United States City Average, all items
(1982 - 1984 = 100). If such index is no longer published, the Franchisee and Landlord shall agree to a successor or replacement index of substantially equivalent
reliability and objectivity. The Consumer Price Index in effect for any given date shall be deemed to refer to the Consumer Price Index last published before such date. 

        2.14    "Default"—means any Monetary Default or
Non-Monetary Default. Each and every covenant of Franchisee under this Agreement, if not performed by Franchisee, shall give rise to a Default to which Franchisee shall have the cure
rights provided for in the Agreement. 

        2.15    "Dockside Barge Casino"—means a stationary gaming boat
facility. 

        2.16    "Equipment Liens"—means purchase-money security interests,
financing leases, and similar arrangements (including the corresponding UCC-1 financing statements) relating to Franchisee's acquisition or financing of personal property used in
connection with the operation of the Casino Support Facilities that are leased, purchased pursuant to conditional sale or installment sale arrangements, or used under licenses, such as furniture,
fixtures and equipment, telephone, telecommunications and facsimile transmission equipment, point of sale equipment, televisions, radios, and computer systems, provided that each Equipment Lien
encumbers or otherwise relates to only the property financed or otherwise provided by the secured party under such Equipment Lien. The lessor, seller, or other secured party under an Equipment Lien
may be a Franchisee or a subsidiary. 

        2.17    "Fee Estate"—means Landlord's fee estate in the Premises, or
any part of Premises, or any direct or indirect interest in such fee estate. The Fee Estate is subject to this Agreement. 

        2.18    "Fiscal Year"—means Franchisee's actual fiscal year which
shall be a calendar year. 

        2.19    "Franchisee"—means Mark Twain Casino, LLC., a Missouri
limited liability corporation, or a successor by merger or otherwise to all of the business and assets of any of the foregoing, including the franchise and real estate interests created under this
Agreement. 

        2.20    "Gaming Facility" or "Gaming
Facilities"—means any Riverboat Casino, Dockside Barge Casino, or any other structure or Facility which houses a gaming operation subject to licensing under
applicable Missouri Law. 

        2.21    "Gaming License"—means any license or licenses required by
the State of Missouri to operate a Gaming Facility. 

        2.22    "Gross Revenues"—means all revenues of any nature derived
directly or indirectly from the Casino Support Facilities and the Gaming Facilities including Net Gaming Proceeds, food and beverage sales and other income. 

        2.23    "Hold Harmless"—Wherever this Agreement provides that a
party shall Hold Harmless another from or against a particular matter, such term means that the party shall Hold Harmless the other party (and its partners, officers, directors, members, agents and
all employees or their equivalent) harmless from and against any and all losses, costs, claims, liability, penalties, judgments, damages or other injury, detriment, or expense (including reasonable
attorneys' fees, court costs, interest and penalties) reasonably incurred or suffered by the other party (and its partners, officers, directors, members, agents and employees or their equivalent) on
account of the matter that is the subject of Section 12, Franchisee's Obligation to Hold Harmless; Liability of Landlord. 

        2.24    "Landlord"—The term "Landlord", as it applies to covenants
or obligations of Landlord, shall refer to the Landlord named in the opening paragraph of this Agreement. 

        2.25    "Leasehold Estate"—means Franchisee's leasehold estate
arising under this Agreement, upon and subject to all the terms and conditions of this Agreement, or any part of such leasehold estate or any direct or indirect interest in such leasehold estate. 

        2.26    "Mandated Alteration"—refers to any repairs or alterations
mandated by Laws imposed, increased or otherwise rendered more burdensome after the Signing Date, including retrofitting and structural alterations, whether or not such Laws could reasonably have been
foreseen at the Signing Date. 

        2.27    "Monetary Default"—means any failure by Franchisee to pay
any Rent or other sum(s) of money payable pursuant to this Agreement when and as required to be paid by this Agreement. 

        2.28    "Month"—means a calendar month. 

        2.29    "Net Gaming Proceeds"—means the gross receipts from licensed
gambling games and devices, less uncollected checks, less winnings paid to wagerers. 

        2.30    "Non-Monetary Default"—means any failure by
Franchisee to perform as required by this Agreement, other than a Monetary Default. 

        2.31    "Notice"—means any notice, demand, request, election,
designation or consent, including any of the foregoing relating to a Default or alleged Default, that is permitted, required or desired to be given by either party in connection with this Agreement.
Notice shall be delivered and shall become effective only in accordance with the "Notices" Section of this Agreement. 

        2.32    "Notice of Default"—means any written Notice from one party
to the other claiming or giving Notice of a Default or alleged Default by the recipient. 

        2.33    "Preliminary Site Plan"—means the initial plan which sets
forth the limits of the Project and contains: the building and boat locations, size and descriptions; ingress and egress; loading areas; improvements; parking; landscaping; signage; sidewalks;
curbing; utilities; and adjoining streets; including elevations showing the exterior features and designs of all the boats, buildings, structure, and improvements which are to be a part of the
Project. 

        2.34    "Premises"—means the areas described in Exhibits A and B,
and all improvements thereon. 

        2.35    "Prime Rate"—means the prime rate or equivalent "base" or
"reference" rate for corporate loans: (a) announced from time to time by Citibank, N.A., New York, New York, or (b) if such rate is no longer so published or announced, then a reasonably
equivalent rate generally recognized as the New York Prime Rate, as such term is commonly understood, or as may be mutually agreed by Franchisee and Landlord. 

        2.36    "Prohibited Liens"—means any mechanic's, vendor's, laborer's
or material supplier's statutory lien or other similar lien arising by reason of work, labor, services, equipment, or materials supplied, or claimed to have been supplied, to Franchisee, which lien
either: (a) is filed against the Fee Estate or (b) is filed against the Leasehold Estate and, upon termination of this Agreement, would under the law of the State attach to the Fee
Estate. Notwithstanding anything to the contrary in this Agreement, an Equipment Lien shall not constitute a Prohibited Lien and nothing in this Agreement shall prohibit Franchisee from creating, or
require Franchisee to remove, any Equipment Lien. 

        2.37    "Project"—means the enterprise to be operated by the
Franchisee pursuant to this Agreement consisting of those developments described in this Agreement and the Preliminary Site Plan. 

        2.38    "Project Improvements"—means all improvements that are to be
made at Franchisee's expense, including all Casino Support Facilities. 

        2.39    "Franchise Fee"—shall mean: 

        a.     Base
Rent and/or Per Customer Rent—Franchisee's payment of annual net gaming proceeds and per customer fee as set forth specifically and in effect, per
Missouri Statute and/or regulation, which funds, or portion thereof, are paid or accrued by the State to the Landlord, except rents as provided in Section 5.3, Failure to Operate a Riverboat
Casino or a Dockside Barge Casino; or, 

        b.     Minimum
Rent—Said amounts payable to Landlord by Franchisee and the State of Missouri shall not be less the ONE HUNDRED THOUSAND DOLLARS AND NO CENTS
($100,000.00) for the Base Rent and the per customer rent combined in effect for the fiscal year in any term. Beginning with the commencement of the First Renewal Term, Franchisee's obligation to pay
the minimum rent shall be adjusted annually by any upward change in the Consumer Price Index (CPI) in effect at the beginning of the 1996 fiscal year and increasing according to any increase in the
CIP in effect at the beginning of each Fiscal Year during each of the Renewal Terms. Such price adjustment shall occur only once, at the beginning of each Renewal Term, based upon said differential in
the CIP. Minimum rent applies only so long as Franchisee is conducting gaming operations. The base amount $100,000.00 shall be prorated based on the actual allowable days of operation for any year in
which gaming is not conducted for the full fiscal year. 

        c.     Alternative
Minimum Rent—Rent as hereinabove set out shall be reduced and Franchisee shall pay a minimum of TEN THOUSAND DOLLARS ($10,000.00) per calendar
year as rent, beginning in 1996, and increasing to TWENTY THOUSAND DOLLARS ($20,000.00) in calendar year 2000 and thereafter as set out further in Section 6.2. 

        2.40    "Riverboat Casino"—means an excursion gambling boat, as
defined by Missouri law. 

        2.41    "Signing Date"—means the date this Agreement is signed by
all parties. 

        2.42    "Sublease"—means any sublease of the Premises of any part of
the Premises, or any other agreement or arrangement (including a license agreement) made by Franchisee grating any third party the right to occupy, use or possess any portion of the Premises. The term
"Sublease" includes a
"Management Agreement" or similar agreement and any concessionaire and license agreements that Franchisee elects to treat as Subleases. 

        2.43    "Substantial Condemnation"—means any Condemnation that, in
Franchisee's judgment, renders the remaining portion of the Casino Support Facilities unusable for their original purpose. Franchisee may waive its right to treat as a Substantial Condemnation any
Condemnation that would otherwise qualify as such. Any other Condemnation shall mean an "insubstantial condemnation". 

        2.44    "Subtenant"—means any person having rights of occupancy, use
or possession under a Sublease, including a "Manager" under a Management Agreement", and nay concessionaires and licensees that Franchisee elects to treat as Subtenants. 

        2.45    "Temporary Condemnation"—means a Condemnation relating to
the temporary right to use or occupy the Premises or any part of the Premises. 

        2.46    "Tenant" and/or
"Franchisee"—may be used interchangeably and shall refer to Mark Twain Casino, L.L.C., a Missouri limited liability corporation, or a
successor by merger or otherwise to all of the business and assets of any of the foregoing, including the franchise and leasehold interests created under this Agreement. 

        2.47    "Termination Date"—means the date when this Agreement
terminates or expires, whether pursuant to the expiration of the Term as provided for the Agreement pursuant to Landlord's exercise of remedies or upon occurrence of an event of Default. 

        2.48    "Waiver of Subrogation"—means a provision in, or endorsement
to, any insurance policy required by this Agreement, by which the insurance carrier agrees to waive all rights or recovery by way 

of
subrogation against either party to this Agreement in connection with any loss covered by such insurance policy. 

3.0    Francishee's Promissory Note  

        3.1    Franchisee's Obligation to Execute a Promissory Note.    On the Signing Date the Franchisee agrees to execute a
promissory note due and payable sixty (60) days after the Signing Date, in favor of City of LaGrange of Missouri in the amount of FIFTY THOUSAND DOLLARS AND NO CENTS ($50,000.00) in favor of
the City of LaGrange, Missouri, to guarantee Franchisee's filing of a gaming license application with the Missouri Gaming Commission within sixty (60) days of the Signing Date, subject to the
State Gaming Commission's acceptance of applications for license within said time frame. 

        3.2    Collection of Promissory Note.    Franchisee's failure to perform prior to said date shall result in the
collection of the Promissory Note. 

        3.3    Cancellation of Promissory Note.    Upon timely performance of Franchisee's duties in Section 3.1 and
within ten (10) days of Franchisee's request, the Promissory Note shall be cancelled by the City and Landlord, and returned to Franchisee. 

4.0    Term  

        4.1    Initial Term, Primary Term and Renewal Term(s).    The term of the Agreement shall be divided into three
(3) phases, an Initial Term, a Primary Term and up to four (4) Renewal Terms. If this Agreement is limited as to length by any current State Statutes or rule of law, then this article
shall automatically be amended to comply therewith, so long as Franchisee is in compliance with and has paid all rent required under this Agreement. 

        4.1.1    Initial Term.    The Initial Term of the Agreement shall begin on the Signing Date and shall continue until
the earlier of (a) the Commencement of Gaming Operations, or (b) December 31, 2001. The Initial Term is that period of the Agreement during which Franchisee shall Commence
Development and construction of the Gaming Facilities and Casino Support Facilities and shall obtain all required licenses and permits to operate the Casino. During the Initial Term, Franchisee shall
be entitled to possession of the Premises for the purpose of conducting engineering, architectural work, surveying, and initial construction on said property, at the sole risk of loss of Franchisee. 

        4.1.2    Primary Term.    The Primary Term of the Agreement shall begin on the Commencement of Gaming Operations Date
and continue until 11:59 p.m. of the last day of the Month that included the date ten (10) years after the Commencement of Gaming Operations Date, unless terminated sooner. The Primary
Term of the Agreement shall be the initial ten (10) year operating cycle for the Gaming Facilities and Casino Support Facilities. Franchisee shall receive fee title to the real estate described
in exhibit "A", at the beginning of the Primary Term, subject to restrictions, if any, upon Landlord's rights to convey fee title. 

        4.1.3    Renewal Term(s).    Upon one hundred eighty (180) days written notice and provided Franchisee is not
in Default, Franchisee shall have the absolute and unconditional right and option (each such right and option a "Renewal Option") to extend and renew this Agreement upon the same terms and conditions
as this Agreement, for four (4) additional successive periods of five (5) years each (the "Renewal Terms") following the expiration date of the Primary Term. Whereby this Agreement
refers to the "Term", such reference shall be deemed to mean the Initial Term or Primary Term, as the latter may be extended from time to time pursuant to Franchisee's Renewal Option(s), to include
one or more Renewal Option(s), the "Term" shall be redefined and extended to include the corresponding Renewal Term(s) so that upon Franchisee's exercise of any Renewal Option(s), the "Term" shall be
redefined and extended to include the corresponding Renewal Term(s) arising pursuant to such Renewal Option(s). At the expiration or termination of the final 

Renewal
Term provided for below, Franchisee shall have no further rights to renew or extend this Agreement. The Renewal Options and Renewal Terms are as follows: 

        4.1.4    First Renewal Term.    The first Renewal Term shall be for a period beginning the first day after the Primary
Term and ending at 11:59 p.m. on the last day of the Month that included the date five (5) calendar years after the last day of the Primary Term. 

        4.1.5    Second Renewal Term.    The Second Renewal Term shall be for a period beginning the first day after the First
Renewal Term and ending at 11:59 p.m. on the last day of the Month that included the date five (5) calendar years after the last day of the First Renewal Term. 

        4.1.6    Third Renewal Term.    The Third Renewal Term shall be for a period beginning the first day after the Second
Renewal Term and ending at 11:59 p.m. on the last day of the Month that included the date five (5) calendar years after the last day of the Second Renewal Term. 

        4.1.7    Fourth Renewal Term.    The Fourth Renewal Term shall be for a period beginning the first day after the Third
Renewal Term and ending at 11:59 p.m. on the last day of the Month that included the date five (5) calendar years after the last day of the Third Renewal Term. 

        4.2   Default by Franchisee. If Franchisee should be in Default, Franchisee's Renewal Option shall not be canceled, but
Landlord is not required to accept any renewal until Franchisee cures such default, unless Franchisee's cure period shall have expired without cure of such Default and Landlord has lawfully terminated
this Agreement. Provided that this Agreement has not been lawfully terminated under the terms of this Franchise Agreement, there shall be no conditions (express or implied) to Franchisee's exercise of
any Renewal Option(s), except as provided above. 

        4.3    Confirmation of Dates.    Promptly after the occurrence of any date relevant to the calculation of Rent, or the
determination of the Term (including the expiration date of each Renewal Term when and as the corresponding Renewal Option shall have been exercised or deemed exercised), the parties shall execute a
written certificate, in recordable form reasonably satisfactory to both of them memorializing such date. The failure of the parties to enter into any such certificate shall not however, invalidate or
in any way diminish the effectiveness of the actual date(s) to be set forth in the certificate. If Landlord and Franchisee disagree as to whether any such date has occurred, then Franchisee may pay
Rent and otherwise perform under this Agreement based on Franchisee's own determination of such date(s) unless and until such date(s) are otherwise determined by the final judgment of the court of
competent jurisdiction. To the extent that any such court accepts Landlord's position and rejects Franchisee's position, Franchisee shall have five (5) Business Days to remit to Landlord an
amount equal to any previous underpayment of Rent made because of Franchisee's determination of such date(s), together with interest on the underpayment at the Prime Rate, as of the judgment date. 

        4.4    Termination by Franchisee.    

        Franchisee
shall have the right, upon written Notice to Landlord, to terminate this Agreement at any time, upon first giving ninety (90) days written notice. 

        In
the event of such termination, this Agreement shall be of no further force or effect and the parties shall have no further obligations under this Agreement except that the Franchisee
shall deliver the Leased Premises to the Landlord free and clear of any liens or security interest incurred by the Franchisee and Landlord shall also retain its repurchase option as provided in
Section 1.1.1 herein. 

        4.5    Termination by Landlord.    

        4.5.1    During the Initial Term.    

        a.     If
the Initial Term of this Agreement shall expire, prior to the commencement of gaming operations, this Agreement shall terminate and be of no further force and effect
without any further Notice of action by Landlord, except that the Franchisee shall complete or remove, at Landlord's option, any
development initiated prior to the Termination Date and deliver the Leased Premises to the Landlord free and clear of any liens or security interests incurred by the Franchisee. 

        b.     In
the event that Franchisee following application for a gaming license fails to obtain such license during the initial term, then this Agreement shall terminate. 

        c.     However,
notwithstanding Subsection 4.5.1 (a) and (b), the Initial Term may be extended by the mutual agreement of Landlord and Franchisee, expressed in a
written instrument signed by the authorized representatives of both parties. 

        4.5.2    During the Primary and Renewal Terms.     At the option of Landlord, and notwithstanding any other provisions
of this Agreement, following the first year of gaming operations this Agreement shall terminate and be of no further force or effect if the Rent paid for any year of operations is less than ONE
HUNDRED THOUSAND DOLLARS AND NO CENTS ($100,000.00) adjusted by the CPI as set forth in this Agreement. Franchisee may elect to pay the difference between the Rent and the sum of ONE HUNDRED THOUSAND
DOLLARS AND NO/CENTS ($100,000.00), adjusted where required by the CPI, and upon payment of such the Agreement shall remain in full force and effect. 

5.0    Development And Construction Of Gaming Facilities And Casino Support Facilities.  

        5.1    Franchisee's Obligation to Apply for Gaming Licenses.    Franchisee agrees to make application to the State of
Missouri for a Gaming License within sixty (60) days of the signing date of this Agreement, for the initial Gaming licenses for the operation of the following: 

        a.     Any
license required for the operation of a Riverboat Casino; and 

        b.     Any
license required for the operation of a Dockside Barge Casino. 

        5.1.1    Franchisee's Obligation to Comply with the State of Missouri Information Requests.    Franchisee agrees to
respond to any State Information request within such time as is required by the State of Missouri. 

        5.1.2    Franchisee's Obligation to Comply with any Directive of the State of Missouri.    Franchisee further agrees
to comply with any directive from the State within the time set by the State of Missouri. 

        5.1.3    Franchisee to Comply with Law.    Franchisee is required to comply with all applicable local, State and
Federal laws both for the Gaming Operation and all associated operations. 

        5.2    Franchisee's Obligation to Commence Gaming Operations on Riverboat Casinos.    

        5.2.1    Franchisee's Obligation to Commence Gaming Operations.    Franchisee agrees to commence gaming operations
within eighteen (18) months of receipt of a license to conduct gaming operations on a Riverboat Casino, or Dockside Barge Casino or other Gaming Facility. Franchisee's failure to perform is
subject to the remedy defined in Section 5.3. 

        5.2.2    Franchisee's Obligation to Commence Gaming Operations on a Dockside Barge Casino.    Franchisee agrees to
demonstrate substantial progress towards the construction of a Dockside Barge Casino within thirty (30) days of receipt of a Gaming License and consent under RSMo. 572.100
Section 3(15) to conduct gaming on such barge. Franchisee further agrees to complete construction of such barge within eighteen (18) months of receipt of a Gaming License and consent.
Franchisee's failure to perform is subject to the remedy defined in Section 5.3. 

        5.2.3    Franchisee's Obligation to Commence Gaming Operations on a Riverboat Casino.    If the Gaming Commission
denies Franchisee's proposal to build a Dockside Barge Casino, Franchisee agrees to demonstrate substantial progress toward the purchase, construction or refitting of a Riverboat Casino within thirty
(30) days of the receipt of the State's rejection of Franchisee's 

application
for a Dockside Barge Casino or within thirty (30) days of receipt of a gaming license to conduct gaming on such riverboat. Franchisee further agrees that: 

        a.     If
Franchisee chooses to construct a new riverboat, Franchisee agrees to complete construction of that riverboat within eighteen (18) months of receipt of Gaming
License. Franchisee's failure to perform is subject to the remedy defined in Section 5.3; or 

        b.     If
Franchisee chooses to refit an existing riverboat, Franchisee agrees to complete refitting within eighteen (18) months of receipt of Gaming License.
Franchisee's failure to perform is subject to the remedy defined in Section 5.3. 

        5.3    Remedy for Franchisee's Failure to Operate a Riverboat Casino or Dockside Barge Casino.    Upon Franchisee's
failure to operate a Riverboat Casino or Dockside Barge Casino: 

        a.     Franchisee
forfeits its exclusive right to operate gaming operations as defined in Section 26, herein and is obligated to pay four percent (4%) of all Adjusted
Gross Revenues from the operation of any Business Facility on the Premises in lieu of Section 2.39(a). 

        b.     If,
subsequently, Franchisee decides to operate a Riverboat Casino or Dockside Barge Casino, the obligation to pay annual rent on Net Gaming Proceeds shall be decreased
to the rent defined in Section 2.39 (a), upon commencement of gaming operation. 

        c.     During
such times, if any, that Franchisee is obligated to pay rent under this section, Franchisee shall pay Rent in the Primary Term and Renewal Term in monthly
installments on or before the twentieth (20th) day of each Month. 

        d.     Franchisee
shall deliver to City Franchisee's State gaming report within thirty (30) days after the end of each Month after the Commencement of Gaming Operations
Date. 

        e.     During
such fiscal years that the Missouri Gaming Commission does not conduct an annual audit of Franchisee, due to Franchisee's non-operation of Gaming
Facilities, then Franchisee shall make available to City, its auditors and accountants, Franchisee's books, ledgers, accounts, income and expense records for its non-gaming operations at
the Gaming Facilities, for inspection during normal business hours. This paragraph shall be applicable only after the time that Franchisee has received its gaming license and entered into the primary
term of the lease. 

        5.4    Franchisee's Obligation to Develop Casino Support Facilities.    

        5.4.1    Casino Support Facilities.    Franchisee agrees that the Project shall include Casino Support Facilities. 

        5.4.2    Franchisee's Obligation to Submit Preliminary Site Plan.    Franchisee shall submit its Preliminary Site Plan
for Casino Support Facilities to Landlord, with all essential material elements in place, sixty (60) days from the Signing Date of this agreement for Landlord's review and written approval. The
Preliminary Site Plan shall be incorporated into this Lease Agreement by this reference. Landlord shall have thirty (30) days from receipt to review and have City Council approve the
Preliminary Site Plan. In the event of disapproval, Landlord shall give Franchisee an itemized statement of reasons for such disapproval with the Landlord's response to Franchisee. Construction may
not begin until Notice of approval or expiration of the review period without action by Landlord. Such plans and specifications shall comply fully with all applicable building codes, laws, ordinances
and regulations. Franchisee shall
design, construct and outfit all Gaming Facilities with all material and essential elements in accordance with this Lease Agreement and in compliance with the Law. Franchisee shall submit a final site
plan that shall be affixed to this Lease Agreement upon substantial completion of the Casino Support Facilities detailed in the Preliminary Site Plan. Landlord shall approve the final site plan if it
meets all material and essential elements of the Preliminary Site Plan. 

        5.4.3    Franchisee's Obligation to Execute Construction Bond.    So long as fee title to the Premises on which any
buildings are to be constructed is held by the City of LaGrange, and prior to the Commencement of Development, Franchisee, or Franchisee's general contractor(s) shall 

cause
to be executed a construction bond sufficient to meet the approximated cost of site improvements on the land titled in fee in the City of LaGrange, as specified in the Preliminary Site Plan. In
the alternative, the Franchisee's shareholders/partners shall execute a personal guaranty to meet said cost, in favor of Landlord's right to reject the guaranty due to an individual's lack of solvency
to cover said costs. 

        5.4.4    Landlord Not Responsible for the Cost of Project Improvements.    Landlord shall not be responsible for the
costs of development of any Gaming Facilities, Casino Support Facilities or any other Project Improvements. 

        5.4.5    Arbitration.    If plans and specifications are not approved by Landlord and Franchisee in writing within
forty-five (45) days after they were first submitted to Landlord, then Landlord and Franchisee shall each select an arbitrator, and the two arbitrators so selected shall select a
third arbitrator. The three arbitrators so selected shall hear and determine the controversy and their decision as to the final plans and specifications shall be final and binding on both Landlord and
Franchisee, who shall bear the cost of the arbitration equally between them. The arbitrators shall determine the controversy and notify Landlord and Franchisee in writing of their determination within
thirty (30) days after the controversy has first been submitted to the arbitrators. 

        5.5    Completion Deadline.    Franchisee shall Complete Development on or before eighteen (18) months after
plan approval by the appropriate governmental and non-governmental bodies. 

        5.6    Standards for Construction of Casino Support Facilities and Gaming Facilities.    Franchisee shall design and
construct the Casino Support Facilities substantially in accordance with its Preliminary Site Plan to the City (or as otherwise approved by Landlord) subject to the approval of Landlord, and such
approval not to be unreasonably withheld or delayed. Franchisee shall pay, discharge or bond all Prohibited Liens arising from construction of the Casino Support Facilities, all in accordance with the
provision of this Agreement regarding Prohibited Liens. Franchisee shall obtain and pay for all permits and approvals required by Law in order for Franchisee to construct the Casino Support Facilities
and Gaming Facilities, and approval by Landlord for purposes of this Agreement shall not be deemed
approval by any department or agency of the City as Governing Municipality charged with the enforcement of building codes or the issuance of building permits. The City reserves the right to enforce
reasonable regulations concerning the construction, operation, and maintenance of facilities located along, over, or under streets, alleys, and other public premises and the placement of those
facilities. 

        5.7    Cooperation by Landlord.    Upon Franchisee's request, Landlord shall, without cost when in conformance with
law, promptly join in and execute any instruments, including, but not limited to, applications for building permits, demolition permits, alteration permits, appropriate consents, zoning, rezoning or
use approvals, amendments and variances, easements, action on present encumbrances, and/or action on present liens (excluding Mortgages) against the Premises (Fee Estate and Leasehold Estate), and
such other instrument as Franchisee may from time to time request to enable Franchisee from time to time to use, develop, improve, and construct improvements on the Premises in accordance with this
Agreement, provided each of the foregoing is in reasonable and customary form and does not cause the Fee Estate to be encumbered as security for any obligation and does not otherwise expose the Fee
Estate to any material risk of forfeiture during the Term. It is agreed that the joinder by Landlord in any application filed by Franchisee under the preceding sentence (a) shall not limit or
otherwise affect the review of such application by the City of LaGrange or any agency or department of the City of LaGrange charged with responsibility for such review, and (b) shall not imply
or guarantee that such application will be approved by the City of LaGrange, or its agencies or departments, acting in their public or police power capacity. Franchisee shall reimburse Landlord's
reasonable attorneys' fees incurred by Landlord in performing under this paragraph. Landlord agrees not to oppose or object to any applications filed by Franchisee with any Government in connection
with the development, operation or alteration of any improvements located on the Premises, except for Landlord review and approval rights set forth in this Lease Agreement. 

        5.7.1    Franchisee Not Released from Payment of Any Fees.    No provision of this Lease Agreement shall be construed
to release Franchisee from payment of generally applicable City fees attributable to the development of Gaming Facilities and Casino Support Facilities. Franchisee shall pay all income taxes, sales
taxes, use taxes, property taxes, assessments, rates, charges, license fees, municipal liens, levies, excises, or imposts, whether general or special, or ordinary or extraordinary, of every name,
nature and kind whatsoever, including all governmental charges of whatsoever name, nature, or kind, which may be levied, assessed, charged, or imposed, or which may become a lien or charge on or
against the demised premises, or any party of the demised premises, the leasehold of Franchisee in and under this lease agreement, the premises described in this Lease Agreement, any building or
buildings, or any other improvements now or hereinafter on the demised premises, or on or against Franchisee's estate created by this lease agreement that may be a subject of taxation, or on or
against Landlord by reason of its ownership of the fee underlying this taxation, or on or against Landlord by reason of its ownership of the fee underlying this lease agreement, or any other tax or
fee now or hereafter lawfully levied by Landlords or by any political subdivision; however no other license tax, permit tax, occupation tax, personal property tax, excursion fee or taxes or fees shall
be imposed, levied or assessed exclusively upon Franchisee by reason of its development and operation of Gaming Facilities or Casino Support Facilities, during any term of this agreement. 

        5.7.2    City as Landlord.    No provision of this Lease Agreement shall exempt Franchisee from compliance with the
generally applicable regulatory procedures of the City as a Municipality. 

        5.8    Title to Personal Property.    Notwithstanding anything to the contrary in this Agreement, all personal
property located in, on or at the leased Premises or otherwise constituting part of the leased Premises shall, at all times during the Term only, be owned by, and shall belong to, Franchisee.
Franchisee shall have title to the foregoing at all times. 

        5.9    Equipment Liens.    If at any time, or from time to time, Franchisee desires to enter into or grant any
Equipment Liens, then upon Franchisee's request, Landlord shall enter into such customary documentation with respect to the property leased or otherwise financed pursuant to such Equipment Liens as
Franchisee shall request, providing for matters such as the following: (a) Landlord's waiver of the right to take possession of such property upon occurrence of an Event of Default; and
(b) customary agreements by Landlord to enable secured party to repossess such property in the event of a Default by Franchisee permitting such secured party to exercise remedies under its
Equipment Lien. 

        5.10    Gaming Facilities.    Notwithstanding anything in this Agreement to the contrary, the Gaming Facilities shall
at all times during and after the Term be owned by and shall belong to Franchisee. At no time shall a Gaming Facility be considered property of the Landlord or the City and the Landlord and the City
shall have no right, title or interest, including any lessor's lien, in the Gaming Facility. All benefits and burdens or ownership of any Gaming Facility (except for Landlord's right to percentage of
the revenues generated by the Gaming Facility pursuant to Section 6, Rent) shall be, and remain, with the Franchisee. Franchisee shall have the unrestricted right to obtain financing by
granting lenders a mortgage or securing interest in the Gaming Facility; the equipment and supplies located on the Gaming Facility and the income and revenues generated by the Gaming Facility, except
any interest in such income and revenue, shall be subject to Landlord's right to receive Rent. 

        5.11    Repairs and Destruction of Improvements.    

        5.11.1    Maintenance of improvements.    Tenant shall, throughout the term of this lease agreement, at its own cost,
and without any expense to Landlord, keep and maintain the premises, including all buildings and improvements of every kind that may be a part of the premises, and all appurtenances to the premises,
including sidewalks adjacent to the premises, in good, sanitary, and neat order, conditions and repair, and, except as specifically provided in this lease agreement, restore and rehabilitate any
improvements of any kind that may be destroyed or damaged by fire, casualty, or any other cause whatsoever. 

        5.11.2    No obligation by Landlord to make improvements.    Landlord shall not be obligated to make any repairs,
replacements, or renewals of any kind, nature, or description, whatsoever to the Premises or any buildings or improvements on the Premises. 

        5.11.3    Tenant's compliance with laws.    Tenant shall also comply with and abide by all federal, state, county,
municipal, and other governmental statutes, ordinances, laws, and regulations affecting the Premises, the improvements on or any activity or condition on or in the Premises. 

        5.11.4    Damage to and destruction of improvements.    The damage, destruction, or partial destruction of any
building or other improvement that is a part of the leased Premises shall not release Tenant from any obligation under this lease agreement, except as expressly provided below. In case of damage to or
destruction to any such building or improvement, Tenant shall at its own expense promptly repair and restore it to a condition as good or better than that which existed prior to the damage or
destruction. Without limiting the obligations of Tenant, it is agreed that the proceeds of any insurance covering damage or destruction shall be made available to Tenant for repair or replacement. 

        5.11.5    Election not to terminate.    If, in the event of destruction or damage during the last two (2) years
of the term of this lease agreement, Tenant does not elect to terminate this Agreement, the proceeds of all insurance covering the damage or destruction shall be made available to Tenant for repair or
replacement, and Tenant shall be obligated to repair or rebuild the building as provided above. 

6.0    Rent/Franchise Fee  

        6.1    Rent/Franchise fee.    Throughout the Term, Franchisee shall pay Landlord, after credit for funds specifically
paid to the Sate of Missouri as outlined below, without Notice or demand, in lawful money of the United States of America at the office of Landlord, or at such other place as Landlord shall designate
within the State of Missouri, a net annual rental/Franchise fee as follows: 

        6.1.1    Initial Term.    For the Initial Term Franchisee shall pay TEN THOUSAND AND NO/CENTS ($10,000.00) to the
City, upon Franchisee's signature to this agreement. 

        6.1.2.    Primary and Renewal Terms.    Beginning no the Commencement of Gaming Operations Date, and continuing
through the remainder of the Primary and Renewal Terms, Franchisee shall pay the Franchise fee. Such Rent shall be paid on a monthly basis only when payable pursuant to the terms of
Section 5.3. During any Fiscal Year in which a gaming facility is operated by Franchisee, if Landlord
does not receive a minimum of One Hundred Thousand Dollars ($100,000.00), in revenues from the Base Rent, (Pursuant Section 2.39(a)), then the Franchisee shall pay to the City of LaGrange
within sixty (60) days after Franchisee's annual state audit report is completed, the Minimum Rent, which shall be the difference between the amount in fact accrued or received from such Rent
sources by the City of LaGrange and the sum of One Hundred Thousand Dollars ($100,000.00). Beginning with the commencement of the First Renewal Term, Franchisee's obligation to pay such Minimum Rent
shall be adjusted annually by any upward change in the Consumer Price Index (CPI) as it was in effect at the beginning of the 1996 Fiscal Year, and increasing according to any increase in the CIP in
effect at the beginning of each Fiscal Year during each of the Renewal Terms. Such price adjustment shall occur only once, at the beginning of each Renewal Term, based upon said differential in the
CIP. This annual, minimum payment shall be pro-rated by all unallowable days of operation of the Gaming Facilities. 

        6.1.3    Dockside Barge Casino Additional Rent.    All parties agree that the best method of procedure is to obtain
permission to build a Dockside Barge Casino or a barge casino in a moat, rather than use a Riverboat Casino. Franchisee's proposed casino plans call for a barge casino in a moat, and do not call for
operation of a Riverboat Casino or any casino operation in the Mississippi River channel, and the parties hereto agree that such a proposal would raise safety concerns for patrons of the casino. If
the Missouri Gaming Commission agrees that Franchisee may be, and is in fact licensed to use a Dockside Barge Casino or a barge casino in a moat, rather 

than
a Riverboat Casino, then Franchisee agrees to pay annually during the first five (5) years of the Primary Term of this Agreement an additional fee, which payment shall commence on year
from the date of the beginning of the Primary Term of the Agreement, and on the same date each year thereafter for said five (5) years, in the sum of TWO HUNDRED THOUSAND DOLLARS ($200,000.00)
per year, up to a ONE MILLION DOLLARS ($1,000,000.00) maximum total payout. Franchisee shall pay such sums not already paid and credited as noted herein, to the City for the development of an
Industrial Park, industrial infrastructure, municipal safety or police protection, and such other items as are deemed necessary by the City to promote industry within the LaGrange city limits and the
LaGrange immediate vicinity. Franchisee has pre-paid TWO HUNDRED THOUSAND DOLLARS ($200,000.00) of such sum, in advance of and in anticipation of receiving said license, on or before the
signing of this agreement. ONE HUNDRED THOUSAND DOLLARS ($100,000.00) of the total sum was placed in an escrow account for the City in 1999 and held until the earlier of the Franchisee's Dockside
Barge Casino approval date by the Missouri Gaming Commission or January 31, 2000, per a previous amendment to the Agreement, which amendment remains unchanged. The City has constructed, out of
said funds, a new fire station house and new maintenance building in the city limits of LaGrange, Missouri. This ONE HUNDRED THOUSAND DOLLARS ($100,000.00) prepayment shall be credited towards
Franchisee's first (1st) annual payment, without interest thereon. Franchisee has pre-paid to City the said ONE HUNDRED THOUSAND DOLLARS ($100,000.00), in advance of and in
anticipation of receiving said license on or before December 31, 2000, which sum shall be credited towards Franchisee's fifth (5th) annual payment, without interest thereon. The
Missouri Gaming Commission has thereafter granted Franchisee's Dockside Barge Casino request. Franchisee shall pre-pay an additional TWO HUNDRED THOUSAND DOLLARS ($200,000.00) of said ONE
MILLION DOLLARS ($1,000,000.00) to the City on or before April 2, 2001 for city police and fire protection expenses. This TWO HUNDRED THOUSAND DOLLAR ($200,000.00) pre-payment shall
be credited in the sum of TWO HUNDRED THOUSAND DOLLARS ($200,000.00) for the second (2nd) year of Franchisee's payment obligation. Franchisee shall have the option to pre-pay
additional future sums and receive credit in future years, by crediting advance payments against the fifth year of the Primary Term first, with credits continuing backwards in time. This annual
payment shall be pro-rated based on the actual unallowable days of operation of the casino for any year in which gaming is not conducted for the full fiscal year as measured from the
Primary Term initiation date. The annual payment may be made by Franchisee or other entities by procedures more fully described in Section 6.1.4 of the Agreement. 

        6.1.4    Franchisee's City Beautification Contribution.    In addition to rent and taxes, Franchisee or at the option
of its members, or by and through other entities or individuals making donations specifically for City of LaGrange, Missouri beautification at the request of Franchisee, shall contribute, by direct
donation to the City of LaGrange, a minimum sum of $50,000.00 per year, beginning in the calendar year in which Franchisee begins the Commencement of Gaming Operations, which shall be paid on the
final business day of said calendar year, and payable on each final business day for each year thereafter, for total of five (5) years, which funds shall be used for the beautification of the
City of LaGrange, Missouri, and particularly its downtown area, to repair flood damage, rebuild parks, create or restore parking facilities for the City of LaGrange, Missouri, and for other
infrastructure items for the betterment of the City of LaGrange, Missouri. Contributors other than Franchisee, and its members, shall be identified in writing to the City of LaGrange, Missouri prior
to said contributor's contribution and the contributor shall indicate in writing to the City of LaGrange, Missouri, that the contributor was solicited by Franchisee. Franchisee may pay said funds
early, and credit shall be given to Franchisee for said annual credits for future years to the amount of the total potential debt due. The total contribution for five (5) years shall be
$250,000.00. The annual payment shall be prorated, based upon the actual unallowable days of operation for any year in which gaming is not conducted for a full fiscal year. This annual payment shall
be reduced by the following formula: Franchisee shall receive a credit against said annual payment each year in an amount equal to the sums which Franchisee pays to 

City
in excess of the projected ($1,349,790.00 annual revenues from local gaming tax and local admission fees to the City as submitted by Franchisee to the Missouri Gaming Commission, up to $50,000.00
per calendar year. 

        6.1.5    Additional Contributions for NAP.    Franchisee also agrees that if the City can obtain NAP grants in the
future for the betterment of the City of LaGrange, then Franchisee, or the members of the LLC which comprises the Franchisee, or other entities identified by Franchisee who in fact makes such
contributions, will contribute up the amount of the LLC member's allowable State of Missouri Income Tax offset provided by NAP contributions, to any such NAP program created by the City, or a
designated entity. This provision shall be operative so long as this Agreement is in effect and so long as a NAP program is in place, which provides benefits for the City, or its immediate area
located South of the LaGrange four-way stop and East of Main Street or within two blocks West of Main Street. Such sums shall be in addition to the sums required by Section 6.1.4,
but such amounts, if any, will be credited to sums payable under 6.1.3, if that paragraph is applicable. The City grants Franchisee the option to contribute up to Fifty thousand dollars ($50,000.00)
before September 30, 2000, to the LaGrange Revitalization Organization's NAP program. Franchisee and the City agree that said transfer shall operate as a one-time event, which shall
not bind the City to approve future contributions to the LaGrange Revitalization Organization's NAP program by virtue of the Franchisee's approved contribution herein. 

        6.2    "Alternative Minimum Rent".    In the event that Franchisee is not operating a Gaming Facility within the City
of LaGrange at any time during a calendar year, and still maintains the franchise license, and thus no other fees are paid to Landlord pursuant to Sections 6.1.2 or 6.1.3, then Franchisee shall
be required to pay a minimum amount of TEN THOUSAND DOLLARS AND NO/CENTS ($10,000.00), so long as this Agreement is in force, for such year on or before the thirty-first (31st) day of
December
of such year, beginning with calendar year 1996, and increasing to a minimum amount of TWENTY THOUSAND DOLLARS AND NO/CENTS ($20,000.00) in calendar year 2000 and thereafter. 

        6.3    Means of Payment.    Franchisee shall pay such Rent as is due and payable directly to Landlord by any of the
following means as mutually agreed upon by Franchisee and Landlord: (a) good and sufficient check (subject to collection) delivered to Landlord, (b) cashier's check or (c) wire
transfer to Landlord's bank account, which Landlord shall identify to Franchisee upon request (and Landlord shall have the right to change from time to time by at least thirty (30) days Notice
to Franchisee). Franchisee shall receive as credit against such Rent all sums accrued to the City of LaGrange from the State of Missouri per Sections 6.1.2 and 2.39(a). 

        6.4    Accounting Records.    Franchisee shall maintain (at the premises or at a central accounting location
identified to Landlord upon request) account records and procedures complying with Accounting Principles to enable Landlord to calculate any Annual Rent due under this Agreement. Franchisee shall
maintain at all times, and records thereof shall be made available for audit, accurate counts of customers entering the Gaming Facilities, including an accurate count of all complimentary or free
admissions. Franchisee shall preserve Franchisee's books and records relating to each Fiscal Year for at least three years after the end of such Fiscal Year. If, at the conclusion of such
three-year period, a dispute is pending between Landlord and Franchisee regarding the amount of Adjusted Gross Revenue, the Franchisee shall continue to preserve such records pending the
final disposition of such dispute. 

        6.5    Annual Audit Procedures.    Notwithstanding Section 5.3(e), Landlord shall accept the annual audit
report and any amendments or adjustments thereto, of Franchisee, for purposes of calculation of rent. 

        6.6    Confidentiality.    To the extent permitted by law, Landlord shall preserve the confidentiality of all
information obtained by Landlord relating to Franchisee's Adjusted Gross Revenue and financial statements, except in any litigation or arbitration proceedings between the parties. 

7.0    Additional Payments By Franchisee  

        7.1    Landlord's Net Return.    The parties intend that this Agreement shall constitute a "net franchise lease", so
that the Rent shall provide Landlord with a "net" return for the Term, free from any expenses or
charges with respect to the Premises, except as specifically provided in this Agreement. Accordingly, Franchisee shall pay as Rent and discharge, before failure to pay the same shall create a material
risk of forfeiture or give rise to a penalty, each and every item of expense, of every kind and nature whatsoever, related to or arising from the Premises, or by reason of or in any manner connected
with or arising from the development, leasing, operation, management, maintenance, repair, use or occupancy of the Premises or any portion of the Premises. Notwithstanding anything to the contrary in
this Agreement, Franchisee shall not be required to pay any of the following incurred by Landlord: (a) principal, interest, or other charges payable under any Fee Mortgage;
(b) depreciation, amortization, brokerage commissions, financing or refinancing costs, management fees or leasing expenses incurred by Landlord with respect to the Fee Estate or the Premises;
(c) consulting, overhead, travel, staff and other similar costs incidental to Landlord's ownership of the Premises, other than reasonable attorneys' fees incurred by Landlord and payable by
Franchisee pursuant to express provisions of this Agreement; and (d) any costs arising from or pursuant to any instrument or agreement affecting the Premises that is not a Permitted Exception
and to which Landlord is a party and Franchisee is not a party. 

        7.2    Taxes and Assessment.    For any period within the Term (with daily proration for periods partially within the
Term and partially outside the Term), and subject to Section 12, Parties' Obligation to Hold Harmless; Liability of Landlord, Franchisee shall pay and discharge, before failure to pay the same
shall create a material risk of forfeiture or give rise to a penalty, all Taxes and all special assessments, levies or charges made by any municipal or political subdivision for local improvements.
Franchisee shall also pay all interest and penalties assessed by any Government on account of late payment of any Tax or assessment aforesaid, unless such late payment was caused by Landlord's failure
to promptly forward Franchisee a copy of a tax bill received by Landlord, in which case Landlord shall pay such interest and penalties. 

        7.3    Contesting taxes.    If Franchisee shall in good faith desire to contest the validity or amount of any tax,
assessment, levy, or other governmental charge agreed in this section to be paid by Franchisee, Franchisee shall be permitted to do so, and to defer payment of such tax or charge, the validity or
amount of which Franchisee is so contesting, until final determination of the contest, on giving to Landlord written notice thereof prior to the commencement of any such contest, which shall be at
least thirty (30) days notice prior to delinquency, and on protecting Landlord on demand by a good and sufficient surety bond against any such tax, levy, assessment, rate, or governmental
charge, and from any costs, liability, or damage arising out of any such contest. 

        7.4    Utilities.    Franchisee shall fully and promptly pay for all water, gas, heat, light, power, telephone
service, and other public utilities of every kind furnished to the premises, the Casino Support Facilities or the Gaming Facilities throughout the term of this agreement, and all other costs and
expenses of every kind whatsoever of or in connection with the use, operation, and maintenance of the leased Premises and all activities conducted on the leased Premises, and Landlord shall have no
responsibility of any kind for any such utilities. Franchisee is responsible to pay all utility upgrades and expansions and extensions including but not limited to sewer and water, required to furnish
adequate utilities for the leased Premises. 

        7.5    Land Acquisition.    Franchisee shall be required to supply, by reimbursement to Landlord or City, at the
written request of Landlord or City, all funds for obtaining any land required for the operation of Franchisee, whether acquired by the City of LaGrange, the LaGrange Industrial Development Authority,
or such other entity as may be created by the City of LaGrange to hold title to any land to be leased to Franchisee. Franchisee shall also pay all costs of acquisition and development of
infrastructure, including Landlord's attorney's fees, for any such land. Landlord shall not acquire additional land on behalf of Franchisee nor look to Franchisee for reimbursement of land purchases,
unless Franchisee so requests in writing, and agrees to the same. 

8.0    Use  

        8.1    Franchisee Waste Prohibited.    During the term of this Agreement, Franchisee shall comply with all applicable
laws affecting the leased Premises, the breach of which might result in any penalty on Landlord or forfeiture of Landlord's title to the leased Premises. Franchisee shall not commit, or suffer to be
committed, any waste on the leased Premises, or any nuisance. 

        8.2    Gaming Facility Removal or Substitution.    Notwithstanding anything herein to the contrary, Landlord shall
have no right, title or interest in a Gaming Facility; provided, however, that Franchisee represents and warrants to Landlord that it will not remove any Gaming Facility or Casino Support Facility
from the Premises prior to the lawful termination of this Agreement. 

        8.3    Public Access to the Premises.    Franchisee agrees that no provision contained in this Lease Agreement shall
deny reasonable access of the general public to the common areas of the Premises of any day so that the public may enjoy the riverfront atmosphere; said access shall not interfere with Franchisee's
primary business operations; nor shall Franchisee charge any parking fee on any city owned land, except for valet parking areas which shall not comprise all public parking areas on the leased
Premises. Franchisee further agrees that the common areas of the Premises shall remain accessible on any day during which a City or County sponsored event is scheduled. The term "common areas"
includes any parking area, any walking or hiking trails, any portion of the shoreline, green space and any other area of the Premises for which no admission fee is charged by Franchisee. This
provision applies only to the leased Premises. 

9.0    Laws  

        9.1    Compliance with Law.    During the Term, Franchisee shall, at its own expense, observe and comply with all Laws
affecting the Premises if Franchisee's failure to comply will or may subject landlord to any civil or criminal liability. If Franchisee's failure to do so will or may subject Landlord to any civil or
criminal liability, then Franchisee shall procure every permit, license, certificate or other authorization required in connection with the lawful and proper maintenance, operation, use and occupancy
of the Premises or required in connection with any improvements erected on the Premises and comply with all such permits, licensees, certificates and other authorizations. Notwithstanding the
foregoing, Franchisee shall have the right to contest any such Laws in accordance with this Agreement. Maintenance and repair or improvements existing on the Premises at the Signing Date shall be
governed by the applicable provision of this Agreement under "Maintenance and Alterations". Franchisee shall make any Mandated Alterations required by Law arising during the Term, subject to the terms
of the paragraph below entitled "Mandated Alterations". 

10.0    Maintenance And Alterations  

        10.1    Obligation to Maintain.    During the Term, Franchisee shall keep and maintain the Premises in good order,
condition, and repair, reasonable wear and tear, and any other condition that Franchisee is not required to repair pursuant to this Agreement. 

        10.2    Alteration, improvement, and change procedure to Casino Support Facilities.    Franchisee shall have the right
to make such alterations, improvements, and changes to any building that may from time to time be on the leased Premises as Franchisee may deem necessary, or to replace any building with a new one of
at least equal value, provided that prior to making any structural alterations, improvements, or changes, or to replacing any building, Franchisee shall obtain Landlord's written approval of plans and
specifications therefore, which approval Landlord shall not unreasonably withhold, provided that the value of the building shall not be diminished and the structural integrity of the building shall
not be adversely affected by any such alterations, improvements, or changes, or that any proposed new building is at least equal in value to the one that it is to be replaced, as the case may be. In
the event of disapproval, Landlord shall give to Franchisee an itemized statement of the reasons for the disapproval. If Landlord does not disapprove the plans and specifications provided for in this
section within thirty (30) days after such has been submitted to Landlord, the plans and specifications shall be deemed to have been approved by Landlord. Franchisee will in no event make any
alterations, improvements, or other changes of any kind to any building on the premises that will decrease the value of the building, or that will adversely affect the structural integrity of the
building. 

        10.3    Disposition of New Improvements.    Any new building constructed by Franchisee on the leased Premises, or
moved onto the leased Premises by Franchisee, and all alterations, improvements, changes, or additions made in or to the leased Premises shall be the property of Landlord, and Franchisee shall only
have a Leasehold Interest therein, subject to the Terms of this Lease Agreement. 

        10.4    Demolition.    Franchisee shall pay the costs incurred in the demolition or removal of all existing
improvements, removal of which is necessary for construction of the Casino Support Facilities. To the extent that any Government entity specifically requires the performance of any work or demolition
to prevent any improvement not removed by Franchisee, if any, from constituting a hazard, Franchisees shall perform such work or demolition. 

11.0    Prohibited Liens On Leased Premises  

        11.1    Franchisee's Covenant.    Franchisee shall not suffer or permit any Prohibited Lien to be filed on the leased
Premises. If a Prohibited Lien is filed then Franchisee shall, within thirty (30) days after receiving Notice of such filing (but in any case within fifteen (15) days after receipt of
Notice commencement of foreclosure proceedings), commence and then prosecute appropriate action to cause such Prohibited Lien to be paid, discharged or bonded. Nothing in this Agreement shall be
construed to restrict Franchisee's right to contest the validity of any Prohibited Lien and to pursue Franchisee's position to a final judicial determination. 

        11.2    Protection for Landlord.    Notice is hereby given that Landlord shall not be liable for any labor or
materials furnished or to be furnished to Franchisee upon credit, and that no mechanic's or other lien for any such labor or material shall attach to or affect the Fee Estate of any Premises leased to
Franchisee. Nothing in this Agreement shall be deemed or construed in any way to constitute Landlord's consent or request, express or implied, by inference or otherwise, to any contractor,
subcontractor, laborer, equipment or material suppliers for the performance of any labor or the furnishing of any materials or performance of any labor or the furnishing of any materials or equipment
for any improvement, alteration or repair of, or to, the leased Premises, or any part of the leased Premises, nor as giving Franchisee any right, power or authority to contract for, or permit the
rendering of, any services, or the furnishing of any material that would give rise to the filing of any liens against the City's Fee Estate. Franchisee shall indemnify Landlord against work performed
on the leased Premises for or by Franchisee. 

12.0    Franchisee's Obligation To Hold Harmless; Liability Of Landlord  

        12.1    Mutual Hold Harmless Obligation.    Franchisee shall Hold Harmless and Indemnify both the Landlord and the
City as to third parties against; (a) any wrongful act, wrongful omission or negligence of Franchisee (or any of Franchisee's Subtenants) or its or their partners, directors, officers, or
employees, or their equivalent; and (b) any breach or Default by the other under this Agreement, including all reasonable attorney fees. In addition to, and without limiting the generality of
the foregoing Hold Harmless agreement, Franchisee shall Hold Harmless and Indemnify Landlord and the City against all the following matters (except to the extent any claim arises from any direct
wrongful act, wrongful omission or negligence of Landlord): (i) the conduct, management or occupancy of or from any work or activity performed in and on the Premises, the Casino Support
Facilities and the Gaming Facilities during the Term; (ii) the condition of the Premises, the Casino Support Facilities, the Gaming Facilities, or any other improvement located on the Premises;
(iii) any accident, injury or damage whatsoever caused to any person occurring during the Term, in or on the Premises, the Casino Support Facilities, or the Gaming Facilities, or any other
improvements located on the Premises, including all reasonable attorney fees. Furthermore, Franchisee agrees to pay, and to Hold Harmless and Indemnify Landlord and City against reasonable legal
costs, including reasonable attorneys' fees and disbursements, incurred by Landlord or City in obtaining possession of the Premises if Franchisee fails
to surrender possession upon the expiration or earlier termination of the Term. 

        12.2    Liability of Landlord.    

        a.     Franchisee
is and shall be in exclusive control and possession of the leased Premises during the Term as provided in this Agreement. Subject to Sections 12.1 and
12.2(b), Landlord and City shall not be liable for any injury or damage to any property or to any person occurring on or about the leased Premises, the Casino Support Facilities or the Gaming
Facilities. Furthermore, subject to Sections 12.1 and 12.2(b), Landlord and City shall not be liable for any injury or damage to any property of Franchisee, or of any other person, during the
Term. 

        b.     Landlord
and City shall hold harmless Franchisee for any such acts, omissions and negligence of Landlord or City occurring during any event or promotion sponsored by
Landlord or City or in which Landlord or City shall have control of any part of the Premises. 

        12.3    Hold Harmless Procedures.    Wherever this Agreement requires one party to Hold Harmless the other, the
following procedures and requirements shall apply: 

        12.3.1    Prompt Notice.    The party to be held harmless shall give the other party Notice of any claim within
forty-eight (48) hours of the existence of such claim. To the extent, and only to the extent, that both (a) Notice is not given within forty-eight (48) hours of the existence of
any claim and (b) the party required to Hold Harmless is thereby prejudiced, the party required to Hold Harmless shall be relieved of its Hold Harmless obligations under this Agreement. 

        12.3.2    Selection of Counsel.    The party required to Hold Harmless shall be entitled to select counsel (reasonably
acceptable to the other party, but counsel of the insurance carrier of the party required to Hold Harmless shall be deemed satisfactory). Notwithstanding anything to the contrary in the preceding
sentence, (a) the party required to be held harmless shall be entitled to approve the other party's choice of counsel or select their own counsel and be represented by such counsel; and
(b) if the party required to be held harmless selects its own counsel, then such counsel shall consult with (but not be controlled by) the other party's counsel, and each party shall pay fifty
percent (50%) of the reasonable attorneys' fees of the party required to be held harmless. 

        12.3.3    Settlement.    Franchisee may, with the consent of the Landlord and City, which consent shall not be
unreasonably withheld, settle the claim, except that no consent by Landlord and City shall be required as to any settlement by which (a) Franchisee procures (by payment, settlement, or
otherwise) a release of the Landlord and City pursuant to which Landlord and City is not required to make payment whatsoever to the third party making the claim, (b) neither the Landlord or
City nor the Franchisee acting on behalf of the party to be held harmless make any admission of liability, and (c) the continued effectiveness of the Agreement is not jeopardized in any way. 

        12.4    Indemnity.    Franchisee shall indemnify and defend Landlord and City, its boards, commissions, officers,
agents, and employees, and any and all other public agencies, and their members, officers, agents, and employees, against any and all liabilities for injury to or death of any person or any damage to
any property caused by Franchisee. Franchisee's officers, agents, or employees, in the construction, operation, or maintenance of its property interests, or arising out of the exercise of any right or
privilege under this Agreement, including Landlord and City's reasonable attorneys fees. 

13.0    Right Of Contest  

        Notwithstanding anything to the contrary in this Agreement, Franchisee shall have the right to contest, at its sole expense, by appropriate legal proceedings
diligently conducted in good faith, the amount or validity of any Tax or Fee imposed by Law; or Prohibited Lien; the valuation, assessment or reassessment (whether proposed or final) of the Premises
for purposes of real estate taxes; the validity of any Law or the application of any Law to the Premises, or the validity or merit of any claim against which Franchisee is required to Indemnify
Landlord under this Agreement. Franchisee shall give Landlord written notice thereof prior to the commencement of any such contest, which shall be at least thirty (30) days notice prior to
delinquency. Franchisee may defer payment of the contested Tax or Fee 

or
compliance with the contested Law or performance of any other contested obligation pending the outcome of such contest, provided that such deferral does not subject the Premises to any material
risk of imminent forfeiture or subject Landlord to any material risk of criminal liability and provided Franchisee protects Landlord, on demand, by a good and sufficient surety bond against such tax,
levy assessment, rate or government charge and from any costs, liability or damage arising out of such contest. Landlord shall not be required to join in any such contest or proceeding unless a Law
shall require that such proceedings be brought in the name of the Landlord or owner of the Fee Estate. In such case, Landlord shall cooperate with Franchisee so as to permit such proceeding to be
brought in Landlord's name. Franchisee shall pay all costs and expense (including attorneys' fees) incident to such proceedings. Franchisee shall Hold Harmless Landlord against such contest.
Franchisee shall be entitled to any refund of any Tax or Fee (and penalties and interest paid by Franchisee) based upon Franchisee's prior overpayment of such Tax or Fee. Upon termination of
Franchisee's contest of a Tax or Fee, Franchisee shall pay the amount of such Imposition (if any) as has been finally determined in such proceedings to be due, together with any costs, interest,
penalties or other liabilities in connection with such Tax or Fee. Upon final determination of Franchisee's contest of law, Franchisee shall comply with such final determination. Nothing shall prevent
the City, as a governmental unit, the right to intervene in matters involving a Tax or a Fee levied or collected by the City as a governmental unit. 

14.0    Insurance  

        14.1    Franchisee to Insure.    Franchisee shall, at Franchisee's sole cost and expense, during the Term, maintain
the following insurance (or its then reasonably available equivalent): 

        14.1.1    Casualty.    Casualty insurance providing coverage for the Premises and all equipment, fixtures, and
machinery at or in the Premises, against loss, damage, and destruction by fire and other hazards
encompassed under broad form coverage as may be customary for like property (but Franchisee shall in no event be required to maintain earthquake or war risk insurance) from time to time during the
Term, in an amount not less than eighty percent (80%) of the actual cash insurable value of the insurable buildings, structure, improvements and equipment (excluding excavations and foundations)
located at the Premises, but in any event sufficient to avoid co-insurance in the event of a partial loss. 

        14.1.2    Liability.    General public liability insurance against claims for personal injury, death or property
damage occurring upon, in, or about the Premises of the Franchisee, and adjoining streets as passageways. The coverage under all such liability insurance shall be at least THREE MILLION DOLLARS
($3,000,000.00) in regard to any one occurrence for injury or death to persons or property damage and ONE MILLION DOLLARS ($1,000,000.00) per person per occurrence, and ONE HUNDRED THOUSAND DOLLARS
($100,000.00) in property damage liability. 

        14.1.3    Other.    Such other insurance as Franchisee determines appropriate in the exercise of Franchisee's
reasonable business judgment. 

        14.2    Nature of Insurance Program.    

        14.2.1    Additional Insured.    To the extent consistent with ordinary insurance practices, liability insurance
policies shall name as additional insured Landlord. 

        14.2.2    Primary Coverage.    All policies shall be written as primary policies not contributing with or in excess of
any coverage that Landlord may carry. 

        14.2.3    Franchisee's Acts or Omissions.    Each policy shall include, if available without additional cost, a
provision that any act or omission of Franchisee shall not prejudice any party's rights (other than Franchisee's) under such insurance coverage. 

        14.2.4    Contractual Liability.    Policies of liability insurance shall contain contractual liability coverage
relating to Franchisee's Hold Harmless obligations under this Agreement. 

        14.2.5    Insurance Carrier Standards.    Each insurance carrier shall be authorized to do business in the State and
each domestic insurer shall have a "Best's" rating of at least A. Unrated international insurance carriers may be utilized by Franchisee only with the
prior approval of Landlord, which approval shall not be unreasonably withheld; provided that the Lloyd's of London Association is approved by the Landlord. 

        14.2.6    Notice to Landlord.    All policies of insurance shall provide by their express terms for thirty
(30) days' prior Notice of any cancellation to Landlord. 

        14.3    Deliveries to Landlord.    Upon Notice to such effect by Landlord, Franchisee shall deliver to Landlord
policies or certificates or certified copies of the insurance policies required by this Agreement, endorsed "Paid" or accompanied by other evidence that the premiums of such policies have been paid,
at least ten (10) days before expiration of any then current policy. 

        14.4    Blanket and Umbrella Policies.    Franchisee may provide any insurance required by this Agreement pursuant to
a "blanket" or "umbrella" insurance policy, provided that (a) such policy or a certificate of such policy shall specify the amount(s) of the total insurance allocated to the Premises, which
amount(s) shall not be subject to reduction on account of claims made with respect to the other properties and (b) such policy otherwise complies with this Agreement. 

        14.5    Waiver of Certain Claims.    To the extent that Landlord or Franchisee purchases any hazard insurance relating
to the Premises, the party purchasing such insurance shall attempt to cause the insurance carriers to agree to a Waiver of Subrogation. If any insurance policy cannot be obtained with a Waiver of
Subrogation, or a Waiver of Subrogation is obtainable only by the payment of an additional premium, then the party undertaking to obtain the insurance shall give Notice of such fact to the other
party. The other party shall then have ten (10) Business Days after receipt of such Notice either to place the insurance with a company that is reasonably satisfactory to the other party and
that will issue the insurance with a Waiver of Subrogation at no additional costs, or to agree to pay the additional premium if such a policy can be obtained only at additional cost. To the extent
that the parties actually obtain insurance with a Waiver of Subrogation, the parties release each other, and their respective authorized representatives, from any claims for damage to any person or
the Premises that are caused by or result from risks insured against under such insurance policies, but only to the extent of the available insurance proceeds. 

        14.6    No Representation of Adequate Coverage.    Neither party shall make any representation, or shall be deemed to
have made any representation, that the limits, scope, or form of insurance coverage specified in this Section are adequate or sufficient. 

15.0    Damage Or Destruction Of Improvements  

        The damage, destruction, or partial destruction of any building or other improvement that is a part of the leased Premises shall not release Franchisee from any
obligation under this Lease Agreement. In case of damage to or destruction to any such building or improvement, Franchisee shall at its own expense promptly repair and restore it to a condition as
good or better than that which existed prior to the damage or destruction. Without limiting the obligations of Franchisee, it is agreed that the proceeds of any insurance covering damage or
destruction shall be made available to Franchisee for repair or replacement. 

16.0    Condemnation  

        16.1    Substantial Condemnation.    If a Substantial Condemnation of the Premises shall occur, then this Agreement
shall terminate as of the effective date of such Substantial Condemnation, and the Rent shall be apportioned accordingly. The proceeds of the Substantial Condemnation shall be allocated between
Landlord and Franchisee as follows: (a) first, Franchisee shall be entitled to receive such portion of the awards, with interest, as shall equal the value of the Leasehold Estate, as an
operating business, including all improvements located on the Premises; (b) second, Landlord shall, subject to the rights of Mortgagees, be entitled to receive such portion of the award, with
interest, as shall equal the 

value
of the Fee Estate subject to this Agreement; and (c) third, Franchisee shall be entitled to receive the entire balance of any such award or awards remaining after application of
Condemnation proceeds pursuant to clauses (a) and (b). All determinations of value required by the preceding sentence shall be made as if the Condemnation had never occurred, the Leasehold
Estate had not been terminated, and the Agreement had continued for all Renewal Terms except to the extent that Franchisee determines that Franchisee would have elected not to exercise any future
Renewal Option(s) not already exercised or deemed exercised at the effective date of Condemnation. 

        16.2    Insubstantial Condemnation.    If an Insubstantial Condemnation shall occur, then any award or awards shall be
applied first to repair, restoration or reconstruction of any remaining part of the improvements not so taken. Franchisee shall perform such repair, restoration or reconstruction in accordance with
applicable requirements of this Agreement. The balance of any such award or awards remaining after the repair, restoration or reconstruction proceeds of a Substantial Condemnation affecting only the
portion of the Premises take. 

        16.3    Temporary Condemnation.    If a Temporary Condemnation shall occur with respect to the use or occupancy of the
Premises for a period greater than ninety (90) days, then Franchisee shall, at its option, be entitled to terminate this Agreement and all obligations hereunder, effective as of the
commencement date of the Temporary Condemnation. If the Temporary Condemnation relates to a period of ninety (90) days or less, or if a Franchisee does not elect to terminate this Agreement,
then all proceeds of such Temporary Condemnation (to the extent attributable to periods within the Term) shall be paid to Franchisee and Franchisee's obligations under this Agreement shall not be
affected in any way. 

        16.4    Other Government Action.    In the event of any action by any Government not resulting in a Condemnation by
creating a right to compensation, such as the changing of the grade of any street upon which the Premises abut, then this Agreement shall continue in full force and effect without reduction or
abatement of Rent and Franchisee shall be entitled to receive the award or payment made in connection with such action. 

        16.5    Assignment of Condemnation Proceeds.    Landlord hereby assigns to a Depository selected for such purpose, who
shall have the right to receive, and there shall be paid to such Depository, the entire amount of any awards or other sums received, whether by Landlord or Franchisee, as compensation as a result of
any Condemnation. Such awards to be paid to such Depository shall include: (a) all awards made on account of any improvements that are the subject of a Condemnation, whether or not the value of
such improvement is the subject of a separate award or otherwise separately determined by the Condemnation authority; and (b) the full value of the land that is the subject of the Condemnation.
All such proceeds shall be applied and disbursed in accordance with this Section. 

        16.6    Settlement or Compromise.    Landlord shall not settle or compromise any Condemnation award affecting the
leased Premises without consent by Franchisee. Franchisee shall be entitled to appear in such proceeding and claim such share of the award as it is entitled to receive pursuant to the terms of this
Agreement. Subject to the terms of Mortgage, any Mortgagee shall also be entitled to appear in such proceedings and empowered to participate in any settlement, arbitration or other proceeding
involving any Condemnation. Landlord shall have no right to participate in any proceeding regarding a Temporary Condemnation unless either (a) Franchisee elects to terminate this Agreement on
account of the Temporary Condemnation or (b) Franchisee is not legally permitted to participate in such proceeding. In the latter case, and as it affects the leased Premises, Landlord shall
participate in such proceedings in accordance with Franchisee's instructions, all at Franchisee's expense and using counsel selected, instructed and paid by Franchisee. 

        16.7    Prompt Notice.    If either party becomes aware of any Condemnation or threatened or contemplated
Condemnation, then such party shall promptly give Notice to the other party. 

17.0    Transfers/Sales By Landlord.  

        Franchisee hereby grants to Landlord a right of first refusal to purchase the property interests of Franchisee in the real estate described in  exhibit "B". Franchisee agrees that if, at any time during the term of the agreement or within one (1) year thereafter, Franchisee
determines that it is entitled to convey any of the property that is the subject of this Agreement, and if Franchisee receives from a third party a bonafide offer to purchase all or any portion of
said property, then Franchisee, before accepting the offer, shall send the City of LaGrange two (2) copies of a contract for the sale of the property involved, or any portion thereof, upon
provisions and conditions identical to the offer, received by the Franchisee. Franchisee shall execute both copies of the offer and transmit them to City together with a written notification of the
intention of Franchisee to accept the offer embodied in the contract, if the offer is not accepted by City. City shall then have the right, within ten (10) Business Days of receipt of the
contract and the written notice, to elect to purchase the property or portion of the property, which is the subject of the offer on the provisions and conditions set forth in the contract. In the
event City elects to accept the offer embodied in the contract, then City must do so by executing one (1) copy of the contract and returning it to Franchisee within said period. 

        If
the City does not accept the offer embodied in the contract within the said period, then the offer shall be deemed to be withdrawn and Franchisee shall be free for a period of ninety
(90) days from the expiration of the said ten (10) Business Day period to sell the property or part of the property, as the case may be, to a third party on provisions and conditions not
less favorable to Franchisee then those set forth in the contract provided to City for the remaining duration, if any, of the purchase option time frame. Such sale will be free and clear of this right
of first refusal. In the event the property is not sold to a third party within the ninety (90) day period, then any further offer to purchase all or any portion of the property must first be
submitted to the City in accordance with the provisions of this Agreement. 

        This
right of first refusal shall be binding upon and inure to the benefit of the City and Franchisee and their respective legal representatives, heirs, successors, and assigns. 

18.0    Transfers By Franchisee  

        Franchisee is a Limited Liability Corporation and its members may be altered pursuant to the laws of the State of Missouri. No approval of the City is required
for member charges to the LLC. 

19.0    Franchisee's Right To Mortgage  

        19.1    Franchisee may encumber by mortgage or deed of trust, or other proper instrument, its leasehold interest and estate in
the leased Premises, together with all buildings and improvements placed by Franchisee on the premises, as security for any indebtedness of Franchisee. The execution of any mortgage, or deed of trust,
or other instrument, or the foreclosure of any mortgage, or deed of trust, or other instrument, or any sale, either by judicial proceedings, conveyance by Franchisee to the holder of the indebtedness,
or the exercising of any right, power, or privilege reserved in any mortgage or deed of trust, shall not be held as a violation of any of the terms of conditions of this lease agreement, or as an
assumption by the holder of the indebtedness personally of the obligations of this lease agreement. No encumbrance, foreclosure, conveyance, or exercise of right shall relieve Franchisee from its
liability under this agreement. 

        19.2    If Franchisee shall encumber its leasehold interest and estate in the leased Premises, then the Franchisee shall, within
ten (10) days of such encumbrance, whether executed by Franchisee, or executed by someone on behalf of Franchisee, including, but not limited to mechanics liens, Franchisee shall notify the
Landlord of the nature, considerations secured by such Landlord, and name, address, and telephone number of the creditor of Franchisee, and shall give to Landlord a true and accurate copy of the
documentation encumbering such property. If Franchisee or the holder of the indebtedness secured by the encumbrance shall give notice to Landlord of the existence of the encumbrance and the address of
the holder, then Landlord will mail or deliver to the holder, at such address, a duplicate copy of all notices in writing which Landlord may, from time to time, give to or serve on Franchisee 

under
and pursuant to the terms and provisions of this lease agreement. The copies shall be mailed or notices are given to or served on Franchisee. The holder may, at its option, at any time before
the rights of Franchisee shall be terminated as provided in this lease agreement, pay any of the rents due under this lease agreement, or pay any taxes and assessments, or do any other act or thing
required of Franchisee by the terms of this lease agreement, or do any act or thing that may be necessary and proper to be done in the observance of the covenants and conditions of this lease
agreement or to prevent the termination of this lease agreement. All payments so made and all things so done and performed by the holder shall be as effective to prevent a foreclosure of the right of
Franchisee thereunder as the same would have been if done and performed by Franchisee. 

20.0    Warranties Of Title And Quiet Enjoyment  

        Landlord covenants that Landlord is or will be seized of the leased Premises in fee simple and has full right to make and enter into this Agreement. Landlord
covenants that, so long as Landlord has not
terminated this Agreement on account of an Event of Default by Franchisee, as defined in Section 25, herein, Franchisee shall and may peaceably and quietly have, hold and enjoy the premises for
the Term without molestation or disturbance by or from Landlord or anyone claiming by or through Landlord or having title to the Premises paramount to Landlord, and free of any encumbrance created or
suffered by Landlord, except Permitted Exceptions. 

21.0    Representations And Warranties  

        Landlord represents and warrants to Franchisee that the following facts and conditions exist and are true as of the Signing Date and, to the extent specifically
so stated, will remain true throughout Term. In addition, Franchisee makes, for the benefit of Landlord, certain reciprocal representations and warranties as set forth below. 

        21.1    Due Authorization and Execution.    Landlord has full right, title, authority and capacity to execute and
perform this Agreement, and any other agreements and documents to which Landlord is a party and referred to or required by this Agreement (collectively, the "Documents"); the execution and delivery of
the Documents has been duly authorized by all requisite action of the Landlord; the Documents constitute valid and binding obligations of Landlord; neither the execution of the Documents, nor the
consummation of the transactions contemplated thereby, violates any agreement (including Landlord's organizational documents), contract or other restriction to which Landlord is a party or is bound.
Franchisee makes a reciprocal warranty and representation to Landlord. Both parties' representations and warranties contained in this paragraph shall continue to apply in full force and effect
throughout the Term as if made continuously through the Term. 

        21.2    No Litigation.    There is no pending litigation, suit action or proceeding before any court or administrative
agency nor has Landlord received any formal notice of any threatened litigation, suit, action or proceeding before any court or administrative agency affecting the Premises or attacking the validity
of the Agreement or the Landlord's execution delivery and performance of the Agreement or that would adversely affect the Landlord's Agreement of the Premises to Franchisee or materially impair the
Franchisee's ability to develop and operate the Premises as contemplated herein. 

        21.3    No Pending Improvements.    Landlord is not a party to any outstanding contracts for any improvements to the
Premises, nor does any person have the right to claim any mechanic's or supplier's lien arising from any labor or materials furnished to the Premises. 

        21.4    No Other Franchisees.    At the Signing Date Franchisee is the only Franchisee of the Premises. 

        21.5    Representations and Warranties in Agreement to Lease.    All of Landlord's representations and warranties set
forth herein are true and correct as of the Signing Date. Franchisee makes a reciprocal warranty and representation to Landlord as to the truth and correctness of Franchisee's representations and
warranties herein. 

22.0    Late Payment  

        If Franchisee makes any payment required under this Agreement more than seven (7) days after such payment is first due and payable, then in addition to any
other remedies Landlord may have under this Agreement and without reducing or adversely affecting any of Landlord's other rights and remedies, Franchisee shall pay Landlord interest on such late
payment at an interest rate equal to the Prime Rate plus five percent (5%), beginning on the day payment was first due and payable and continuing until the date when Franchisee actually makes such
payment. Failure to pay such interest shall be deemed a failure to make the late payment and, in such event, payment without interest shall not cure any applicable Monetary Default. 

23.0    Default By Franchisee; Remedies  

        23.1    Definition of "Event of Default".    The term "Event of Default" shall mean and refer to the occurrence of any
one or more of the following circumstances: 

        23.1.1    Monetary Default.    A Monetary Default shall occur when the Franchisee fails to pay any Rent or
compensation pursuant to this Lease Agreement and such default shall continue for fifteen (15) days after Landlord has given Franchisee Notice of such Default, specifying in reasonable detail
the amount of money required to be paid by Franchisee and the nature of such payment. 

        23.1.2    Non-Monetary Default.    A Non-Monetary Default shall occur when the
Non-Monetary Default shall continue and not be remedied by Franchisee within ninety (90) days after Landlord shall have delivered to Franchisee a Notice describing the same in
reasonable detail, or, in the case of a Non-Monetary Default that cannot with due diligence be cured within ninety (90) days from such Notice, when Franchisee shall not
(a) within ninety (90) days from Landlord's Notice advise Landlord of Franchisee's intention to take all reasonable steps
necessary to remedy such Non-Monetary Default, (b) duly commence the cure of such Non-Monetary Default within such period, then diligently prosecute to completion the
remedy of the Non-Monetary Default and (c) complete such remedy within a reasonable time under the circumstances. 

        23.2    Remedies.    Upon occurrence of an Event of Default and upon compliance with Sections 23.1.1 and
23.1.2, Landlord may exercise any or all of the following remedies, and any other remedies provided for under this Agreement or available by applicable law, all of which shall be cumulative:
(a) Landlord shall have the right to proceed by appropriate judicial proceeding, either at law or in equity, to enforce performance or observance by Franchisee of the applicable provision of
this Agreement and/or to recover damages to the extent arising against Franchisee for breach of this Agreement; and/or (b) Landlord may give Franchisee a Notice of termination of this Agreement
which shall be effective ten (10) days from the date of service of such Notice. Unless the Default is cured within ten (10) days from service of such Notice, this Agreement, the
Leasehold Estate and the Franchise Term shall terminate and Landlord shall retake possession of the leased Premises and all rights of Franchisee shall come to an end with the same effect as if that
day were the expiration date of this Agreement. Franchisee shall peaceably and quietly yield up and surrender to Landlord the leased Premises. Franchisee shall, within thirty (30) days of the
Termination Date, at its expense, and upon Landlord's request, remove such portions of the Gaming Facilities and Casino Support Facilities, if any, from the leased Premises as Landlord specifies. 

        23.3    Re-entry.    Upon the occurrence of an Event of Default and the termination of this Agreement as
provided in this Section, Landlord, or Landlord's agents and employees, may re-enter the leased Premises, or any part of the leased Premises, either by summary dispossess proceedings or by
any suitable action or proceeding at law, or by force (to the extent permitted by Law) or otherwise, without being liable to indictment, prosecution or damages, and may repossess the same, and may
remove any person from the leased Premises, all so that Landlord may have, hold and enjoy the leased Premises. Landlord's right of re-entry, described above, shall not apply to the
Riverboat Casino, or any Premises to which Franchisee holds fee title. 

        23.4    Pending Dispute Regarding Event of Default.    Notwithstanding anything to the contrary in the foregoing
remedies provided for Landlord under this Agreement, if Franchisee shall have given Landlord Notice before termination of this Agreement that Franchisee contests Landlord's determination that an Event
of Default has occurred, then Landlord shall not disturb Franchisee's possession of the leased Premises, Franchisee shall be entitled to remain in possession of the leased Premises under this
Agreement, and the Term shall be deemed to continue, so long as: (a) Franchisee continues to pay Landlord the Rent provided for in this Agreement and continues to perform such other obligations
under this Agreement as are not in dispute; and (b) no final order or judgment terminating the Agreement or Franchisee's possession thereunder has been entered by a court of competent
jurisdiction. 

24.0    Termination  

        Upon the Termination Date, all improvements constituting part of the leased Premises (other than (a) the signs bearing any trademark, service mark, or
Franchisee's name or any other affiliate or subsidiary of Franchisee all of which Franchisee may remove; and (b) the Gaming Facilities) shall become Landlord's property (subject to Permitted
Exceptions as City as Landlord in its discretion shall designate), and Landlord and Franchisee shall have the rights and obligations set forth in this Section. 

        24.1    Possession.    Franchisee shall deliver to Landlord possession of the leased Premises in as good a condition
and state of repair, ordinary wear excepted. 

        24.2    Utility and Other Deposits.    To the extent that Franchisee shall have delivered any deposit to any utility
companies or other providers of service for the leased Premises, and such deposits are not separately refunded to Franchisee, Landlord shall pay Franchisee an amount equal to such deposits. 

        24.3    Miscellaneous Assignments.    Franchisee shall assign to Landlord, without recourse, all assignable licenses
and permits affecting the leased Premises and all assignable contracts, warranties, and guarantees then in effect relating to the leased Premises, other than any to which Franchisee or its partners or
their subsidiaries or affiliates are a party. 

        24.4    Personal Property and Equipment.    Upon termination of this Agreement, Franchisee shall have the right to
remove all personal property and equipment that is not attached to the leased Premises. All personal property belonging to Franchisee and left on the leased Premises shall be deemed abandoned thirty
(30) days after the termination of this Agreement, at the option of Landlord. 

25.0    Waivers  

        No Waiver by Silence. Failure of either party to complain of any act or omission on the part of the other party shall not be deemed a waiver by the
non-complaining party of any of its rights under this Agreement. No waiver by either party at any time, express or implied, of any breach of any provision of this Agreement shall be a
waiver of a breach of any other provision of this Agreement or a consent to any subsequent breach of the same or any other provision. No acceptance by Landlord of any partial payment shall constitute
an accord or satisfaction, but shall only be deemed a part payment on account. 

26.0    Casino Development Restriction  

        While this Agreement and its extensions are in effect, Landlord shall not grant a riverboat casino license/franchise to another to operate on riverfront property
within the city limits of LaGrange. The regulatory or zoning authority of the City of LaGrange shall not be deemed "control" for purposes of this section. The above is subject to the provisions of
Section 5.3, Remedy for Franchisee's Failure to Operate a Riverboat Casino or Dockside Barge Casino. 

        For
purposes of this Section 26, the term "gaming facility, dockside casino or casino operation" shall not be deemed to include bingo, lottery or video lottery games. 

        So
long as Franchisee is operating a Gaming Facility from or on the Premises, Franchisee agrees not to operate a Gaming Facility at another site within Fifty (50) miles of the
City of LaGrange. This 

provision
is not intended to restrict Franchisee's ability to expand Gaming Facilities on the Premises or any land deemed to be part of the Premises now or by future acquisition of land within the
City of LaGrange, Missouri. 

        In
the event the laws of the State are changed so as to permit land-based casinos and Landlord has property it intends to sell, lease or make available for
land-based casino operation, Franchisee shall be given the right of first refusal to acquire said property at a price and terms no less favorable than the price and terms offered to
interested third parties, subject in all respects to requiring those matters to be open to public bid, requests for proposals and similar public access. 

27.0    Community Opportunity For Employment Plan  

        Franchisee agrees to use its best efforts to, in good faith: (a) seek to employ in its operations, at all levels, qualified individuals living in the City
of LaGrange, (b) contract with local vendors to the extent possible and insofar as service availability, cost competitiveness and service quality will allow; and (c) provide training in
the City of LaGrange for individuals to be employed in the Casino Support Facilities and Gaming Facilities operations. This section shall not grant a cause of action by any individual under a claim of
third party beneficiary status, against the parties herein. 

28.0    Subletting  

        28.1    Franchisee's Right to Sublet.    Franchisee may enter into a Sublease, extend, renew or modify any Sublease,
consent to any sub-subleasing (or further levels of subleasing; all of which shall be within the defined term "Sublease", and the occupant thereunder shall be deemed "Subtenants"),
terminate any Sublease or evict any Subtenant, all with Landlord's consent, which shall not be unreasonably withheld; provided however, that Franchisee agrees not to sublet or otherwise license the
parking facilities. Franchisee agrees to give Landlord thirty (30) days prior written Notice before entering any Sublease of the leased Premises and notice of any termination of any sublease of
the leased Premises and Landlord agrees to pass upon such request within said thirty (30) days. Franchisee shall also provide Landlord a fully executed copy of any Sublease. Nothing in this
section shall prevent City as Landlord from submitting its bid or making an offer on any sublease. Franchisee shall provide prior to entering any sublease, as part of its prior written notice, the
following information to Landlord regarding the sublessee: 

            i.  The
sublessee's name, business address and business telephone number; 

           ii.  An
identification of any business, including, if applicable, the state of incorporation or registration, in which the sublessee has an equity interest. If the sublessee
is a corporation, partnership or other business corporation, partnership or other business entity, the sublessee shall identify any other corporation, partnership or business entity in which it has an
equity interest, including, if applicable, the state of incorporation or registration. This information need not be provided by a corporation, partnership or other business entity that has a pending
registration statement filed with the Federal Securities and Exchange Commission; 

          iii.  Whether
the sublessee has been indicated, convicted or pleaded guilty or nolo contendere, concerning any criminal offense under the laws of any jurisdiction, either
felony or misdemeanor,
except for traffic violations, including the date, the name and location of the court, arresting agency and prosecuting agency, the case number, the offense, the disposition and the location and
length of incarceration; 

          iv.  A
description of the product or service to be supplied by the sublessee for a supplier's license. 

        28.2    Conditions of Subleases.    The term of any Sublease (including renewal options) shall not extend beyond the
Term (including only any renewal options previously exercised by Franchisee or that Franchisee agrees, in the Sublease, to exercise). If Franchisee enters into any Sublease of the leased Premises,
then each Sublease shall be subordinate to the Lease, and shall contain provisions in form and substance substantially as follows, and each Subtenant by executing its Sublease shall be deemed to 

have
agreed to the following (the term "Sublandlord" to be defined in the Sublease to refer to Franchisee as Sublandlord under the Sublease): 

        Subtenant
agrees that if, by reason of a Default under any underlying lease (including any underlying lease through which Sublandlord derives its leasehold estate in the leased
subpremises), such underlying lease and the leasehold estate of Sublandlord in the leased subpremises is terminated, then Subtenant, at the option and request of the fee owner of the leased
subpremises (the "Fee Landlord"), shall attorn to such Fee Landlord and shall recognize such Fee Landlord as Subtenant's direct Landlord under this Sublease. Subtenant agrees to execute and deliver,
at any time and from time to time, upon the request of Sublandlord or of the Fee Landlord or mortgagee or either, any instrument that may be necessary or appropriate to evidence such attornment.
Subtenant hereby appoints Sublandlord or such Fee Landlord or such Mortgagee the attorney-in-fact, irrevocable, with full power of substitution, of Subtenant to execute and
deliver any such instrument for and on behalf of Subtenant. This appointment is coupled with an interest and is irrevocable. Subtenant waives any statute or rule of law now or subsequently in effect
that may give or purport to give Subtenant any right to elect to terminate this Sublease or to surrender possession of the leased subpremises in the event any proceeding is brought by a Fee Landlord
to terminate any such underlying lease. Subtenant agrees that this Sublease shall not be affected in any way whatsoever by such proceeding. 

        28.3    No Release of Franchisee Upon Sublease.    No Sublease shall affect or reduce any obligation of Franchisee or
rights of Landlord under this Lease. All obligations of Franchisee under this Agreement shall continue in full force and effect notwithstanding any Sublease. 

        28.4    Assignment of Rents.    Franchisee hereby assigns, transfers and sets over to Landlord all of Franchisee's
right, title, and interest in every Sublease entered into by Franchisee from time to time, together with all sub rents or other sums of money due and payable under such Sublease, and all security
deposited with Franchisee under such Sublease. Such assignment shall, however, become
effective and operative only if this Agreement shall expire or be terminated or cancelled, or if Landlord re-enters or takes possession of the Premises pursuant to this Agreement. 

29.0    Miscellaneous  

        29.1    Reasonableness.    Wherever this Agreement states that approval by either party shall not be unreasonably
withheld: (a) such approval shall not be capriciously or arbitrarily delayed or conditions; and (b) no withholding of approval shall be deemed reasonable unless withheld by Notice
specifying grounds which are definite, certain and appropriate under the circumstances, in definite and certain detail, for such withholding of approval, and indicating specific changes which are
definite, certain and appropriate under the circumstances in the proposal under consideration that would cause such proposal to acceptable. 

        29.2    City Obligations Under Law.    No provision in this Agreement shall be interpreted to impair the City as
Landlord's obligation to perform their zoning and regulatory functions as required by law or any other function or duty imposed by law. 

        29.3    Documents in Recordable Form.    Wherever this Agreement requires either party to deliver to the other a
document in recordable form, both parties shall be deemed to have consented to the recording of such document, as the sole expense of the party that elects to record it. 

        29.4    Further Assurances.    Each party agrees to execute and
deliver such further documents and perform such further acts, as may be reasonably necessary to achieve the intent of the parties with respect to Franchisee's leasing of the Premises from Landlord, as
paragraph, upon request at any time or from time to time either party shall execute and deliver to the other: (a) additional counterparts of this Agreement or any related document, provided
such additional counterparts are prepared at the expense of the party requesting them; and (b) such documentation as any title insurance company shall require to evidence such matter as due
formation, authorization and execution of the Agreement on the part of the party to whom the request is made. 

        29.5    Performance Under Protest.    If at any time a dispute shall arise as to the amount of any payment to be made
by one party to the other under this Agreement, then the party against whom the obligation to pay is asserted shall have the right to make payment "under protest". Such payment shall not be
regarded as a voluntary payment. The party making the payment shall continue to have the right to institute suit for recovery of such sum. To the extent that it shall be determined that the party
making the payment "under protest" was not required to make such payment, such party shall be entitled to recover such sum or so much of such sum as such party was not legally required to pay pursuant
to this Agreement, together with interest on such overpayment at the Prime Rate. 

        29.6    No Third Party Beneficiaries.    Nothing in this Agreement shall be deemed to confer upon any person (other
than Landlord or Franchisee) the right to insist upon, or to enforce against Landlord or Franchisee, the performance or observance by either party of its obligations under this Agreement. 

        29.7    Interpretation.    No inference in favor of or against any party shall be drawn from the fact that such party
has drafted any portion of this Agreement. The parties have both participated substantially in the negotiation, drafting and revision of this Agreement with representation by counsel and such other
advisers as they have deemed appropriate. Material in brackets constitutes parenthetical material within other parenthetical material and is intended to be part of this Agreement. The words "include"
and "including" shall be construed to be followed by the words, "without limitation". 

        29.8    Delivery of Drafts.    Neither Landlord nor Franchisee shall be bound by this Agreement unless and until each
party shall have executed at least one counterpart of this Agreement and delivered such executed counterpart to the other party. The submission of draft(s) of this Agreement or comment(s) on such
drafts shall not bind either party in any way and such draft(s) and comment(s) shall not be considered in interpreting this Agreement. 

        29.9    Captions.    The captions of this Agreement are for convenience and reference only and in no way affect this
Agreement. 

        29.10    Cumulative Remedies.    The remedies to which either party may resort under this Agreement are cumulative and
are not intended to be exclusive of any other remedies or means of redress to which such party may lawfully be entitled in the event of any breach or threatened breach by the other party of any
provisions of this Agreement. 

        29.11    Right of Injunction.    In the event of a breach by either party of any of its obligations under this
Agreement, the other party shall have the right to obtain an injunction, in addition to the rights and remedies provided for under this Agreement. 

        29.12    Entire Agreement.    This Agreement contains all the terms, covenants and conditions relating to Franchisee's
leasing of the Premises. 

        29.13    Amendment.    Any modification or amendment to this Agreement must be in writing approved by the appropriate
legislative body of the Landlord and be signed by Landlord and Franchisee. Modifications or amendments of this Agreement executed by either party may be exchanged and delivered by facsimile
transmission and shall be effective upon such transmission. The parties shall promptly exchange original signature counterparts of amendments executed by either party and initially exchanged and
delivered by facsimile transmission. 

        29.14    Partial Invalidity.    If any term or provision of this Agreement, or the application of such term or
provision to any party or circumstance, shall to any extent be invalid or unenforceable, then the remainder of this Agreement, or the application of such term or provision to persons or circumstances
other than those as to which it is invalid or unenforceable, shall not be affected by such invalidity and each remaining term and provision of this Agreement shall be valid and be enforced to the
fullest extent permitted by law. The invalidity of any portion of this ordinance shall not abate, reduce, or otherwise affect any consideration or other obligations required of Franchisee. 

        29.15    Successors and Assigns.    This Agreement shall bind and benefit Landlord and Franchisee and their successors
and assigns, but the foregoing shall not limit or supersede any transfer restrictions contained in this Agreement. 

        29.16    Governing Law.    This Agreement and its interpretations and performance shall be governed, construed and
regulated by the laws of the State of Missouri, without regard to principles of conflict of laws. 

        29.17    Obligation to Perform.    Wherever this Agreement requires either party to perform any obligation, such party
shall be entitled to discharge such obligation by causing it to be performed by some other person, but the foregoing shall in no way limit, restrict or excuse Landlord's or Franchisee's obligations
under this Agreement or the restrictions on assignment, conveyance or transfer contained in this Agreement. 

        29.18    Counterparts.    This Agreement may be executed in counterparts. 

        29.19    Time Periods.    Whenever this Agreement requires either party to perform any action within a specified
period or requires that a particular event occur within a specified period, if the last day of such period is not a Business Day then the period shall be deemed extended through the close of business
on the first Business Day following such period as initially specified. This paragraph shall in no event delay or defer the effective date of any Rent adjustment or the commencement of any period
with respect to which interest on a payment shall accrue. Time is of the essence of this Agreement, and of each and every covenant, term, condition, and provision of this lease Agreement. 

        29.20    Dockside Casino.    If, subsequent to the execution of this Agreement, a dockside casino is permitted under
applicable Law, Franchisee may propose to Landlord the substitution of a dockside casino for any Gaming Facility or the addition of a dockside casino. Such proposal shall be in writing and shall
include plans and specifications for the dockside casino. Landlord will have thirty (30) days to review the proposal and give Franchisee Notice approving or disapproving the substitution or
deletion. If approved, the substituted or additional dockside casino shall be deemed to be a Gaming Facility and a Dockside Barge Casino for all purposes of this Agreement and the Agreement shall
continue in effect as originally written, subject only to the changes approved by Landlord. 

        29.21    Abandonment of Premises.    Franchisee shall not vacate or abandon the leased Premises at any time during the
term of this Agreement. If Franchisee abandons, vacates, or surrenders the leased Premises, or is dispossessed by process of law, or otherwise, any personal property belonging to Franchisee and left
on the premises shall be deemed to be abandoned, at the option of Landlord, except such property as may be encumbered to Landlord. 

        29.22    City Ordinances not to Target Franchisee.    City agrees that it will not adopt any revenue ordinance
targeting Franchisee, or levy any personal or property taxes or assessments, which increase only Franchisee's taxes. City shall not adopt any new gaming taxes while this Agreement, or its consecutive
renewals are in effect. This prohibition shall not apply to currently existing real and personal property taxes and current existing rules and merchant fees. This provision shall not restrict the City
from general property tax increases, which may, in addition to affecting Franchisee, affect other commercial enterprises within the City of LaGrange. This provision is entered to prohibit taxes, tax
issuances, or fees that either by design or result, impact primarily upon the casino gaming operation to alter the two percent (2%) of gross revenues to be received pursuant to the law of the State of
Missouri by the City of LaGrange, and the One Dollar ($1.00) per person admission fee as provided by the laws of the State of Missouri, to be received by the City of LaGrange. 

        29.23    Attorney's Fees.    If any action at law or in equity shall be brought to recover any rent under this lease
agreement, or for or on account of any breach of, or to enforce or interpret any of the covenants, terms or conditions of this lease agreement, for the recovery of the possession of the leased
Premises, the prevailing party shall be entitled to recover from the other party as part of the prevailing party's costs, reasonable attorney fees, the amount of which shall be fixed by the court and
shall be made a part of any judgment or decree rendered. 

        29.24    Unavoidable Delay.    The time frames listed herein are extended to the extent the following causes an
unavoidable delay to the party herein bound to perform within such time frame, for the period of the unavoidable delay which specifically refers to Acts of God, floods, war, and other causes 

beyond
such party's reasonable control. In no event shall unavoidable delay be deemed to include any delay caused by a person or entity's financial condition. 

30.0    Stipulation As To Venue In Lewis County  

        For purposes of any litigation arising under or occurring as the result of this Agreement or involving any interpretation of this Agreement or the declaration of
a party's rights or obligations hereunder, the parties hereby agree and stipulate to venue for such actions in the Circuit Court of Lewis County, Missouri or, in the event federal jurisdiction is
available, the United States District Court for the Eastern District of Missouri, Northern Division. 

31.0    Notices  

        All Notices shall be in writing and shall be addressed to Landlord and Franchisee as set forth below. Notice shall be (a) delivered by Federal Express or
other courier service to the addresses set forth below, in which case they shall be deemed delivered on the date of delivery (or when delivery has been attempted twice, as evidenced by the written
report of the courier service) to the addressees set forth below; (b) sent by certified mail, return receipt requested, in which case they shall be deemed delivered three (3) Business
Days after deposit in the United States mail, provided that no postal strike is then in effect; or (c) transmitted by facsimile transmission (promptly followed by delivery under option "a" or
"b"), in which case they shall be deemed delivered the first Business Day after delivery has been electronically confirmed by the recipient's facsimile machine, as evidenced by the written
confirmation produced by the sender's facsimile machine. No Notice shall be effective unless and until a copy of such Notice has been delivered to the intended recipients Mortgagee(s), to the extent
such delivery is otherwise required by this Agreement. Either party may change its address, its facsimile machine number, or the name and address of its attorneys by giving Notice in compliance with
this Agreement. Notice of such a change shall be effective only upon receipt. Notice given on behalf of a party by any attorney purporting to represent a party shall constitute Notice by such party if
the attorney is, in fact, authorized to represent such party. The address and facsimile machine numbers of the parties are: 

City
of LaGrange

Mayor Tim Rossiter

118 S. Main Street, P.O. Box 266

LaGrange, MO 63448

Phone: (573) 655-4930

Fax: (573) 655-4930 

Jeffrey
R. Curl

City Attorney

999 Broadway, P.O. Box 1013

Hannibal, MO 63401

Phone: (573) 221-7333

Fax: (573) 221-8824 

Larry
Seckington

Mark Twain Casino

777 Winner's Circle, P.O. Box 385

St. Joseph, MO 64502

Phone: (816) 233-8285

Fax: (816) 233-8240 

William
M. Grace

P.O. Box 385

St. Joseph MO 64502 

Ward
Sauvage

8650 W. Tropicana Ave., Suite 208

Las Vegas, NV 89147-6197 

        In
witness whereof, each party to this Agreement has caused it to be executed on the date above written. 

	 
	 	 
	 	 
	 	 

	 	 	MARK TWAIN CASINO, LLC
	

 	
 	

By:	
 	

Cardinal Gaming, L.L.C. Member and Manager of MARK TWAIN CASINO, LLC
	

 	
 	

 	
 	

By:	
 	

/s/  WILLIAM M. GRACE      
 William M. Grace, President of Cardinal Gaming, L.L.C. as authorized Manager of MARK TWAIN CASINO,
LLC
	

 	
 	

By:	
 	

SAUVAGE GAS COMPANY, Member and Manager of MARK TWAIN

CASINO, LLC
	

 	
 	

 	
 	

By:	
 	

/s/  WARD SAUVAGE      
 Ward Sauvage, President of Sauvage Gas Company, as authorized Manager of MARK TWAIN CASINO, LLC
	

 	
 	

CITY OF LaGRANGE, MISSOURI
	

 	
 	

By:	
 	

/s/  TIM ROSSITER      
 Tim Rossiter, Mayor

	 
	 	 
	 	 

	ATTEST:	 	/s/  PATTY SPINDLER      
	 	 
	Patty Spindler, City Clerk	 	 

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Exhibit 10.99

MASTER REAL ESTATE TRANSFER, FRANCHISE AND LEASE AGREEMENTQuickLinks
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Exhibit 10.100    
    

 
 

LEASE AGREEMENT    
    

        This Lease made and entered into this 17th day of Sept., 1993, by and between the City of St. Joseph, Missouri, a municipal corporation, (hereinafter individually
referred to as "City"), the County of Buchanan by and through the County Commission of said county, (hereinafter individually referred to as
"County"), the City and County, (hereinafter collectively referred to as "Landlord"), and
St. Joseph Riverboat Partners, a Missouri general partnership. 

        WHEREAS,
the qualified voters of Buchanan County, Missouri, did on November 3, 1992, under and pursuant to R.S.Mo. 572.100 Sections (6) and (10), by a majority of votes
cast on the question, authorize the licensing of excursion gambling boats in Buchanan County, Missouri; and, 

        WHEREAS,
the City of St. Joseph is the owner of certain land and docking and port facilities suitable for the operation of riverboat casinos and casino support facilities; and, 

        WHEREAS,
Buchanan County, Missouri, has the legal authority to allow the licensing of excursion gambling boats in the County; and, 

        WHEREAS,
Landlord desires to lease the premises to Tenant and declares same in entering into this Lease, and Tenant desires to lease the premises from Landlord; and, 

        WHEREAS,
Tenant desires to construct and operate casino support and docking facilities, parking facilities and an entertainment center facility, for riverboat gaming; 

        WHEREAS,
the parties desire to enter into this Lease to set forth their rights and obligations relating to the premises, casino support facilities, and gaming facilities; and 

        WHEREAS,
St. Joseph Riverboat Partners, a Missouri general partnership, was submitted a written proposal to the City and to the County, 

        NOW,
THEREFORE, IN CONSIDERATION OF THE COVENANTS AND AGREEMENTS OF THE PARTIES CONTAINED IN THIS LEASE, INCLUDING THE PAYMENT OF RENT, AND IN CONSIDERATION OF THAT SET FORTH ABOVE,
(WHICH ARE INCORPORATED BY REFERENCE IN THIS LEASE), INTENDING TO BE LEGALLY BOUND AND FOR THE CAUSE EXPRESSED HEREIN, LANDLORD AND TENANT AGREE AS FOLLOWS: 

1.0    DEMISING OF PREMISES  

        Landlord hereby leases the premises as defined in Exhibit A to Tenant and Tenant hereby takes and hires the premises from Landlord. The premises are leased
to Tenant for the term defined in this Lease, upon all the terms and conditions of this Lease. 

2.0    GENERAL DEFINITIONS  

        The following alphabetized general definitions shall apply throughout the Lease, in addition to other definitions appearing at other locations in this Lease. 

        2.1    "Accounting Principles"—means the standard accounting
principles and practices promulgated from time to time by Tenant, with Landlord approval, in accordance with generally accepted accounting principles as defined by the American Institute of Certified
Public Accountants (the "AICPA") and the Financial Accounting Standards Board ("FASB"); provided,
however, that Accounting Principles shall comply in all respects and adopt all rules, regulations and requirements of the State of Missouri and the State Gaming Commission related to accounting
principles for the determination of taxable revenue and income of the Gaming Facility and any operations related thereto. 

        2.2    "Additional Development"—means improvements upon the Leased
Premises not originally contemplated as part of Phase One of the original proposal of the St. Joseph Riverboat Partners to 

 

Landlord.
"Additional Development" includes, but is not limited to, the following: a hotel, "Frontier
Village", farmer's market, narrow gauge railroad and family activity area. 

        2.3    "Adjusted Gross Revenues"—The term
"Adjusted Gross Revenues" shall be defined as Gross Revenues less the following revenues actually received by Tenant and included in Gross Revenues:
(a) any gratuities or service charges added to a customer's bill; (b) any credits or refunds made to customers, guests or patrons; (c) any sums and credits received by Tenant for
lost or damaged merchandise; (d) any sales taxes, excise taxes, gross receipt taxes, admission taxes, entertainment taxes, tourist taxes or charges, or miscellaneous taxes on gaming by any
entity not herein included; (e) any proceeds from the sale or other disposition or furnishings and equipment or other capital assets; (f) any fire and extended coverage insurance
proceeds; (g) any condemnation awards; (h) any proceeds of financing or refinancing; and (i) any interest received on bank account(s). 

        2.4    "Agreement"—The terms
"Agreement", "Lease Agreement" and "Lease", mean this
lease/contract for the Premises described and the exclusive right to operate a gaming operation on the Premises as defined in Section 32, Restrictions on Third Parties. 

        2.5    "Casino Support Facilities"—shall mean, among other items
specified in Tenant's Preliminary Site Plan, the following: 

        a.     Parking
Area One—at Robidoux Landing, an expansion of the existing parking area; 

        b.     Parking
Area Two—upon the Weaver Tract; 

        c.     Pedestrian
Access to Robidoux Landing from east of the Premises; 

        d.     Vehicular
Access to the Weaver Tract Parking Area; and 

        e.     An
approximately 18,000 Square Foot Entertainment Center to be located on Leased Premises. 

        2.6    "Casualty"—means any damage or destruction affecting
(a) any or all improvements located on the Premises; or (b) the Gaming Facilities. 

        2.7    "City as Landlord"—means the City of St. Joseph,
Missouri, acting through its appropriate representatives to carry out the terms of this Agreement. 

        2.8    "City as Municipality"—means the City of St. Joseph,
Missouri, acting through its appropriate representatives as a governing municipality. 

        2.9    "Commence Development"—The terms
"Commence Development", "Commencement of Development" and terms of like import mean and refer to
(a) Tenant's commencement or relocation of existing structures on the Premises; or (b) the commencement of grading, excavation, earthmoving, installation of permanent utility
connections, or other site work on the Premises for the Casino Support Facilities. 

        2.10    "Commencement of Gaming Operations Date"—means the first
date on which any Gaming Facility is open to the Public and commences doing business. 

        2.11    "Completion of Development"—The terms
"Complete Development", "Completion of Development",
"Completion", "Complete", "Complete the Casino Support
Facilities", and terms of like import mean and refer to the occurrence of all of the following: Tenant shall, in good faith, have taken essential steps toward the completion of
construction of the Casino Support Facilities free of (or shall have bonded against) Prohibited Liens; Tenant shall have obtained a permanent or temporary certificate of occupancy for the use of the
Casino Support Facilities and all public areas, mechanical space, and other service areas; Tenant shall be in full compliance with all of the terms and conditions 

2

 

of
this Lease; and Tenant shall have commenced gaming operations according to the provisions of Section 5, Development and Construction of Gaming Facilities and Casino Support Facilities. 

        2.12    "Completion Date"—means the first business day on which any
Casino Support Facility is open to the public and commences doing business. The term "Business Day", wherever used in this Lease Agreement, means any
weekday on which the City of St. Joseph and the County of Buchanan are generally open for the conduct of government business. 

        2.13    "Condemnation"—means any taking of the Leased Premises or
any part of those premises by condemnation or by exercise of any right of eminent domain, or any similar proceeding or act of any government. 

        2.14    "Construction Commencement Date"—means the date when Tenant
has Commenced Development. 

        2.15    "Consumer Price Index"—means the Consumer Price Index for
the Kansas City Metropolitan Area published by the Bureau of Labor Statistics of the United States Department of Labor, United States City Average, all items
(1982 - 1954 = 100). If such index is no longer published, the Tenant and Landlord shall agree to a successor or replacement index of substantially equivalent
reliability and objectivity. The Consumer Price Index in effect for any given date shall be deemed to refer to the Consumer Price Index last published before, such date. 

        2.16    "County as Landlord"—means Buchanan County, Missouri, acting
through its appropriately designated representatives to carry out the terms of the lease. 

        2.17    "Default"—means any Monetary Default or
Non-Monetary Default. Each and every covenant of Tenant under this Lease, if not performed by Tenant, shall give rise to a Default to which Tenant shall have the cure rights provided for
in this Lease. 

        2.18    "Developer"—means the St. Joseph Riverboat Partners. 

        2.19    "Dockside Barge Casino"—means a stationary gaming boat
facility with at least 600 gaming positions. 

        2.20    "Equipment Liens"—means purchase-money security interests,
financing leases, and similar arrangements (including the corresponding UCC-1 financing statements) relating to Tenant's acquisition or financing of personal property used in connection
with the operation of the Casino Support Facilities that are leased, purchased pursuant to conditional sale or installment sale arrangements, or used under licenses, such as furniture, fixtures and
equipment, telephone, telecommunications and facsimile transmission equipment, point of sale equipment, televisions, radios, and computer systems, provided that each Equipment Lien encumbers or
otherwise relates to only the property financed or otherwise provided by the secured party under such Equipment Lien. The lessor, seller or other secured party under an Equipment Lien may be Tenant or
a subsidiary. 

        2.21    "Fee Estate"—means Landlord's fee estate in the Premises, or
any part of Premises, or any direct or indirect interest in such fee estate. The Fee Estate is subject to this Lease. 

        2.22    "Fiscal Month"—means Tenant's actual fiscal month which
shall be a calendar month. If Tenant elects to change its Fiscal Month, it shall give not less than sixty (60) day's written notice to Landlord specifying the change prior to the effective date
thereof and such change shall not cause a delay in any payment due under the Lease. Such term shall also mean and refer to any partial fiscal month arising because of a change in Tenant's fiscal
month, subject to proration of any periodic payments calculated on the basis of a Fiscal month. 

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        2.23    "Fiscal Year"—means Tenant's actual fiscal year which shall
be a calendar year. If Tenant elects to change its Fiscal Year, it shall not give less than ninety (90) days written notice to Landlord specifying the change prior to the effective date
thereof, and any such change of date shall not cause a delay in any payment due under the Lease. Such term shall also mean and refer to any partial Fiscal Year arising because of a change in Tenant's
fiscal year or because of a variation between the commencement date of Tenant's Fiscal Year and the date when Tenant is required to commence to pay Annual Rent calculated with respect to each Fiscal
Year (in each case subject to proration of any periodic payment calculated on the basis of a Fiscal Year). 

        2.24    "Gaming Facility" or "Gaming
Facilities"—means any Small Riverboat, Large Riverboat, Dockside Barge Casino, or any other structure or Facility which houses a gaming operation subject to
licensing under applicable Missouri law. 

        2.25    "Gaming License"—means any license or licenses required by
the State of Missouri to operate a Gaming Facility. 

        2.26    "Gross Revenues"—means all revenues of any nature derived
directly or indirectly from the Casino Support Facilities and the Gaming Facilities including Net Gaming Proceeds, food and beverage sales and other income, rental or other payments from lessees,
sublessees, licensees and concessionaires, (but not the gross receipts of such lessees, sublessees, licensees or concessionaires, except as required by Section 21.1, Tenant's Right to Sublet). 

        2.27    "Hold Harmless"—Wherever this Lease provides that a party
shall Hold Harmless another from or against a particular matter, such term means that the party shall Hold Harmless the other party (and its partners, officers, directors, agents and employees or
their equivalent) harmless from and against any and all losses, costs, claims, liability, penalties, judgments, damages or other injury, detriment, or expense (including reasonable attorneys' fees,
court costs, interest and penalties) reasonably incurred or suffered by the other party (and its partners, officers, directors, agents and employees or their equivalent) on account of the matter that
is the subject of Section 13, Obligation to Hold Harmless; Liability of Landlord. 

        2.28    "Landlord"—The term
"Landlord", as it applies to covenants or obligations of Landlord, shall refer to the Landlord named in the opening paragraph of this Lease. 

        2.29    "Large Riverboat Casino"—means an excursion gambling boat,
as defined by Missouri law, with at least 450 gaming positions. 

        2.30    "Leased Premises"—or the word
"Premises" means the area described in Exhibit A. 

        2.31    "Leasehold Estate"—means Tenant's leasehold estate arising
under this Lease, upon and subject to all the terms and conditions of this Lease, or any part of such leasehold estate or any direct or indirect interest in such leasehold estate. 

        2.32    "Mandated Alterations"—refers to any repairs or alterations
mandated by Laws imposed, increased or otherwise rendered more burdensome after the Signing Date, including retrofitting and structural alterations, whether or not such Laws could reasonably have been
foreseen at the Signing Date. 

        2.33    "Monetary Default"—means any failure by Tenant to pay any
Rent or other sum(s) of money payable pursuant to this Lease when and as required to be paid by this Lease. 

        2.34    "Net Gaming Proceeds"—means the gross receipts from licensed
gambling games and devices, less uncollected checks, less winnings paid to wagerers. 

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        2.35    "Net Revenues"—means the total of all cash and property,
including checks received by a licensee from gaming operations, less the total of all cash paid out as winnings to patrons, and any other items made deductible as losses in the ordinary course of
business, all according to Law. 

        2.36    "Non-Monetary Default"—means any failure by
Tenant to perform as required by this Lease, other than a Monetary Default. 

        2.37    "Notice"—means any notice, demand, request, election,
designation or consent, including any of the foregoing relating to a Default or alleged Default, that is permitted, required or desired to be given by either party in connection with this Lease.
Notice shall be delivered and shall become effective only in accordance with the "Notices" Section of this Lease. 

        2.38    "Notice of Default"—means any Notice from one party to the
other claiming or giving Notice of a Default or alleged Default by the recipient. 

        2.39    "Preliminary Site Plan"—means the initial plan which sets
forth the limits of the Project and which is substantially in accordance with Phase One of the original written proposal of the St. Joseph Riverboat Partners, as modified, to Landlord; the
building and boat locations, size and descriptions; ingress and egress; loading areas; improvements; parking; landscaping; signage; sidewalks; curbing; utilities; and adjoining streets; including
elevations showing the exterior features and designs of all the boats, buildings, structure, and improvements which are to be a part of the Project. 

        2.40    "Prime Rate"—means the prime rate or equivalent
"base" or "reference" rate for corporate loans: (a) announced from time to time by Citibank,
N.A., New York, New York, or (b) if such rate is no longer so published or announced, then a reasonably equivalent rate generally recognized as the New York Prime Rate, as such term is commonly
understood, or as may be mutually agreed by Tenant and Landlord. 

        2.41    "Prohibited Liens"—means any mechanic's, vendor's, laborer's
or material supplier's statutory lien or other similar lien arising by reason of work, labor, services, equipment or materials supplied, or claimed to have been supplied, to Tenant, which lien either:
(a) is filed against the Fee Estate or (b) is filed against the Leasehold Estate and, upon termination of this Lease, would under the law of the State attach to the Fee Estate.
Notwithstanding anything to the contrary in this Lease, an Equipment Lien shall not constitute a Prohibited Lien and nothing in this Lease shall prohibit Tenant from creating, or require Tenant to
remove, any Equipment Lien. 

        2.42    "Project"—means the enterprise to be operated by the Tenant
pursuant to this Agreement consisting of those developments described in this Lease and the Preliminary Site Plan. 

        2.43    "Project Improvements"—means all improvements that are to be
made at Tenant's expense, including all Casino Support Facilities. 

        2.44    "Rent"—shall mean: 

        a.     Base Rent—Two percent (2%) of the annual Net Gaming Proceeds from all Gaming Facilities and Casino Support
Facilities in operation, to be paid monthly during the conduct of gaming operations, (1% to the City as Landlord and 1% to the County as Landlord), except as provided in section 5.3, Failure to
Operate a Large Riverboat Casino or a Dockside Barge Casino; and, 

        b.     Per Customer Rent—The lesser of ONE DOLLAR ($1.00) per customer entering any Gaming Facility during each year
of the Primary and Renewal Terms or TWENTY-FIVE PERCENT (25%) of the admission fee charged by the Tenant per customer entering any Gaming Facility during said terms, exclusive of admission
fees paid to the State of Missouri pursuant to Law, said amount payable on a monthly basis one-half of such amounts to the City as Landlord 

5

 

and
one-half of such amounts to the County as Landlord. Beginning with the commencement of the First Renewal Term, Tenant's obligation to pay the Per Customer portion of the Rent shall be
adjusted annually by any upward change in the Consumer Price Index (CPI) from (1982 - 1984 = 100) to the CPI in effect at the beginning of each Fiscal Year during the
Renewal Term. Additional payments of the Per Customer portion of the Rent attributable to any CPI adjustment shall be payable on a monthly basis, one-half to the City as Landlord and
one-half to the County as Landlord. 

        c.     Minimum Rent—Said amounts payable to Landlord shall not be less than ONE HUNDRED TWENTY THOUSAND DOLLARS AND
NO CENTS ($120,000.00) for the Base portion of the rent and ONE HUNDRED THOUSAND DOLLARS AND NO CENTS ($100,000.00) for the Per Customer portion of the rent, except as provided in Section 32,
Casino Development Restriction on Third Parties. 

        d.     Abatement of Rent—Rent as hereinabove set out shall be abated and Tenant shall not be liable therefor upon the
occurrence of any of the events described in section 16, Damage or Destruction. 

        2.45    "Signing Date"—means the date this Lease Agreement is signed
by all parties or the date thirty (30) days after signature by Landlord, whichever comes first. 

        2.46    "Small Riverboat Casino"—means a self-propelled
excursion gambling boat with a passenger capacity of at least 335 persons prior to retrofitting for gaming operations. 

        2.47    "St. Joseph Riverboat Partners"—means
St. Joseph Riverboat Partners, a Missouri general partnership. 

        2.48    "Sublease"—means any sublease of the Premises of any part of
the Premises, or any other agreement or arrangement (including a license agreement) made by Tenant granting any third party the right to occupy, use or possess any portion of the Premises. The term
"Sublease" includes a "Management Agreement" or similar agreement and any concessionaire and license
agreements that Tenant elects to treat as Subleases. 

        2.49    "Substantial Condemnation"—means any Condemnation that, in
Tenant's judgment, renders the remaining portion of the Casino Support Facilities unusable for their original purpose. Tenant may waive its right to treat as a Substantial Condemnation any
Condemnation that would otherwise qualify as such. Any other Condemnation shall mean an "insubstantial condemnation". 

        2.50    "Subtenant"—means any person having rights of occupancy, use
or possession under a Sublease, including a "Manager" under a "Management Agreement", and any
concessionaires and licensees that Tenant elects to treat as Subtenants. 

        2.51    "Temporary Condemnation"—means a Condemnation relating to
the temporary right to use or occupy the Premises or any part of the Premises. 

        2.52    "Tenant"—means the St. Joseph Riverboat Partners, a
Missouri general partnership, or a successor by merger or otherwise to all or substantially all of the business and assets of any of the foregoing, including the leasehold interest created under this
Lease Agreement. 

        2.53    "Tenant's Monthly Statement"—means a statement of Adjusted
Gross Revenue of the Casino Support Facilities and Gaming Facilities for each Month, in reasonable detail with applicable revenues and expenses from operations shown separately by category of
operation; specifically including the calculation of Net Gaming Proceeds. 

6

 

        2.54    "Termination Date"—means the date when this Lease terminates
or expires, whether pursuant to the expiration of the Term as provided for in this Lease pursuant to Landlord's exercise of remedies upon occurrence of an event of Default. 

        2.55    "Unavoidable Delay"—means delay in performance of any
obligation arising from or on account of any cause whatsoever beyond the reasonable control of the person required or entitled to
perform and that materially affects Tenant's business operation, including strikes, labor trouble, litigation (other than litigation initiated by Tenant) Casualty, Condemnation, Law, governmental
preemption, failure to or refusal of a governmental body to issue a required permit or license, war, riots, a change in the water level of the Missouri River, an act of God and other causes beyond
such party's reasonable control, whether similar or dissimilar to the causes specifically enumerated in this paragraph. In no event shall Unavoidable Delay be deemed to include any delay caused by a
person's financial condition. 

        2.56    "Uneconomic"—A fact, circumstance, or event shall render the
operation of any Gaming Facilities or Casino Support Facilities "Uneconomic" if such fact, circumstance, or event, does or would, in Tenant's reasonable
judgment: (a) cause the Casino Support Facilities or Gaming Facilities to be in violation of Law; or (b) cause Tenant's Completion of Development or operation of the Casino Support
Facilities or Gaming Facilities to be impracticable or commercially not viable. In this context, reasonable judgment would be that which is honest and equitable under the circumstances and that which
a person or company of ordinary prudence would use under similar circumstances. Tenant shall give ninety (90) days notice to Landlord of the date on which it will declare its operation or any
part of its operation uneconomic and give the precise reasons detailing why the operation or part of an operation will be uneconomic on that date. 

        2.57    "Waiver of Subrogation"—means a provision in, or endorsement
to, any insurance policy required by this Lease, by which the insurance carrier agrees to waive all rights or recovery by way of subrogation against either party to this Lease in connection with any
loss covered by such insurance policy. 

3.0    LETTER OF CREDIT  

        3.1    Tenant's Obligation to Execute a Letter of Credit.    On the
Signing Date the Tenant agrees to execute a letter of credit in the amount of SIXTY THOUSAND DOLLARS AND NO CENTS ($60,000.00) in favor of the City of St. Joseph and Buchanan County, Missouri,
to guarantee: 

        a.     The
commencement of gaming operations within twelve months of the Tenant's receipt of a Gaming License; 

        b.     The
completion of the parking area described in Section 5.5.1 within six months of plan approval by the necessary governmental and non-governmental
bodies; 

        c.     The
completion of the parking area described in Section 5.5.2 within twelve months of plan approval by the necessary governmental and non-governmental
bodies; and 

        d.     The
completion of the entertainment center described in Section 5.5.5 within twenty-four months of plan approval by the necessary governmental and
non-governmental bodies. 

        3.2    Forfeiture of Letter of Credit.    Tenant's failure to perform
prior to any of these dates shall result in the forfeit of the letter of credit as specified in Sections 4.4.1, Termination by Tenant and 4.5, Termination by Landlord; and subject to
Section 5.6, Unavoidable Delay. 

        3.3    Cancellation of Letter of Credit. Upon timely performance of Tenant's
duties in Section 3.1 and within ten (10) days of Tenant's request, the letter of credit shall be canceled by the Landlord. 

7

 

4.0    TERM  

        4.1    Initial Term, Primary Term and Renewal Term(s).    The term of
the Lease shall be divided into three (3) phases, an Initial Term, a Primary Term and, at Tenant's option, one (1) or more up to five (5) Renewal Terms. 

        4.1.1    Initial Term.    The Initial Term of the Lease shall begin on
the Signing Date and shall continue until the earlier of (a) the Commencement of Gaming Operations, or (b) twelve months from the receipt of a Gaming License from the State of Missouri.
The Initial Term is that period of the Lease during which Tenant shall Commence Development and construction of the Gaming Facilities and Casino Support Facilities and shall obtain all required
licenses and permits to operate same. 

        4.1.2    Primary Term.    The Primary Term of the Lease shall begin on
the Commencement of Gaming Operations Date and continue until 11:59 p.m. on the last day of the Fiscal Month that included the date five (5) years after the Commencement of Gaming
Operations Date, unless terminated sooner. The Primary Term of the Lease shall be the initial five (5) year operating cycle for the Gaming Facilities and Casino Support Facilities. 

        4.1.3    Renewal Term(s).    Upon six (6) months written
Notice, and provided Tenant is not in Default, Tenant shall have the absolute and unconditional right and option (each such right and option a "Renewal
Option") to extend and renew this Lease upon the same terms and conditions as this Lease, for five (5) additional successive periods of five (5) years each (the
"Renewal Terms") following the expiration date of the Primary Term, subject to the Rent escalator provisions in Section 6.2.2. Whereby this Lease
refers to the "Term", such reference shall be deemed to mean the Initial Term or Primary Term, as the latter may be extended from time to time pursuant
to Tenant's Renewal Option(s), to include one or more Renewal Term(s), so that upon Tenant's exercise of any Renewal Option(s), the "Term" shall be
redefined and extended to include the corresponding Renewal Term(s) arising pursuant to such Renewal Option(s). At the expiration or termination of the final Renewal Term provided for below, Tenant
shall have no further rights to renew or extend this Lease. The Renewal Options and Renewal Terms are as follows: 

        4.1.4    First Renewal Term.    The First Renewal Term shall be for a
period beginning the first day after the Primary Term and ending at 11:59 p.m. on the last day of the Fiscal Month that included the date five (5) calendar years after the last day of
the Primary Term. 

        4.1.5    Second Renewal Term.    The Second Renewal Term shall be for
a period beginning the first day after the First Renewal Term and ending at 11:59 p.m. on the last day of the Fiscal Month that included the date five (5) calendar years after the last
day of the First Renewal Term. 

        4.1.6    Third Renewal Term.    The Third Renewal Term shall be for a
period beginning the first day after the Second Renewal Term and ending at 11:59 p.m. on the last day of the Fiscal Month that included the date five (5) calendar years after the last
day of the Second Renewal Term. 

        4.1.7    Fourth Renewal Term.    The Fourth Renewal Term shall be for
a period beginning the first day after the Third Renewal Term and ending at 11:59 p.m. on the last day of the Fiscal Month that included the date five (5) calendar years after the last
day of the Third Renewal Term. 

        4.1.8    Fifth Renewal Term.    The Fifth Renewal Term shall be for a
period beginning the first day after the Fourth Renewal Term and ending at 11:59 p.m. on the last day of the Fiscal Month that included the date five (5) calendar years after the last
day of the Fourth Renewal Term. 

        4.2    Default by Tenant.    If Tenant should be in Default, Tenant's
Renewal Options shall not be canceled, but Landlord is not required to accept any renewal until Tenant cures such default, unless Tenant's cure period shall have expired without cure of such Default
and Landlord has lawfully terminated this Lease. Provided that this Lease has not been lawfully terminated under the terms of this Lease Agreement, there shall be no conditions (express or implied) to
Tenant's exercise of any Renewal Option(s), except as provided above. 

8

   
        4.3    Confirmation of Dates.    Promptly after the occurrence of any
date relevant to the calculation of Rent, or the determination of the Term (including the expiration date of each Renewal Term when and as the corresponding Renewal Option shall have been exercised or
deemed exercised), the parties shall enter into a certificate, in recordable form reasonably satisfactory to both of them, memorializing such date. The failure of the parties to enter into any such
certificate shall not, however, invalidate or in any way diminish the effectiveness of the actual date(s) to be set forth in the certificate. If Landlord and Tenant disagree as to whether any such
date has occurred, then Tenant may pay Rent and otherwise perform under this Lease based on Tenant's own determination of such date(s) unless and until such date(s) are otherwise determined by the
final judgment of a court of competent jurisdiction. To the extent that any such court accepts Landlord's position and rejects Tenant's position, Tenant shall have five (5) Business Days to
remit to Landlord an amount equal to any previous underpayment of Rent made because of Tenant's determination of such date(s), together with interest on the underpayment at the Prime Rate, plus two
percent (2%) from the date the underpayment was originally due under this Lease to the date of payment. 

        4.4    Termination by Tenant.    

        4.4.1    During the Initial Term.    Tenant shall have the right, upon
written Notice to Landlord and prior to Commencement of Development, to terminate this Lease upon the occurrence of any of the following: 

        a.     Tenant
shall have failed to obtain, for reasons external to the Tenant's best efforts to do so, all federal, state and county permits, licenses and approvals, including,
but not limited to, all necessary building permits and gaming/casino licenses and/or permits, required to enable Tenant to develop, construct and operate the Casino Support Facilities and the Gaming
Facilities on and from the Premises (including any final approval from the State of Missouri of the Gaming Licenses or permit necessary to open). 

        b.     Tenant
shall have failed to obtain, despite its best efforts to do so, all City permits, approvals and licenses, if any, including, but not limited to, all necessary
building permits, required to enable Tenant to develop, construct and operate the Casino Support Facilities and the Gaming Facilities on and from the Premises. 

In
the event of such termination, because of reasons stated in (a) and (b) above, this Lease shall be of no further force or effect and the parties shall have no further obligations under this Lease
except (a) that the Tenant shall forfeit the SIXTY THOUSAND DOLLARS ($60,000.00) Letter of Credit executed on the Signing Date; and (b) that the Tenant shall deliver the Leased Premises
to the
Landlord free and clear of any liens or security interest incurred by the Tenant. Provided that if Tenant has not in good faith and with reasonable diligence under the circumstances sought to obtain
the items stated in (a) and (b) above, then Landlord will have all other remedies afforded by law. 

        4.4.2    During the Primary and Renewal Terms.    After Commencement
of Gaming Operations Date, Tenant shall have the right to cease operations of the Gaming Facilities to the extent necessary, in the commercially reasonable judgment of Tenant, to maintain, repair,
renovate, replace, substitute for, or expand the Casino Support Facilities and the Gaming Facilities, provided that such cessation shall not terminate this Lease or affect Tenant's obligation to pay
Rent and Tenant shall use its best efforts to expedite completion of such matters and restore operations. After Commencement of Gaming Operations Date, and in the event operation of the Gaming
Facilities and Casino Support Facilities shall become Uneconomic, Tenant shall have the additional right, upon ninety (90) days' written Notice to Landlord, to cease operation of the Gaming
Facilities and terminate this Lease, provided that Tenant (a) shall pay Landlord, on or before the Termination Date, all Rent payable by Tenant pursuant to Section 6.2 for six
(6) months from delivery of said written Notice; (b) shall deliver possession of the Premises to Landlord free and 

9

 

clear
of any Leasehold Mortgage liens or other security interest (unless incurred by Landlord); and (c) shall, at Landlord's request, either demolish structures and remove all debris from such
demolished structures or leave such structures remaining as Landlord shall designate. Nothing in this section shall affect Tenant's right to terminate as otherwise set forth in the Lease Agreement. 

        4.5    Termination by Landlord.    

        4.5.1    During the Initial Term.    

        a.     If
the Initial Term of this Lease shall expire prior to the commencement of gaming operations, this Lease shall terminate and be of no further force and effect without
any further Notice of action by Landlord; except, 

            i.  That
the Tenant shall forfeit the SIXTY THOUSAND DOLLARS ($60,000.00) Letter of Credit executed on the Signing Date; and, 

           ii.  That
the Tenant shall complete any development initiated prior to the Termination Date and deliver the Leased Premises to the Landlord free and clear of any liens or
security interests incurred by the Tenant. 

        b.     In
the event that Tenant following application for a gaming license fails to obtain such license during the initial term, then this Lease shall terminate; 

        c.     However,
notwithstanding Subsection 4.5.1(a) and (b), the Initial Term may be extended by the mutual agreement of Landlord and Tenant, expressed in a written
instrument signed by the authorized representatives of both parties. 

        4.5.2    During the Primary and Renewal Terms.    At the option of
Landlord, and notwithstanding any other provision of this Lease, following the first year of gaming operations this Lease shall terminate and be of no further force or effect if the Rent for any year
of operations is less than ONE HUNDRED TWENTY THOUSAND DOLLARS AND NO CENTS ($120,000.00). Tenant may elect to pay the difference between the Rent and the sum of ONE HUNDRED TWENTY THOUSAND DOLLARS
AND NO/CENTS ($120,000.00), upon payment of which the lease shall remain in full force and effect. 

5.0    DEVELOPMENT AND CONSTRUCTION OF GAMING FACILITIES AND CASINO SUPPORT FACILITIES.  

        5.1    Tenant's Obligation to Apply for Gaming Licenses.    Tenant
agrees to make application to the State of Missouri for a Gaming License within thirty (30) days of the State's acceptance of applications for all Gaming Licenses for the operation of the
following: 

        a.     Any
license required for the operation of a Small Riverboat Casino to be operated prior to operation of a Large Riverboat Casino or Dockside Barge Casino; 

        b.     Any
license required for the operation of a Large Riverboat Casino; and 

        c.     Any
license required for the operation of a Dockside Barge Casino. 

        5.1.1    Tenant's Obligation to Comply with the State of Missouri Information
Requests.    Tenant agrees to respond to any State information request within five Business Days. 

        5.1.2    Tenant's Obligation to Comply with any Directive of the State of
Missouri.    Tenant further agrees to comply with any directive from the State within sixty (60) days of such directive. 

        5.2    Tenant's Obligation to Commence Gaming Operations on Riverboat
Casinos.    

        5.2.1    Tenant's Obligation to Commence Gaming Operations on a Small Riverboat
Casino.    Tenant agrees to commence gaming operations within twelve (12) months of receipt of a license to 

10

 

conduct
gaming operations on a Small Riverboat Casino, Large Riverboat Casino, or Dockside Barge Casino or other Gaming Facility. Tenant's failure to perform is subject to forfeiture of the letter of
credit and termination of the Lease as set forth in Sections 3.2, 4.4.1, and 4.5. 

        5.2.2    Tenant's Obligation to Commence Gaming Operations on a Large Riverboat Casino Subsequent to
Commencement of Operations on a Small Riverboat Casino.    Tenant agrees to demonstrate substantial progress toward the purchase, construction or refitting of a Large
Riverboat Casino within thirty (30) days of the State's rejection of Tenant's application for a Dockside Barge Casino or within thirty (30) days of receipt of a gaming license to conduct
gaming on such riverboat. Tenant further agrees that: 

        a.     If
Tenant chooses to construct a new riverboat, Tenant agrees to complete construction of that riverboat within eighteen (18) months of receipt of Gaming License.
Tenant's failure to perform is subject to the remedy defined in Section 5.3; or 

        b.     If
Tenant chooses to refit an existing riverboat, Tenant agrees to complete refitting within twelve (12) months of receipt of Gaming License. Tenant's failure to
perform is subject to the remedy defined in Section 5.3. 

        5.2.3    Tenant's Obligation to Commence Gaming Operations on a Dockside Barge
Casino.    Tenant agrees to demonstrate substantial progress towards the construction of a Dockside Barge Casino within thirty (30) days of receipt of a Gaming
License and consent under R.S.Mo. 572.100 Section 3(15) to conduct gaming on such barge. Tenant further agrees to complete construction of such barge within twelve (12) months of
receipt of a Gaming License and consent. Tenant's failure to perform is subject to the remedy defined in Section 5.3. 

        5.3    Remedy for Tenant's Failure to Operate a Large Riverboat Casino or Dockside Barge
Casino.    Upon Tenant's failure to operate a Large Riverboat Casino or Dockside Barge Casino: 

        a.     Tenant
forfeits its exclusive right to operate gaming operations as defined in Section 32, Restrictions on Third Parties, herein and is obligated to pay four
percent (4%) of all Gross Revenues from the operation of any Gaming Facility. 

        b.     If,
subsequently, Tenant decides to operate a Large Riverboat Casino or Dockside Barge Casino, the obligation to pay annual rent on Net Gaming Proceeds shall be decreased
to two percent (2%) upon commencement of gaming operation. 

        5.4    Tenant's Obligation to Develop Casino Support Facilities.    

        5.4.1    Casino Support Facilities.    Tenant agrees that the Project
shall include Casino Support Facilities. The existing concession building will be improved to meet existing city building codes within six (6) months of the date of licensing. If the structure
is deemed not fit for the intended use by the Tenant, Tenant shall demolish the structure pursuant to city code with the consent of the City as Landlord. 

        5.4.2    Tenant's Obligation to Submit Site Plan.    Tenant shall
submit its Preliminary Site Plan to Landlord, with all essential material elements in place, in accordance with Phase One, as modified, of the St. Joseph Riverboat Partners' original written
proposal to Landlord sixty (60) days from the Signing Date of this agreement for Landlord's review and written approval. The Preliminary Site Plan shall be incorporated into this Lease
Agreement by this reference. Landlord shall have thirty (30) days from receipt to review and have City Council approve the Preliminary Site Plan. Construction may not begin until Notice of
approval or expiration of the review period without action by Landlord. Such plans and specifications shall comply fully with all applicable building codes, laws, ordinances and regulations. Tenant
shall design, construct and outfit all Gaming Facilities with all material and essential elements in accordance with this Lease Agreement and in compliance with the Law. Tenant shall submit a final
site plan which shall be affixed to this Lease 

11

 

Agreement
upon substantial completion of the Casino Support Facilities detailed in the Preliminary Site Plan. Landlord shall approve the final site plan if it meets all material and essential elements
of the Preliminary Site Plan. 

        5.4.3    Tenant's Obligation to Execute Construction Bond.    Prior to
the Commencement of Development, Tenant shall cause to be executed a construction bond sufficient to meet the approximated cost of site improvements specified in the Preliminary Site Plan. 

        5.4.4    Landlord Not Responsible for the Costs of Project
Improvements.    Landlord shall not be responsible for the costs of development of any Gaming Facilities, Casino Support Facilities or any other Project Improvements. 

        5.5    Tenant's Obligation to Complete Development of Casino Support
Facilities.    

        5.5.1    Parking Area One—Robidoux Landing.    Tenant
shall Complete Development on or before six (6) months after plan approval by the appropriate governmental and non-governmental bodies. 

        5.5.2    Parking Area Two—Weaver Tract.    Tenant shall
Complete Development on or before twelve (12) months after plan approval by the appropriate governmental and non-governmental bodies. 

        5.5.3    Pedestrian Access to Robidoux Landing.    Tenant shall
Complete Development on or before twelve (12) months after plan approval by the appropriate governmental and non-governmental bodies. 

        5.5.4    Vehicular Access to the Weaver Tract Parking Area.    Tenant
shall Complete Development on or before twelve (12) months after plan approval by the appropriate governmental and non-governmental bodies. 

        5.5.5    18,000 Square Foot Entertainment Center.    Tenant shall
Complete Development on or before twenty-four (24) months after plan approval by the appropriate governmental and non-governmental bodies. 

        5.6    Unavoidable Delay.    All completion dates attached to the
landside developments described in Sections 5.5.1, 5.5.2, 5.5.3, 5.5.4 and 5.5.5, are subject to extension on account of Unavoidable Delay. Such extension shall be agreed to in writing, signed
by the authorized representatives of both parties, the later of ninety (90) days prior to the appropriate completion dates or as soon as known to Tenant. 

        5.7    Standards for Construction of Casino Support Facilities and Gaming
Facilities.    Tenant shall design and construct the Casino Support Facilities substantially in accordance with its Preliminary Site Plan to the City and County (or
as otherwise approved by Landlord) subject to the approval of Landlord, such approval not to be unreasonably withheld or delayed. Tenant shall pay, discharge or bond all Prohibited Liens arising from
construction of the Casino Support Facilities, all in accordance with the provision of this Lease regarding Prohibited Liens. Tenant shall obtain and pay for all permits and approvals required by Law
in order for Tenant to construct the Casino Support Facilities and Gaming Facilities,
and approval by Landlord for purposes of this Lease shall not be deemed approval by any department or agency of the City as Governing Municipality charged with the enforcement of building codes or the
issuance of building permits. 

        5.8    Cooperation by Landlord.    Upon Tenant's request, Landlord
shall, without cost when in conformance with law, promptly join in and execute any instruments, including, but not limited to, applications for building permits, demolition permits, alteration
permits, appropriate consents, zoning, rezoning or use approvals, amendments and variances, easements, action on present encumbrances, and/or action on present liens (excluding Mortgages) against the
Premises (Fee Estate and Leasehold Estate), and such other instrument as Tenant may from time to time request to enable Tenant from 

12

 

time
to time to use, develop, improve, and construct improvements on the Premises in accordance with this Lease, provided each of the foregoing is in reasonable and customary form and does not cause
the Fee Estate to be encumbered as security for any obligation and does not otherwise expose the Fee Estate to any material risk of forfeiture during the Term. It is agreed that the joinder by
Landlord in any application filed by Tenant under the preceding sentence (a) shall not limit or otherwise affect the review of such application by the City of St. Joseph or any agency or
department of the City of St. Joseph charged with responsibility for such review, and (b) shall not imply or guarantee that such application will be approved by the City of
St. Joseph, or its agencies or departments, acting in their public or police power capacity. Tenant shall reimburse Landlord's reasonable attorneys' fees incurred by Landlord in performing
under this paragraph. Landlord agrees not to oppose or object to any applications filed by Tenant with any Government in connection with the development, operation or alteration of any improvements
located on the Premises, except for Landlord review and approval rights set forth in this Lease Agreement. 

        5.8.1    Tenant Not Released from Payment of Any Fees.    No provision
of this Lease Agreement shall be construed to release Tenant from payment of generally applicable City or County fees attributable to the development of Gaming Facilities and Casino Support
Facilities. Tenant shall pay all income taxes, sales taxes, use taxes, property taxes, or any other tax or fee now or hereafter lawfully levied by Landlords or by any political subdivision; however no
other license tax, permit tax, occupation tax, excursion fee or taxes or fees shall be imposed, levied or assessed exclusively upon Tenant by reason of its development and operation of Gaming
Facilities or Casino Support Facilities. 

        5.8.2    City and County as Landlord.    No provision of this Lease
Agreement shall exempt Tenant from compliance with the generally applicable regulatory procedures of the City as a Municipality and the County as a government entity. 

        5.9    Title to Personal Property.    Notwithstanding anything to the
contrary in this Lease, all personal property located in, on or at the Premises or otherwise constituting part of the Premises shall, at all times during the Term only, be owned by, and shall belong
to, Tenant. Tenant shall have title to the foregoing throughout the Term. All the benefits and burdens of ownership of the foregoing shall be and remain in Tenant only during the Term. 

        5.10    Equipment Liens.    If at any time, or from time to time,
Tenant desires to enter into or grant any Equipment Liens, then upon Tenant's request, Landlord shall enter into such customary documentation with respect to the property leased or otherwise financed
pursuant to such Equipment Liens as Tenant shall request, providing for matters such as the following: (a) Landlord's waiver of the right to take possession of such property upon occurrence of
an Event of Default; and (b) customary agreements by Landlord to enable secured party to repossess such property in the event of a Default by Tenant permitting such secured party to exercise
remedies under its Equipment Lien. 

        5.11    Gaming Facilities.    Notwithstanding anything in this Lease
to the contrary, the Gaming Facilities shall at all times during and after the Term be (i) owned by and shall belong to Tenant or (ii) leased by Tenant. At no time shall a Gaming
Facility be considered property of the Landlord and the Landlord shall have no right, title or interest, including any lessor's lien, in the Gaming Facility. All benefits and burdens or ownership of
any Gaming Facility (except for Landlord's right to a percentage of the revenues generated by the Gaming Facility pursuant to Section 6.0, Rent) shall be, and remain, with the Tenant. Tenant
shall have the unrestricted right to obtain financing by granting lenders a mortgage or securing interest in the Gaming Facility; the equipment and supplies located on the Gaming Facility and the
income and revenues generated by the Gaming Facility, except any interest in such income and revenue, shall be subject to Landlord's right to receive Rent. 

        5.12    Off-Site Improvements—Tenant's
Guaranty.    The parties agree that it will be necessary for Landlord to make certain improvements to the public streets, lighting, landscaping, and signage serving 

13

 

the
Premises and that these costs should not exceed FOUR HUNDRED THOUSAND DOLLARS AND NO/CENTS ($400,000.00). Tenant agrees to pay the City in advance for the costs of the engineering for the above
improvements within twenty (20) working days of being billed for this expense. Thereafter, funds paid as the Per Customer portion of the Rent by Tenant to Landlord pursuant to
Section 2.44(b) shall be applied toward the cost of such improvements. In the event that the funds generated by such rental payments and the cost of the engineering for the improvements
combined equal less than FOUR HUNDRED THOUSAND DOLLARS AND NO/CENTS ($400,000.00) on April 1, 1994, then Tenant will agree to buy a sum of city public debt in an amount that, when added to the
engineering cost and the rental payments paid as of April 1, 1994, would equal FOUR HUNDRED THOUSAND DOLLARS AND NO/CENTS ($400,000.00). Independent counsel selected by Landlord shall certify
in writing that such City public debt is a valid and outstanding legal obligation of the City. Any public debt purchased by the Tenant would be repaid by the Landlord out of future rents received from
the Per Customer portion of the Rent, Section 2.44(b), until such time as the same is retired, unless such Rent is no longer collected, in which case Landlord shall not be obligated to make any
further payments. Subsequent to the retirement of any public debt issued under this Section, Landlord shall retain all amounts of Rent to address social and infrastructure needs raised by Tenant's
operations. In lieu of the purchase of City public debt, Tenant may deposit a cash sum in the amount required hereunder in an escrow account in a financial institution selected by Landlord and Tenant
and the funds so deposited shall be paid therefrom as the expenses of such improvements are incurred. If an escrow agreement or arrangement is entered as a result of this Section, such escrow
agreement or arrangement shall include a provision that after April 1st, 1994, the escrow agent shall deliver that amount of money to be expended for improvements as designated by Landlord
without consent of Tenant. Tenant shall be responsible for all expenses of the escrow proceedings. All such funds escrowed for this purpose shall be considered an up-front payment of the
Per Customer portion of the Rent, Section 2.44 (b), and shall be credited toward payment of such Rent. Any interest accruing to the funds deposited in said escrow account shall belong solely to
Tenant. Deposit of a cash sum in lieu of purchasing City public debt shall be solely at the option of Tenant. 

6.0    RENT  

        6.1    Rent.    Throughout the Term, Tenant shall pay Landlord,
without Notice or demand, in lawful money of the United States of America at the office of Landlord, or at such other place as Landlord shall designate within the State of Missouri, a net annual
rental as follows: 

        6.1.1    Initial Term.    During the Initial Term Tenant shall pay no
amounts other than the forfeiture of the letter of credit. 

        6.1.2    Primary and Renewal Terms.    Beginning on the Commencement
of Gaming Operations Date, and continuing through the remainder of the Primary and Renewal Terms, Tenant shall pay Rent on a monthly basis. 

        6.2    "Additional Rent"—In addition to all other Rent, Tenant shall
pay TEN THOUSAND DOLLARS AND NO/CENTS ($10, 000.00) per Fiscal Month for every month of the Primary and Renewal Terms subsequent to the Commencement of Gaming Operations Date during which gaming
operations take place less than five (5) days fewer than the number of days during that Fiscal Month. 

        6.2.1    Rent Abatement.    Rent as herein set out shall be abated and
Tenant shall not be liable therefor upon the occurrence of any of the events described in Section 16, Damage or Destruction. 

        6.3    Annual Payment for the Right of First Refusal to Develop Additional Land to the North of the
Leased Premises.    Tenant shall pay TEN THOUSAND DOLLARS AND NO/CENTS ($10,000.00) per year, one-half to the City as Landlord and one-half to
the County as Landlord, beginning twelve (12) months from the date Tenant receives a Gaming License and continuing annually at Tenant's option for the right of first refusal to develop the land
described in Exhibit B. 

14

 

        6.4    Monthly Payments of Rent.    Tenant shall pay Rent, including
Rent due in the Primary Term and Renewal Term in monthly installments on or before the twentieth (20th) day of each Fiscal Month. 

        6.5    Means of Payment.    Tenant shall pay all Rent payable to
Landlord by any of the following means as mutually agreed upon by Tenant and Landlord: (a) good and sufficient check (subject to collection) delivered to Landlord, (b) cashier's check or
(c) wire transfer to Landlord's bank account, which Landlord shall identify to Tenant upon request (and Landlord shall have the right to change from time to time by at least thirty
(30) days Notice to Tenant). 

        6.6    Reporting.    Tenant shall deliver to Landlord Tenant's Monthly
Statement within twenty (20) days after the end of each Fiscal Month after the Commencement of Gaming Operations Date. 

        6.7    Accounting Records.    Tenant shall maintain (at the premises
or at a central accounting location identified to Landlord upon request) account records and procedures complying with Accounting Principles to enable Landlord to calculate any Annual Rent due under
this Lease. Tenant shall
maintain at all times, and records thereof made available for audit, accurate counts of customers entering the Gaming Facilities, including an accurate count of all complimentary or free admissions.
Tenant shall preserve Tenant's books and records relating to each Fiscal Year for at least three years after the end of such Fiscal Year. If, at the conclusion of such three-year period, a
dispute is pending between Landlord and Tenant regarding the amount of Adjusted Gross Revenue, the Tenant shall continue to preserve such records pending the final disposition of such dispute. 

        6.8    Annual Audit Procedures.    Within one-hundred and
eighty (180) days after the end of the fiscal year, Tenant, at Tenant's expense, shall cause a certified public accountant, mutually agreed upon by Tenant and Landlord, which CPA shall be
licensed in Missouri and a member of AICPA, to audit Tenant's (and/or Subtenant's, licensee's or concessionaire's) books and records relevant to the calculation of Rents and other payments or reports
by Tenant during the preceding Fiscal Year. Landlord hereby approves Ernst and Young as such certified public accountant as long as such entity is licensed in Missouri and is a member of the AICPA. In
connection with such audit, Tenant shall provide to the auditor and to Landlord copies of all financial reports and tax returns furnished to the State of Missouri in connection with the determination
of Tenant's taxable gaming revenue. Further, Landlord shall have the right to conduct a special audit of the books and records of Tenant with respect to all Rents or other payments provided for in
this Lease at any time upon reasonable Notice. Any audit or special audit shall be performed in accordance with generally accepted auditing standards during ordinary business hours and without
unreasonably interfering with Tenant's business. If any such audit reveals that Net Gaming Proceeds or other Rent was understated, then within thirty (30) days after receipt of such audit, with
appropriate backup documentation, Tenant shall pay the net additional Rent due on account of the audit corrections. If any audit reveals that Adjusted Gross Revenue or other Rent was overstated, the
Tenant shall be entitled to a credit against the next payment(s) of Rent under this Lease in an amount equal to the previous overpayment revealed by the audit corrections. Any adjusting payment on
account of previous underpayment shall bear interest at the Prime Rate from the date it would have been paid, had Tenant's Annual Statement been correct, until the date actually paid or credited. If
Rent was understated by more that three percent (3%) then Tenant shall pay the reasonable cost of any special audit disclosing such understatements; otherwise such special audit shall be conducted at
Landlord expense. 

        6.9    Confidentiality.    To the extent permitted by Law, Landlord
shall preserve the confidentiality of all information obtained by Landlord relating to Tenant's Adjusted Gross Revenue and financial statements, except in any litigation or arbitration proceedings
between the parties. 

        6.10    No Allocation to Personal Property.    None of the Rent
provided for under this Lease is allocable to any personal property included in the Premises. 

15

 

7.0    ADDITIONAL PAYMENTS BY TENANT; TAXES  

        7.1    Landlord's Net Return.    The parties intend that this Lease
shall constitute a "net lease," so that the Rent shall provide Landlord with a "net" return for the
Term, free from any expenses or charges with respect to the Premises, except as specifically provided in this Lease. Accordingly, Tenant shall pay as Rent and discharge, before failure to pay the same
shall create a material risk of forfeiture or give rise to a penalty, each and every item of expense, of every kind and nature whatsoever, related to or arising from the Premises, or by reason of or
in any manner connected with or arising from the development, leasing, operation, management, maintenance, repair, use or occupancy of the Premises or any portion of the Premises, including the costs
of issuance of any City public debt provided for in Section 5.12, but excluding any condition in existence prior to the Signing Date. Notwithstanding anything to the contrary in this Lease,
Tenant shall not be required to pay any of the following incurred by Landlord: (a) principal, interest, or other charges payable under any Fee Mortgage; (b) depreciation, amortization,
brokerage commissions, financing or refinancing costs, management fees or leasing expenses incurred by Landlord with respect to the Fee Estate or the Premises; (c) consulting, overhead, travel,
legal, staff and other similar costs incidental to Landlord's ownership of the Premises, other than reasonable attorneys' fees incurred by Landlord and payable by Tenant pursuant to express provisions
of this Lease; (d) any costs arising from or pursuant to any instrument or agreement affecting the Premises that is not a Permitted Exception and to which Landlord is a party and Tenant is not
a party; and (e) any cost or expense arising directly or indirectly from any conditions existing on, at or with respect to the Premises, including environmental problems and violations of Law
or regulations, whether known or unknown to Tenant, before the Signing Date; and (f) any sales or other taxes assessed and levied against Landlord's receipt of Rent hereunder (except where such
taxes are imposed, in whole or in part, in lieu of or in substitution for, real estate taxes, in which event same shall be paid by Tenant.) 

        7.2    Taxes.    For any period within the Term (with daily proration
for periods partially within the Term and partially outside the Term), and subject to Section 13, Parties' Obligation to Hold Harmless; Liability of Landlord, Tenant shall pay and discharge,
before failure to pay the same shall create a material risk of forfeiture or give rise to a penalty, all Taxes. Tenant shall also pay all interest and penalties assessed by any Government on account
of late payment of any Tax, unless such late payment was caused by Landlord's failure to remit an Imposition (paid to Landlord by Tenant) in accordance with Tenant's reasonable instructions or
Landlord's failure to promptly forward Tenant a copy of a tax bill received by Landlord, in which case Landlord shall pay such interest and penalties. 

        7.3    Utilities.    Tenant shall pay all fuel, gas, light, power,
water, sewage, garbage, disposal, telephone and other utility charges and the expenses of access, installation, maintenance, use and service in connection with the foregoing relating to the Premises,
the Casino Support Facilities or the Gaming Facilities during the term of the Lease. 

8.0    USE  

        8.1    Permitted Uses.    Tenant may use the Premises for any lawful
purpose, provided, however, that Tenant may not construct additional improvements or structures beyond the Casino Support Facilities approved by Landlord without the prior written consent and approval
of Landlord. Such review shall be completed by Landlord within thirty (30) days from receipt of the plans and specifications for such improvements. In the event such Additional Development is
for the purpose of development of sources of revenue or profit centers not directly related to the operation of the Gaming Facilities and Casino Support Facilities, as originally contemplated in this
Lease, such Additional Development shall not be permitted unless and until the Tenant and Landlord have agreed to a fair and reasonable increase in Rent or compensation to cover the new revenue
sources to be developed. This provision applies only to the Leased Premises. 

16

 

        8.2    Gaming Facility Removal or Substitution.    Notwithstanding
anything herein to the contrary, Landlord shall have no right, title or interest in a Gaming Facility; provided, however, that Tenant represents and warrants to Landlord that it will not remove any
Gaming Facility or Casino Support Facility from the Premises prior to the lawful termination of this Lease, except as provided in Section 4.4.2. Tenant at anytime may substitute a different,
but equal in number of gaming positions, Gaming Facility for an original Gaming Facility constructed for the Casino Support Facilities. 

        8.3    Public Access to the Premises.    Tenant agrees that no
provision contained in this Lease Agreement shall deny reasonable access of the general public to the common areas of the Premises of any day so that the public may enjoy the riverfront atmosphere;
said access shall not interfere with Tenant's primary business operations; nor shall Tenant charge any parking fee. Tenant further agrees that the common areas of the Premises shall remain accessible
on any day during which a City or County sponsored event is scheduled. The term "common areas" includes any parking area, any walking or hiking trails,
any portion of the shoreline, green space and any other area of the Premises for which no admission fee is charged by Tenant. This provision applies only to the Leased Premises. 

        8.4    Provision for Green Space.    Tenant agrees to provide an area
considered green space on the Robidoux Landing portion of the Leased Premises. For purposes of this Lease, green space shall be defined as an area of grass and natural vegetation maintained in a park
like setting. As a minimum, Tenant agrees the area defined by the existing western boundary of the right of way for Interstate 229 on the east, the existing dock and landing development on the north,
the Missouri River on the west, and the current Robidoux Landing boundary on the south, shall be kept as green space. Such green space shall appear on the site survey in Exhibit A and in the
preliminary and final site plans. The Tenant shall be responsible for all routine maintenance associated with the green space unless Tenant and Landlord
mutually agree to other written arrangements. It is the intention of both Landlord and Tenant that this green space be utilized for the public enjoyment of the river shoreline and that access by the
general public to the green space shall not be unreasonably denied. 

9.0    MARKS AND PUBLICITY  

        9.1    Exclusive Ownership of Marks.    Landlord acknowledges and
recognizes the exclusive rights of Tenant to Tenant's name and system and all other service marks, trademarks, copyrights, logos, registrations and patents used in connection with Tenant's casinos,
riverboat casinos and casino hotels (collectively, the "Mark"). Provided that the above shall not apply to any marks, trademarks, copyrights, or logos
that are currently in existence and commonly used by Landlord or any of the above mentioned that are indigenous or unique to the City of St. Joseph, including, but not limited to, the Pony
Express rider and Jesse James. Landlord acknowledges that the Marks are the exclusive property of Tenant. Landlord disclaims any right, title or interest in or to any of the Marks by operation of this
Lease or in the event of its termination or cancellation. Tenant shall have the sole right and (to the extent it determines appropriate) responsibility to institute and prosecute all disputes with
third parities concerning use of Tenant's name or any other Mark. 

        9.2    References to Marks.    Landlord shall not use any Mark in any
way or for any purpose (including the sale of securities or in connection with any other financing) without Tenant's prior oral or written consent. Landlord shall not use Tenant's name or any other
Mark, or any combination or variation of any of them, in the name of any partnership, corporation or other entity. 

        9.3    Effect of Lease Termination.    Landlord acknowledges and
agrees that in the event of any termination or cancellation of this Lease (including on account of an uncured Default by Tenant): (a) Tenant shall not be under any obligation, express or
implied, to issue a license to Landlord or any subsequent operator of the Casino Support Facilities or Gaming Facilities permitting the operation of the Casino Support Facilities or Gaming Facilities
using Tenant's name; (b) Landlord shall not operate the Casino Support Facilities or Gaming Facilities using Tenant's name or use Tenant's Mark in 

17

 

association
with the improvement located at the Premises; and (c) Tenant shall have the right to enter the Casino Support Facilities or Gaming Facilities and may remove all signs, furnishings,
printed material, emblems, slogans or other distinguishing characteristics that in any way use, or are now hereafter connected with, the name of Tenant or any other Mark. 

        9.4    Publicity.    Landlord agrees not to announce or refer to the
Casino Support Facilities or the Gaming Facilities orally or in writing, with use of Tenant's name or any other Mark, in significant written public communications such as any advertisements,
prospectuses or other marketing communications of any kind without Tenant's prior oral or written consent. 

10.0    LAWS  

        10.1    Compliance with Law.    During the Term, Tenant shall, at its
own expense, observe and comply with all Laws affecting the Premises if Tenant's failure to comply will or may subject Landlord to any civil or criminal liability. If Tenant's failure to do so will or
may subject Landlord to any civil or criminal liability, then Tenant shall procure every permit, license, certificate or other authorization required in connection with the lawful and proper
maintenance, operation, use and occupancy of the Premises or required in connection with any improvements erected on the Premises and comply with all such permits, licensees, certificates and other
authorizations. Notwithstanding the foregoing, Tenant shall have the right to contest any such Laws in accordance with this Lease. Maintenance and repair of improvement existing on the Premises at the
Signing Date shall be governed by the applicable provision of this Lease under "Maintenance and Alterations". Tenant shall make any Mandated Alterations
required by Law arising during the Term, subject to the terms of the paragraph below entitled "Mandated Alterations". 

        10.2    Mandated Alterations.    If (a) any Government requires
a Mandated Alteration; (b) Tenant determines that the performance of such Mandated Alteration would render the operation of the Casino Support Facilities or Gaming Facilities Uneconomic; and
(c) thirty (30) days after Notice from Tenant to such effect, Landlord has not agreed to complete the Mandated Alterations at Landlord's expense in compliance with all applicable Laws,
provided that nothing in this Lease shall be deemed to require Landlord to complete any Mandated Alteration including Mandated Alterations to Tenant's personal property or alterations to improvements
on Premises completed by Tenant, then notwithstanding anything to the contrary in this Lease, Tenant shall be entitled to terminate this Lease and all obligations shall cease upon the Termination
Date. 

11.0    MAINTENANCE AND ALTERATIONS  

        11.1    Obligation to Maintain.    During the Term, Tenant shall keep
and maintain the Premises in good order, condition, and repair, subject to Casualty (governed by the separate applicable provisions of this Lease) reasonable wear and tear, and any other condition
that Tenant is not required to repair pursuant to this Lease. 

        11.2    Tenant's Right to Perform Alterations.    At Tenant's sole
cost and expense, Tenant shall be entitled but not required to make, and from time to time alter, modify or reconstruct, any improvements, repairs or alteration to the Premises without Landlord's
consent (except to the extent, if any, expressly provided otherwise in this lease and except that Landlord has the right to consent to and approve the plans and specifications to such alterations as
discussed below), and that Tenant shall consider necessary or appropriate. Tenant shall perform all construction work in connection with any improvement, repair or alteration to the Premises in
substantial compliance with applicable law. Plans and specifications for all material alterations or reconstructions shall be submitted to Landlord at least thirty (30) days prior to
commencement of work. Such work will be subject to Landlord's consent and approval, such consent and approval to be given or denied within thirty (30) days from receipt of the plans and
specifications for such improvements, such submission to be in accordance with Section 5.4.2, Tenant's Obligation to Submit Site Plan. Construction shall not commence until Landlord's approval
is received by Tenant or the review period expires, in accordance with such Section. 

18

   
        11.3    Plans and Specifications.    To the extent that Tenant makes
or permits to be made any improvements, repairs or alterations to the Premises (including initial construction of the Casino Support Facilities) not requiring Landlord's approval, and Tenant obtains
plans and specifications or surveys (including working plans and specifications and "as-built" plans and specifications and surveys) for
such improvements, repairs or alteration, Tenant shall promptly provide Landlord with a true and complete copy of such plans and specification(s) or survey(s), subject to the terms of any agreement
between Tenant and the applicable outside architect, engineer or surveyor. (Tenant shall exercise reasonable efforts to cause its agreements with such outside professionals to permit the deliveries
described in this paragraph). Plans and specifications and surveys delivered by Tenant to Landlord shall be for Landlord's information only except to the extent, if any, otherwise expressly provided
in this Lease. 

        11.4    Excavations.    If an excavation shall be made upon land
adjacent to the Premises and owned by Landlord or shall be authorized to be made thereon, at Tenant's election, Tenant shall either: (a) afford to the person causing or authorized to cause such
excavation, a license to enter the Premises, in accordance with Tenant's reasonable instructions, to perform such work as such person shall reasonably deem necessary or desirable and as Tenant shall
reasonably approve to preserve and protect the Premises from injury or damage and to support the same by proper foundations, or (b) perform or cause to be performed, without cost or expense to
Landlord, work of the nature described in clause "a" to the extent reasonably necessary under the circumstances. Tenant shall not, by reason of any
excavations or work described in this paragraph, have any claim against Landlord in its capacity as Landlord under this Lease for damages or for indemnity or for suspension, diminution, abatement or
reduction of any Rent. 

        11.5    Existing Improvements.    Nothing in this Lease shall be
construed to require Tenant to correct or remedy any noncompliance with Law affecting any improvements existing at the Premises on the Signing Date. 

        11.6    Demolition.    Tenant shall pay the cost incurred in the
demolition or removal of all existing improvements, removal of which is necessary for construction of the Casino Support Facilities. To the extent that any Government specifically requires the
performance of any work or demolition to prevent any improvement not removed by Tenant, if any, from constituting a hazard, Tenants shall perform such work or demolition. 

12.0    PROHIBITED LIENS  

        12.1    Tenant's Covenant.    Tenant shall not suffer or permit any
Prohibited Lien to be filed. If a Prohibited Lien is filed then Tenant shall, within thirty days after receiving Notice of such filing (but in any case within fifteen (15) days after receipt of
Notice commencement of foreclosure proceedings), commence and then prosecute appropriate action to cause such Prohibited Lien to be paid, discharged or bonded. Nothing in this Lease shall be construed
to restrict Tenant's right to contest the validity of any Prohibited Lien and to pursue Tenant's position to a final judicial determination. 

        12.2    Protection for Landlord.    Notice is hereby given that
Landlord shall not be liable for any labor or materials furnished or to be furnished to Tenant upon credit, and that no mechanic's or other lien for any such labor or material shall attach to or
affect the Fee Estate. Nothing in this Lease shall be deemed or construed in any way to constitute Landlord's consent or request, express or implied, by inference or otherwise, to any contractor,
subcontractor, laborer, equipment or material suppliers for the performance of any labor or the furnishing of any materials or equipment for any improvement, alteration or repair of, or to, the
Premises, or any part of the Premises, nor as giving Tenant any right, power or authority to contract for, or permit the rendering of, any services, or the furnishing of any material that would give
rise to the filing of any liens against the Fee Estate. Tenant shall indemnify Landlord against any work performed on the Premises for or by Tenant. 

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13.0    PARTIES' OBLIGATION TO HOLD HARMLESS; LIABILITY OF LANDLORD  

        13.1    Mutual Hold Harmless Obligation.    Landlord and Tenant shall
each Hold Harmless the other as to third parties against: (a) any wrongful act, wrongful omission or negligence of the other (or, in the case of Tenant, that of any of Tenant's Subtenants) or
its or their partners, directors, officers, or employees, or their equivalent; and (b) any breach or Default by the other under this Lease. In addition to, and without limiting the generality
of the foregoing Hold Harmless agreement, Tenant shall Hold Harmless Landlord against all the following matters (except to the extent any claim arises from any wrongful act, wrongful omission or
negligence of Landlord): (i) the conduct, management or occupancy of or from any work or activity performed in and on the Premises, the Casino Support Facilities and the Gaming Facilities
during the Term; (ii) the condition of the Premises, the Casino Support Facilities, the Gaming Facilities, or any other improvement located on the Premises; (iii) any accident, injury or
damage whatsoever caused to any person occurring during the Term, in or on the Premises, the Casino Support
Facilities, or the Gaming Facilities, or any other improvements located on the Premises. Furthermore, Tenant agrees to pay, and to Hold Harmless Landlord against reasonable legal costs, including
reasonable attorneys' fees and disbursements, incurred by Landlord in obtaining possession of the Premises if Tenant fails to surrender possession upon the expiration or earlier termination of the
Term. Notwithstanding anything to the contrary in this Lease, neither party shall be required to Hold Harmless the other party from or against such other party's intentional acts or omissions or
negligence, and Tenant shall not be required to Hold Harmless Landlord from or against any condition that existed on or at the Premises at or before the Signing Date. Landlord shall Hold Harmless
Tenant on account of the environmental condition of the Premises existing immediately prior to the Signing Date, whether such condition is known or unknown on the Signing Date to the parties hereto.
Tenant shall Hold Harmless Landlord on account of the environmental condition of Premises during the term of this Lease, whether such condition is known or unknown during the term of this Lease to
parties hereto. The terms of this provision shall survive the termination or expiration of this Lease. 

        13.2    Liability of Landlord.    

        a.     Tenant
is and shall be in exclusive control and possession of the Premises, the Casino Support Facilities and the Gaming Facilities during the Term as provided in this
Lease. Subject to Sections 13.1 and 13.2(b), Landlord shall not be liable for any injury or damage to any property or to any person occurring on or about the Premises, the Casino Support
Facilities or the Gaming Facilities. Furthermore, subject to Sections 13.1 and 13.2(b), Landlord shall not be liable for any injury or damage to any property of Tenant, or of any other person,
during the Term. The provisions of this Lease permitting Landlord to enter and inspect the Premises are intended to allow Landlord to be informed as to whether Tenant is complying with the agreements,
terms, covenants and conditions of this Lease, and to the extent permitted by this Lease, to perform such acts required by this Lease as Tenant shall fail to perform. Such provisions shall not be
construed to impose upon Landlord any liability to third parties, but nothing in this Lease shall be construed to exculpate, relieve or Hold Harmless Landlord from or against any liability of Landlord
to third parties existing at or before the Signing Date, or arising from facts or circumstances in existence at or before the Signing Date, in respect of which Landlord shall Hold Harmless Tenant. 

        b.     Landlord
shall hold harmless Tenant for any claim arising from any wrongful act or omission or negligence of Landlord arising out of the use of the Common Areas by the
general public and particularly for any such acts, omissions and negligence of Landlord occurring during any event or promotion sponsored by Landlord or in which Landlord shall have control of any
part of the Leased Premises. 

20

 

        13.3    Hold Harmless Procedures.    Wherever this Lease requires one
party to Hold Harmless the other, the following procedures and requirements shall apply: 

        13.3.1    Prompt Notice.    The party to be held harmless shall give
the other party Notice of any claim within forty-eight (48) hours of the existence of such claim. To the extent, and only to the extent, that both (a) Notice is not given within
forty-eight (48) hours of the existence of any claim and (b) the party required to Hold Harmless is thereby prejudiced, the party required to Hold Harmless shall be relieved of its Hold
Harmless obligations under this Lease. 

        13.3.2    Selection of Counsel.    The party required to Hold Harmless
shall be entitled to select counsel (reasonably acceptable to the other party, but counsel of the insurance carrier of the party required to Hold Harmless shall be deemed satisfactory).
Notwithstanding anything to the contrary in the preceding sentence, if the Tenant is the party to be held harmless then: (a) the Tenant shall be entitled to approve the Landlord's choice of
counsel or select the Tenant's own counsel and be represented by such counsel; and (b) if the Tenant selects its own counsel, then such counsel shall consult with (but not be controlled by) the
Landlord's counsel and the Landlord and the Tenant shall each pay fifty percent (50%) of the reasonable attorneys' fees of the Tenant's counsel. 

        13.3.3    Settlement.    The party required to Hold Harmless the other
may, with the consent of the other party, not to be unreasonably withheld, settle the claim, except that no consent by the party to be held harmless shall be required as to any settlement by which
(a) the party required to Hold Harmless procures (by payment, settlement, or otherwise) a release of the other party pursuant to which that party is not required to make any payment whatsoever
to the third party making the claim, (b) neither the party to be held harmless nor the party required to Hold Harmless acting on behalf of the party to be held harmless make any admission of
liability, and (c) the continued effectiveness of the Lease is not jeopardized in any way. 

14.0    RIGHT OF CONTEST  

        Notwithstanding anything to the contrary in this Lease, Tenant shall have the right to contest, at its sole expense, by appropriate legal proceedings diligently
conducted in good faith, the amount or validity of any Tax or Fee imposed by Law; or Prohibited Lien; the valuation, assessment or reassessment (whether proposed or final) of the Premises for purposes
of real estate taxes; the validity of any Law or the application of any Law to the Premises; or the validity or merit of any claim against which Tenant is required to Indemnify Landlord under this
Lease. Tenant may defer payment of the contested Tax or Fee or compliance with the contested Law or performance of any other contested obligation pending the outcome of such contest, provided that
such deferral does not subject the Premises to any material risk of imminent forfeiture or subject Landlord to any material risk of criminal liability. Landlord shall not be required to join in any
such contest or proceeding unless a Law shall require that such proceedings be brought in the name of the Landlord or owner of the Fee Estate. In such case, Landlord shall cooperate with Tenant so as
to permit such proceeding to be brought in Landlord's name. Tenant shall pay all reasonable costs and expense (including reasonable attorneys' fees) incident to such proceedings. Tenant shall Hold
Harmless Landlord against such contest. Tenant shall be entitled to any refund of any Tax or Fee (and penalties and interest paid by Tenant) based upon Tenant's prior overpayment of such Tax or Fee.
Upon termination of Tenant's contest of a Tax or Fee, Tenant shall pay the amount of such Imposition (if any) as has been finally determined in such proceedings to be due, together with any costs,
interest, penalties or other liabilities in connection with such Tax or Fee. Upon final determination of Tenant's contest of law, Tenant shall comply with such final determination. Nothing shall
prevent the City or County as a governmental unit the right to intervene in matters involving a Tax or a Fee levied or collected by the City or County as a governmental unit. 

21

 

15.0    INSURANCE  

        15.1    Tenant to Insure.    Tenant shall, at Tenant's sole cost and
expense, during the Term, maintain the following insurance (or its then reasonably available equivalent): 

        15.1.1    Casualty.    Casualty insurance providing coverage for the
Premises and all equipment, fixtures, and machinery at or in the Premises, against loss, damage, and destruction by fire and other hazards encompassed under broad form coverage as may be customary for
like property (but Tenant shall in no event be required to maintain earthquake or war risk insurance) from time to time during the Term, in an amount not less than eighty percent (80%) of the actual
cash insurable value of the insurable buildings, structure, improvements and equipment (excluding excavations and foundations) located at
the Premises, but in any event sufficient to avoid co-insurance in the event of a partial loss. To the extent customary for like properties at the time, such insurance shall include
coverage for explosion of steam and pressure boilers and similar apparatus located at the Premises and an endorsement covering demolition and cost of debris removal. 

        15.1.2    Liability.    General public liability insurance against
claims for personal injury, death or property damage occurring upon, in, or about the Premises of the Tenant, and adjoining streets as passageways. The coverage under all such liability insurance
shall be at least TWENTY FIVE MILLION DOLLARS ($25,000,000.00) in regard to any one occurrence for injury or death to persons or property damage. Landlord shall be entitled from time to time, upon
one-hundred and eighty (180) days Notice to Tenant, to increase the dollar limits set forth in this paragraph, subject to the following limitations, which shall be cumulative:
(a) such increased limits shall never exceed the limits initially set forth plus an increase proportionate to the increase in the Consumer Price Index from the Signing Date and to the date of
the adjustment, founded to the nearest million dollars; and (b) Landlord shall not be entitled to increase such limits more frequently than once every five years unless evidence exists that
such insurance is inadequate based upon such items as growth of project, in which case Tenant agrees to enter into good faith negotiations in regard to increase of same. 

        15.1.3    Workers' Compensation.    Workers' compensation insurance
covering all persons employed by Tenant in connection with the construction, alteration, repair or operation of the Premises. Tenant shall require all contractors, sub-contractors and
assigns to provide workers' compensation insurance for all employees with respect to whom any claim could be asserted against Landlord or the Fee Estate. 

        15.1.4    Construction Period.    For the period from Tenant's Receipt
of Gaming Licenses through Completion of the Casino Support Facilities, Tenant shall also provide customary contractor's liability insurance having a limit of not less than TEN MILLION DOLLARS
($10,000,000.00) (and, if the contractor is undertaking foundation, excavation or demolition work, an endorsement stating that such operations are covered and that the "XCU
Exclusions" have been deleted); and (b) Builder's Risk Insurance (having such scope of coverage as may be customary for like construction projects in the City and County
at the time) written on a completed value non-reporting basis (with an endorsement stating that "permission is granted to complete and
occupy"). 

        15.1.5    Other.    Such other insurance as Tenant determines
appropriate in the exercise of Tenant's reasonable business judgment. 

        15.2    Nature of Insurance Program.    

        15.2.1    Additional Insureds.    To the extent consistent with
ordinary insurance practices, liability insurance policies shall name as additional insured Landlord and Fee Mortgagees. 

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        15.2.2    Primary Coverage.    All polices shall be written as primary
policies not contributing with or in excess of any coverage that Landlord may carry. 

        15.2.3    Tenant's Acts or Omissions.    Each policy shall include, if
available without additional cost, a provision that any act or omission of Tenant shall not prejudice any party's rights (other than Tenant's) under such insurance coverage. 

        15.2.4    Contractual Liability.    Policies of liability insurance
shall contain contractual liability coverage, relating to Tenant's Hold Harmless obligations under this Lease. 

        15.2.5    Insurance Carrier Standards.    Each insurance carrier shall
be authorized to do business in the State and each domestic insurer shall have a "Best's" rating of at least AA. Unrated international insurance carries
may be utilized by Tenant only with the prior approval of Landlord, which approval shall not be unreasonably withheld; provided that the Lloyd's of London Association is approved by the Landlord. 

        15.2.6    Notice to Landlord.    All policies of insurance shall
provide by their express terms for thirty (30) days' prior Notice of any cancellation to Landlord. 

        15.3    Deliveries to Landlord.    Upon Notice to such effect by
Landlord, Tenant shall deliver to Landlord policies or certificates or certified copies of the insurance policies required by this Lease, endorsed
"Paid" or accompanied by other evidence that the premiums of such policies have been paid, at least ten (10) days before expiration of any then
current policy. 

        15.4    Blanket and Umbrella Policies.    Tenant may provide any
insurance required by this Lease pursuant to a "blanket" or "umbrella" insurance policy, provided that
(a) such policy or a certificate of such policy shall specify the amount(s) of the total insurance allocated to the Premises, which amount(s) shall not be subject to reduction on account of
claims made with respect to the other properties and (b) such policy otherwise complies with this Lease. 

        15.5    Waiver of Certain Claims.    To the extent that Landlord or
Tenant purchases any hazard insurance relating to the Premises, the party purchasing such insurance shall attempt to cause the insurance carriers to agree to a Waiver of Subrogation. If any insurance
policy cannot be obtained with a Waiver of Subrogation, or a Waiver of Subrogation is obtainable only by the payment of an additional premium, then the party undertaking to obtain the insurance shall
give Notice of such fact to the other party. The other party shall then have ten (10) Business Days after receipt of such Notice either to place the insurance with a company that is reasonably
satisfactory to the other party and that will issue the insurance with a Waiver of Subrogation at no additional costs, to agree to pay the additional premium if such a policy can be obtained only at
additional cost. To the extent that the parties actually obtain insurance with a Waiver of Subrogation, the parties release each other, and their respective authorized representatives, from any claims
for damage to any person or the Premises that are caused by or result from risks insured against under such insurance policies; but only to the extent of the available insurance proceeds. 

        15.6    No Representation of Adequate Coverage.    Neither party shall
make any representation, or shall be deemed to have made any representation, that the limits, scope, or form of insurance coverage specified in this Section are adequate or sufficient. 

16.0    DAMAGE OR DESTRUCTION  

        16.1    Notice of Casualty; Notice of Termination; Restoration and Abatement of
Rent.    

        a.     In
the event that Tenant shall be prevented from operating the Gaming Facilities and Casino Support Facilities by reason of: labor disputes, sabotage, governmental
action, regulations or control, fire, casualty other than fire, and/or fluctuations in the river, any of which substantially impair the operation of Tenant's facilities, including the Gaming
Facilities, or through acts of God, 

23

 

or
if Tenant's operation shall be substantially terminated or impaired by reason of a Condemnation of any type, Tenant shall give notice to Landlord within forty-eight (48) hours of such
occurrence. 

        b.     Within
thirty (30) days of giving such Notice of Casualty, Tenant shall, at his election, either: 

            i.  Give
Notice of termination effective on the date such Notice is given. If Tenant elects "i", then City as Landlord shall
have the right, by Notice to Tenant within ten (10) Business Days after receipt of
Tenant's Notice of termination, to require Tenant to cause the remaining structures to be demolished and the debris removed at the option of City as Landlord so that the Premises are returned to
Landlord a vacant and level land and in such case Tenant shall pay all Rent to the date Notice of termination is given and shall deliver possession of the Premises to Landlord free and clear of any
liens or security interest; or, 

           ii.  Demonstrate
substantial progress toward restoration of the damaged improvements as nearly as may be practicable to their condition, quality and class immediately prior
to such Casualty, with such changes or alterations (including demolition) as Tenant shall elect to make in conformity with this Lease. Tenant shall perform such restoration with reasonable promptness
but the completion of which shall not be a condition to termination of this Lease. 

        c.     Upon
Tenant's demonstration of substantial progress toward restoration, Landlord shall negotiate an equitable reduction of Tenant's obligation to pay Rent under
Section 6.0, effective from the date Tenant gives Notice of Casualty, as provided in Section 16.0, Damage or Destruction, for the time such part or parts of the Leased Premises remain
incapable of use and occupancy for the purposes of this Lease Agreement, and this Lease shall continue in full force and effect. The criteria for an equitable reduction in Rent shall include, but not
be limited to, the following: (a) the nature and scope of the Casualty or event noticed; (b) the anticipated duration of the Casualty or event noticed; and (c) the degree to which
any loss is insured. 

        16.2    Adjustment of Claims; Use of Insurance Proceeds.    Tenant
shall be solely responsible for the adjustment of any insurance claim. Subject to state law and St. Joseph City ordinance, all proceeds of casualty or hazard insurance shall be paid to Tenant
and shall under no circumstances be paid to Mortgagees unless (a) pursuant to some other express provision of this Lease, Tenant is required to pay or assign such proceeds to Landlord and
(b) pursuant to the Fee Mortgage such proceeds payable to Landlord shall be paid instead to the Fee Mortgagee. 

        16.3    Deposit of Proceeds.    All proceeds in excess of ONE MILLION
DOLLARS AND NO/CENTS ($1,000,000) of casualty insurance to be applied by Tenant to rebuild, restore or repair the Premises shall be deposited with a Depository, to be disbursed for the repair,
restoration or reconstruction of the Premises. Tenant shall notify Landlord within fifteen (15) days of receipt of any such funds. 

17.0    CONDEMNATION  

        17.1    Substantial Condemnation.    If a Substantial Condemnation of
the Premises shall occur, then this lease shall terminate as of the effective date of such Substantial Condemnation, and the Rent shall be apportioned accordingly. The proceeds of the Substantial
Condemnation shall be allocated between Landlord and Tenant as follows: (a) first, Tenant shall be entitled to receive such portion of the awards, with interest, as shall equal the value of the
Leasehold Estate, as an operating business, including all improvements located on the Premises; (b) second, Landlord shall, subject to the rights of Mortgagees, be entitled to receive such
portion of the award, with interest, as shall equal the value of the Fee Estate subject to this Lease; and (c) third, Tenant shall be entitled to receive the entire balance of any such award or
awards remaining after application of Condemnation proceeds pursuant to clauses (a) and (b). All determinations of value required by the preceding sentence shall be made as if the 

24

 

Condemnation
had never occurred, the Leasehold Estate had not been terminated, and the Lease had continued for all Renewal Terms except to the extent that Tenant determines that Tenant would have
elected not to exercise any future Renewal Option(s) not already exercised or deemed exercised at the effective date of Condemnation. 

        17.2    Insubstantial Condemnation.    If an Insubstantial
Condemnation shall occur, then any award or awards shall be applied first to repair, restoration or reconstruction of any remaining part of the improvements not so taken. Tenant shall perform such
repair, restoration or reconstruction in accordance with applicable requirements of this Lease. The balance of any such award or awards remaining after the repair, restoration or reconstruction shall
be distributed to Landlord and Tenant as if they were proceeds of a Substantial Condemnation affecting only the portion of the Premises taken. 

        17.3    Temporary Condemnation.    If a Temporary Condemnation shall
occur with respect to the use or occupancy of the Premises for a period greater than ninety (90) days, then Tenant shall, at its option, be entitled to terminate this Lease and all obligations
hereunder, effective as of the commencement date of the Temporary Condemnation. If the Temporary Condemnation relates to a period of ninety (90) days or less, or if a Tenant does not elect to
terminate this Lease, then all proceeds of such Temporary Condemnation (to the extent attributable to periods within the Term) shall be paid to Tenant and Tenant's obligations under this Lease shall
not be affected in any way. 

        17.4    Other Government Action.    In the event of any action by any
Government not resulting in a Condemnation but creating a right to compensation, such as the changing of the grade of any street upon which the Premises abut, then this Lease shall continue in full
force and effect without reduction or abatement of Rent and Tenant shall be entitled to receive the award or payment made in connection with such action. 

        17.5    Assignment of Condemnation Proceeds.    Landlord hereby
assigns to a Depository selected for such purpose, who shall have the right to receive, and there shall be paid to such Depository, the entire amount of any awards or other sums received, whether by
Landlord or Tenant, as compensation as a result of any Condemnation. Such awards to be paid to such Depository shall include: (a) all awards made on account of any improvements that are the
subject of a Condemnation, whether or not the
value of such improvement is the subject of a separate award or otherwise separately determined by the Condemnation authority; and (b) the full value of the land that is the subject of the
Condemnation. All such proceeds shall be applied and disbursed in accordance with this Section. 

        17.6    Settlement or Compromise.    Landlord shall not settle or
compromise any Condemnation award affecting the Leased Premises without consent by Tenant. Tenant shall be entitled to appear in such proceeding and claim such share of the award as it is entitled to
receive pursuant to the terms of this Lease. Subject to the terms of Mortgage, any Mortgagee shall also be entitled to appear in such proceedings and empowered to participate in any settlement,
arbitration or other proceeding involving any Condemnation. Landlord shall have no right to participate in any proceeding regarding a Temporary Condemnation unless either (a) Tenant elects to
terminate this Lease on account of the Temporary Condemnation or (b) Tenant is not legally permitted to participate in such proceeding. In the latter case, and as it affects the Leased
Premises, Landlord shall participate in such proceedings in accordance with Tenant's instructions, all at Tenant's expense and using counsel selected, instructed and paid by Tenant. 

        17.7    Prompt Notice.    If either party becomes aware of any
Condemnation or threatened or contemplated Condemnation, then such party shall promptly give Notice to the other party. 

        17.8    Taking or Termination of Lease by Landlord.    Pursuant to
Law, the City, as governing municipality, may be required to terminate this Lease because the Premises are required for a public purpose. In such event, the taking or termination shall be treated a
Substantial Condemnation 

25

 

hereunder
and all compensation lawfully due for such taking shall be apportioned as provided in Section 17.1 herein. 

18.0    TRANSFERS BY LANDLORD  

        18.1    Landlord's Right to Convey.    Landlord shall not, during the
Term of this Lease, convey its Fee Estate except to a Fee Mortgagee, which forecloses on the Fee Estate or accepts a deed in lieu of foreclosure on the Fee Estate as a result of a Default by Landlord
under a Fee Mortgage. 

        18.2    No Encumbrances.    During the Term, Landlord shall not enter
into, grant, permit or suffer to attach to the Fee Estate any easement, restriction, lien (including mechanics' lien, material supplier's lien or
other statutory lien) or other encumbrance affecting title to the Fee Estate (other than a Fee Mortgage), except for encumbrances entered into at Tenant's request or with Tenant's consent, or
permitted exceptions. Tenant shall not unreasonably withhold such consent so long as such easement, restriction, lien or other encumbrance is fully subordinated to this Lease, all rights and interests
of Tenant hereunder, and all estates arising from this Lease (including Leasehold Mortgages), any amendments to the foregoing, and the rights of all other third parties then or thereafter claimed by,
through or under Tenant or any Leasehold Mortgage. 

19.0    LEASE GUARANTY  

        All of Tenant's obligations arising hereunder shall be unconditionally guaranteed by Tenant (Tenant referred to herein as
"Guarantors") pursuant to the Guaranty annexed hereto as Appendix 19 ("Guaranty"), unless
Landlord agrees in writing to release Guarantors from the Guaranty. Guarantor's obligations under this Agreement shall be relieved upon the execution of a new Guaranty by a new Tenant/Guarantor. 

20.0    TRANSFERS BY TENANT  

        a.     Tenant
may only assign or transfer its rights under this Agreement upon the approval of the Landlord. Such approval shall not be unreasonably withheld and in no case
shall any change or modification of the provisions of this Lease be a condition precedent to such approval. Such approval shall be based upon the provision of the following information and
satisfaction of the following conditions: 

            i.  The
name, business address and business telephone number of any potential transferee; 

           ii.  An
identification of any potential transferee including, if the potential transferee is not an individual, the state of incorporation or registration, the corporate
officers, and the identity of all shareholders or participants. If the potential transferee has a pending registration statement filed with the Securities and Exchange Commission, the names of those
persons or entities holding interest must be provided; 

          iii.  An
identification of any business, including, if applicable, the state of incorporation or registration, in which the potential transferee or the potential
transferee's spouse or children has an equity interest. If the potential transferee is a corporation, partnership or other business entity, the potential transferee shall identify any other
corporation, partnership or business entity in which it has an equity interest,
including, if applicable, the state of incorporation or registration. This information need, not be provided by a corporation, partnership or other business entity that has a pending registration
statement filed with the Federal Securities and Exchange Commission; 

          iv.  Whether
the potential transferee has been indicted, convicted, pleaded guilty or nolo contendere, or forfeited bail concerning any criminal offense under the laws of
any jurisdiction, either felony or misdemeanor, except for traffic violations, including the date, the name and 

26

 

location
of the court, arresting agency and prosecuting agency, the case number, the offense, the disposition and the location and length of incarceration; 

           v.  Whether
the potential transferee has had any license or certificate issued by a licensing authority in this state or any jurisdiction denied, restricted, suspended,
revoked or not renewed and a statement describing the facts and circumstances concerning the denial, restriction, suspension, revocation or nonrenewal, including the licensing authority, the date each
such action was taken, and the reason for each such action; 

          vi.  Whether
the potential transferee has ever filed or had filed against it a proceeding in bankruptcy or has ever been involved in any formal process to adjust, defer,
suspend or otherwise work out the payment of any debt including the date of filing, the name and location of the court, the case and number of the disposition; 

         vii.  Whether
the potential transferee has filed, or been served with a complaint or other notice filed with any public body, regarding the delinquency in the payment of, or
a dispute over the filings concerning the payment of, any tax required under federal, state or local law, including the amount, type of tax, the taxing agency and time periods involved; 

        viii.  A
statement listing the names and titles of all public officials or officers of any unit of government, and relatives of such public officials or officers who,
directly or indirectly, own any financial interest in, have any beneficial interest in, are the creditors of or hold any debt instrument issued by, or hold or have any interest in any contractual or
service relationship with, the potential transferee; 

          ix.  Whether
the potential transferee has made, directly or indirectly, any political contribution, or any loans, donations or other payments of one hundred dollars or more,
to any candidate or office holder, within five years from the date of filing the application, including the amount and the method of payment; 

           x.  The
name and business telephone number of the counsel representing the potential transferee in matters before the City and County; 

          xi.  A
description of any proposed or approved riverboat gaming operation, including the type of boat, home dock location, expected economic benefit to the community,
anticipated or actual number of employees, any statement from the potential transferee regarding compliance with federal and state affirmative action guidelines, projected or actual admissions and
projected or actual adjusted gross gaming receipts; 

         xii.  A
description of the product or service to be supplied by the potential transferee; 

        xiii.  The
potential transferee's obligations continue to be guaranteed by Guarantors or under a substantially similar guaranty executed by the ultimate Tenant (or, if Tenant
is a partnership, the ultimate parent of the general partner of Tenant); 

        xiv.  The
potential transferee agrees in writing to assume the obligations of Tenant; 

         xv.  The
potential transferee holds all necessary licenses, permits and approvals from the State of Missouri for the operation of the Gaming Facility; 

        xvi.  The
potential transferee's obligations are guaranteed under a guaranty substantially similar to that of Guarantors executed by an entity with a net worth of at least
TWENTY-FIVE MILLION DOLLARS AND NO/CENTS ($25,000,000.00); and 

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        b.     Landlord shall be entitled to a right of first refusal of any bona fide offer to purchase Tenant's Gaming Facilities or Casino Support Facilities. Bona fide offer as used
in this section means a written offer which has been accepted by the Tenant subject to Landlord's right under this subsection. The price to be paid by the Landlord shall be the bona fide offer
including the same terms and conditions as the bona fide offer. Landlord shall notify Tenant of its decision to purchase within thirty (30) days of Landlord's receipt of a copy of the written
bona fide offer. 

        c.     No
transfer may occur until twenty four (24) months from the date Tenant receives a Gaming License. 

21.0    SUBLETTING  

        21.1    Tenant's Right to Sublet.    Tenant may enter into a Sublease,
extend, renew or modify any Sublease, consent to any sub-subleasing (or further levels of subleasing; all of which shall be within the defined term
"Sublease", and the occupant thereunder shall be deemed "Subtenants"), terminate any Sublease or evict
any Subtenant, all without Landlord's consent, provided however, that Tenant agrees not to sublet or otherwise license the parking facilities or gaming operations. Tenant agrees to give Landlord
thirty (30) days prior written Notice before entering any Sublease and notice of any termination of any sublease. Tenant shall also provide Landlord a fully executed copy of any Sublease.
Nothing in this section shall prevent City as Landlord from submitting its bid or making an offer on any sublease. Tenant shall provide prior to entering any sublease, as part of its prior written
notice, the following information to Landlord regarding the sublessee: 

            i.  The
sublessee's name, business address and business telephone number; 

           ii.  An
identification of any business, including, if applicable, the state of incorporation or registration, in which the sublessee has an equity interest. If the sublessee
is a corporation, partnership or other business entity, the sublessee shall identify any other corporation, partnership or business entity in which it has an equity interest, including, if applicable,
the state of incorporation or registration. This information need not be provided by a corporation, partnership or other business entity that has a pending registration statement filed with the
Federal Securities and Exchange Commission; 

          iii.  Whether
the sublessee has been indicted, convicted or pleaded guilty or nolo contendere, concerning any criminal offense under the laws of any jurisdiction, either
felony or misdemeanor, except for traffic violations, including the date, the name and location of the court, arresting agency and prosecuting agency, the case number, the offense, the disposition and
the location and length of incarceration; 

          iv.  A
description of the product or service to be supplied by the sublessee for a supplier's license. 

        21.2    Conditions of Subleases.    The term of any Sublease
(including renewal options) shall not extend beyond the Term (including only any renewal options previously exercised by Tenant or that Tenant agrees, in the Sublease, to exercise). If Tenant enters
into any Sublease, then each Sublease shall be subordinate to this Lease and shall contain provisions in form and substance substantially as follows, and each Subtenant by executing its Sublease shall
be deemed to have agreed to the following (the term "Sublandlord" to be defined in the Sublease to refer to Tenant as Sublandlord under the Sublease): 

Subtenant
agrees that if, by reason of a Default under any underlying lease (including any underlying lease through which Sublandlord derives its leasehold estate in the demised subpremises), such
underlying lease and the leasehold estate of Sublandlord in the demised subpremises is terminated, then Subtenant, at the option and request of the fee owner of the demised subpremises (the
"Fee Landlord"), shall attorn to such Fee Landlord and shall recognize 

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such
Fee Landlord as Subtenant's direct landlord under this Sublease. Subtenant agrees to execute and deliver, at any time and from time to time, upon the request of Sublandlord or of the Fee Landlord
or mortgagee of either, any instrument that may be necessary or appropriate to evidence such attornment. Subtenant hereby appoints Sublandlord or such Fee Landlord or such Mortgagee the
attorney-in-fact, irrevocable, with full power of substitution, of Subtenant to execute and deliver any such instrument for and on behalf of Subtenant. This appointment is
coupled with an interest and is irrevocable. Subtenant waives any statute or rule of law now or subsequently in effect that may give or purport to give Subtenant any right to elect to terminate this
Sublease or to surrender possession of the demised subpremises in the event any proceeding is brought by a Fee Landlord to terminate any such underlying lease. Subtenant agrees that this Sublease
shall not be affected in any way whatsoever by any such proceeding. 

        21.3    No Release of Tenant Upon Sublease.    No Sublease shall
affect or reduce any obligation of Tenant or rights of Landlord under this Lease. All obligations of Tenant under this Lease shall continue in full force and effect notwithstanding any Sublease. 

        21.4    Assignment of Rents.    Tenant hereby assigns, transfers and
sets over to Landlord all of Tenant's right, title, and interest in every Sublease entered into by Tenant from time to time, together with all subrents
or other sums of money due and payable under such Sublease, and all security deposited with Tenant under such Sublease. Such assignment shall, however, become effective and operative only if this
Lease shall expire or be terminated or canceled, or if Landlord re-enters or takes possession of the Premises pursuant to this Lease. 

22.0    TENANT'S RIGHT TO MORTGAGE  

        Subject to the provision of Section 5.11, Gaming Facilities, Tenant shall have the absolute and unconditional right, without Landlord's consent, to execute
and deliver Leasehold Mortgage(s) encumbering this Lease and the Leasehold Estate at any time and from time to time during the Term. Landlord shall not be required to join in or
"subordinate" the Fee Estate to any Leasehold Mortgage. Leasehold Mortgage means any mortgage, financing statement or any other instrument(s) or
agreement(s) intended to grant security for any obligation that encumbers the Leasehold Estate. Subject to applicable law, Tenant's making of a Leasehold Mortgage shall not be deemed an assignment or
transfer of the Leasehold Estate. If Tenant enters into any Leasehold Mortgage(s), Tenant shall give Landlord notice of such Leasehold Mortgage and the name and address of the Leasehold Mortgage
holder. A Leasehold mortgage shall not encumber or in any other way affect the Fee Estate or affect, limit, or restrict Landlord's rights and remedies under this Lease. The parties shall execute such
further documents as may be required to effect the foregoing. 

23.0    QUIET ENJOYMENT  

        Landlord covenants that, so long as Landlord has not terminated this Lease on account of an Event of Default by Tenant, as defined in Section 28.0 herein,
Tenant shall and may peaceably and quietly have, hold and enjoy the Premises for the Term without molestation or disturbance by or from Landlord or anyone claiming by or through Landlord or having
title to the Premises paramount to Landlord, and free of any encumbrance created or suffered by Landlord, except Permitted Exceptions. 

24.0    REPRESENTATIONS AND WARRANTIES  

        Landlord represents and warrants to Tenant that the following facts and conditions exist and are true as of the Signing Date and, to the extent specifically so
stated, will remain true throughout Term. 

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In
addition, Tenant makes, for the benefit of Landlord, certain reciprocal representations and warranties as set forth below. 

        24.1    Due Authorization and Execution.    Landlord has full right,
title, authority and capacity to execute and perform this Lease, the Memorandum of Lease, and any other agreements and documents to which Landlord is a party and referred to or required by this Lease
(collectively, the "Documents"); the execution and delivery of the Documents has been duly authorized by all requisite action of Landlord; the Documents
constitute valid and binding obligations of Landlord; neither the execution of the Documents, nor the consummation of the transactions contemplated thereby, violates any agreement (including
Landlord's organizational documents), contract or other restriction to which Landlord is a party or is bound. Tenant makes a reciprocal warranty and representation to Landlord. Both parties'
representations and warranties contained in this paragraph shall continue to apply in full force and effect throughout the Term as if made continuously through the Term. 

        24.2    No Litigation.    There is no pending litigation, suit, action
or proceeding before any court or administrative agency nor has Landlord received any formal notice of any threatened litigation, suit, action or proceeding before any court or administrative agency
affecting the Premises or attacking the validity of the Lease or the Landlord's execution delivery and performance of the lease or that would adversely affect the Landlord's Lease of the Premises to
Tenant or materially impair the Tenant's ability to develop and operate the Premises as contemplated herein. 

        24.3    FIRPTA.    Landlord is not a "foreign
person" within the meaning of Section 144 (f) (3) of the United States Internal Revenue Code of 1986. 

        24.4    No Pending Improvements.    Landlord is not a party to any
outstanding contracts for any improvements to the Premises, nor does any person have the right to claim any mechanic's or supplier's lien arising from any labor or materials furnished to the Premises. 

        24.5    No Other Tenants.    At the Signing Date Tenant is the only
Tenant of the Premises. 

        24.6    Representations and Warranties in Agreement to Lease.    All
of Landlord's representations and warranties set forth herein are true and correct as of the Signing Date. Tenant makes a reciprocal warranty and representation to Landlord as to the truth and
correctness of Tenant's representations and warranties herein. 

25.0    ACCESS  

        Landlord and its agents, representatives and designees shall have the right to enter the Premises upon reasonable notice to Tenant during regular business hours,
and in accordance with Tenant's reasonable instruction, solely for the purpose of curing Tenant's Defaults (provided that Landlord shall have given Tenant prior Notice of such Default in accordance
with this Lease) or for the purpose of relating to the transfer or sale of the Fee Estate in compliance with this Lease. In entering the Premises pursuant to this Article, Landlord and its designees
shall not interfere with the conduct of operations on the Premises by Tenant or anyone claiming through Tenant, and shall comply with Tenant's reasonable instructions. Landlord shall Hold Harmless
Tenant against any claims arising from Landlord's entry upon the Premises pursuant to this paragraph or any other provision of this Lease permitting Landlord to enter the Premises (except upon
termination of this Lease). 

26.0    LATE PAYMENT  

        If Tenant makes any payment required under this Lease more than fifteen (15) days after such payment is first due and payable, then in addition to any
other remedies Landlord may have under this Lease and without reducing or adversely affecting any of Landlord's other rights and remedies, Tenant shall pay Landlord interest on such late payment at an
interest rate equal to the Prime Rate plus five percent (5%), beginning on the day payment was first due and payable and continuing until the date 

30

 

when
Tenant actually makes such payment. Failure to pay such interest shall be deemed a failure to make the late payment and, in such event, payment without interest shall not cure any applicable
Monetary Default. 

27.0    LANDLORD'S RIGHT TO PERFORM TENANT'S COVENANTS  

        27.1    Landlord's Option.    If Tenant shall at any time fail to make
any payment or perform any other act on its part to be made or performed, then Landlord, after ten (10) Business Days' Notice to Tenant, or with such notice (if any) as is reasonable or
practicable under the circumstances, in case of an emergency, and without waiving or releasing Tenant from any obligation of Tenant or from any Default by Tenant and without waiving Landlord's right
to take such action as may be permissible under this Lease as a result of such Default, may (but shall be under no obligation to) make such payment or perform such act on Tenant's part to be made or
performed pursuant to this Lease. Landlord may enter upon the Premises for such purpose, and take all such action on the Premises, as may be reasonably necessary under the circumstances, but in doing
so shall not interfere with the conduct of operations on the Premises by Tenant or anyone claiming through Tenant and shall comply with Tenant's reasonable instructions. 

        27.2    Reimbursement by Tenant.    All reasonable sums paid by
Landlord and all costs and expenses reasonably incurred by Landlord, together with reasonable attorneys' fees, in connection with the exercise of Landlord's cure rights under the preceding paragraph,
shall constitute compensation. Tenant shall pay such additional compensation within thirty (30) days after Landlord's demand accompanied by evidence reasonably establishing that Landlord
properly and reasonably incurred such costs and expense in accordance with this Lease. 

28.0    DEFAULT BY TENANT; REMEDIES  

        28.1    Definition of "Event of Default".    The term
"Event of Default" shall mean and refer to the occurrence of any one or more of the following circumstances: 

        28.1.1    Monetary Default.    A Monetary Default shall occur when the
Tenant fails to pay any Rent or compensation pursuant to this Lease Agreement and such default shall continue for fifteen (15) days after Landlord has given Tenant Notice of such Default,
specifying in reasonable detail the amount of money required to be paid by Tenant and the nature of such payment. 

        28.1.2    Non-Monetary Default.    A
Non-Monetary Default shall occur when the Non-Monetary Default shall continue and not be remedied by Tenant within thirty (30) days after Landlord shall have delivered
to Tenant a Notice describing the same in reasonable detail, or, in the case of a Non-Monetary Default that cannot with due diligence be cured within thirty (30) days from such
Notice, when Tenant shall not (a) within thirty (30) days from Landlord's Notice advise Landlord of Tenant's intention to take all reasonable steps necessary to remedy such
Non-Monetary Default, (b) duly commence the cure of such Non-Monetary Default within such period, then diligently prosecute to completion the remedy of the
Non-Monetary Default and (c) complete such remedy within a reasonable time under the circumstances. 

        28.2    Remedies.    Upon occurrence of an Event of Default and upon
compliance with Sections 28.1.1 and 28.1.2, Landlord may exercise any or all of the following remedies, and any other remedies provided for under this Lease or available by applicable law, all
of which shall be cumulative: (a) Landlord shall have the right to proceed by appropriate judicial proceeding, either at law or in equity, to enforce performance or observance by Tenant of the
applicable provision of this Lease and/or to recover damages to the extent arising against Tenant for breach of this Lease; and/or (b) Landlord may give Tenant a Notice of termination of this
Lease, which shall be effective ten (10) days from the date of service of such Notice. Unless the Default is cured within ten (10) days from service of such Notice, this Lease, the
Leasehold Estate and the Term shall terminate and Landlord shall retake 

31

 

possession
of the Premises and all rights of Tenant shall come to an end with the same effect as if that day were the expiration date of this Lease. Tenant shall peaceably and quietly yield up and
surrender to Landlord the Premises. Tenant shall, at its expense, and upon Landlord's request, remove the Gaming Facilities and Casino Support Facilities from the Premises within thirty
(30) days of the Termination Date. 

        28.3    Re-entry.    Upon the occurrence of an Event of
Default and the termination of this Lease as provided in this Section Landlord, or Landlord's agents and employees, may re-enter the Premises, or any part of the Premises, either by
summary dispossess proceedings or by any suitable action or proceeding at law, or by force (to the extent permitted by Law) or otherwise, without being liable to indictment, prosecution or damages,
and may repossess the same, and may remove any person from the Premises, all so that Landlord may have, hold and enjoy the Premises. Landlord's right of re-entry, described above, shall
not apply to the Riverboat Casino. 

        28.4    Pending Dispute Regarding Event of Default.    Notwithstanding
anything to the contrary in the foregoing remedies provided for Landlord under this Lease, if Tenant shall have given Landlord Notice before termination of this Lease that Tenant contests Landlord's
determination that an Event of Default has occurred, then Landlord shall not disturb Tenant's possession of the Premises, Tenant shall be entitled to remain in possession of the Premises under this
Lease, and the Term shall be deemed to continue, so long as: (a) Tenant continues to pay Landlord the Rent provided for in this Lease and continues to perform such other obligations under this
Lease as are not in dispute; and (b) no final order or judgment terminating the Lease or Tenant's possession thereunder has been entered by a court of competent jurisdiction. 

29.0    TERMINATION  

        Upon the Termination Date, all improvements constituting part of the Premises (other than (a) the signs bearing any trademark, service mark, or Tenant's
name or any other affiliate or subsidiary of Tenant all of which Tenant may remove; and (b) the Gaming Facilities) shall become Landlord's property (subject
to Permitted Exceptions as City as Landlord in its discretion shall designate), and Landlord and Tenant shall have the rights and obligations set forth in this Section. 

        29.1    Possession.    Tenant shall deliver to Landlord possession of
the Premises in as good a condition and state of repair, ordinary wear excepted. 

        29.2    Utility and Other Deposits.    To the extent that Tenant shall
have delivered any deposits to any utility companies or other providers of services for the Premises, and such deposits are not separately refunded to Tenant, Landlord shall pay Tenant an amount equal
to such deposits. 

        29.3    Adjustment of Revenues and Expenses.    Landlord and Tenant
shall adjust themselves, as of 11:59 p.m. on the Termination Date, all revenues and expenses of owning, operating, occupying, managing and maintaining the Premises, including all revenues and
expenses of the Premises that would customarily be apportioned in connection with a conveyance of the Premises. Such apportionments shall be calculated and determined in a manner consistent with
proper accounting practices. Any disputes shall be resolved by a certified public accountant designated by Tenant and reasonably satisfactory to Landlord. 

        29.4    Documentation.    Tenant shall deliver to Landlord copies or
originals of all Subleases, Sublease files, contracts, (other than contracts with Tenant's parent, subsidiaries or affiliates, which shall automatically terminate on the Termination Date) maintenance
and service records, plans, specifications, manuals and all other papers and documents that may be necessary or appropriate for the proper operation and management of the Premises, provided the same
are in Tenant's possession and can lawfully be delivered to Landlord. 

32

 

        The
Operating Manuals of Tenant for the operation of a casino or Gaming Facility and all personnel files are specifically excluded. 

        29.5    Miscellaneous Assignments.    Tenant shall assign to Landlord,
without recourse, all assignable licenses and permits affecting the Premises and all assignable contracts, warranties, and guarantees then in effect relating to the Premises, other than any to which
Tenant or its partners or their subsidiaries or affiliates are a party. 

        29.6    Termination of Memorandum of Lease.    If the parties shall
have entered into a recorded Memorandum of Lease, then they shall enter into a memorandum, in recordable form reasonably satisfactory to both parties, terminating the Memorandum of Lease. 

        29.7    Personal Property and Equipment.    Upon termination of this
Lease, Tenant shall have the right to remove all personal property and equipment that is not attached to the Premises. 

        29.8    Remove Riverboat Casinos.    Except as otherwise provided for
herein, upon the termination of this Lease for any reason, Tenant shall remove the Riverboat Casino and all personal property located on said Riverboat from the Premises, within thirty
(30) days following the Termination Date, without compensation or further obligation to the Landlord. 

30.0    WAIVERS  

        30.1    No Waiver by Silence.    Failure of either party to complain
of any act or omission on the part of the other party shall not be deemed a waiver by the non-complaining party of any of its rights under this Lease. No waiver by either party at any
time, express or implied, of any breach of any provision of this Lease shall be a waiver of a breach of any other provision of this Lease or a consent to any subsequent breach of the same or any other
provision. No acceptance by Landlord of any partial payment shall constitute an accord or satisfaction, but shall only be deemed a part payment on account. 

31.0    MEMORANDUM OF LEASE  

        The parties shall at any time, at the request of either, promptly execute, acknowledge and deliver duplicate originals of a recordable memorandum of lease (the
"Memorandum of Lease") in the form of an Exhibit and contain such other information as may from time to time be legally required to be contained in a
Memorandum of Lease. 

32.0    CASINO DEVELOPMENT RESTRICTION ON THIRD PARTIES  

        For a period not to exceed ten (10) years of the date of receipt of the gaming license, Landlord shall not permit another Gaming Facility, dockside casino,
or casino operation to operate on property owned
by, (including property owned and leased to others), leased by or ultimately controlled by Landlord, unless Tenant grants its approval of said Gaming Facility or dockside casino or casino operation,
nor shall the City or County tender to the State Gaming Commission its approval of another casino operator to operate within Buchanan County. The regulatory or zoning authority of the City of
St. Joseph/Buchanan County shall not be deemed "control" for purposes of this section. The above is subject to the provisions of
Section 5.3, Remedy for Tenant's Failure to Operate a Large Riverboat Casino or Dockside Barge. 

        For
a period not to exceed ten (10) years of the date of receipt of the gaming license, Landlord agrees not to allow the use of any riverfront property owned now or in the future
by the City or County for a Gaming Facility and agrees not to execute any document which would permit such a use. The above is subject to the provisions of Section 5.3, Remedy for Tenant's
Failure to Operate a Large Riverboat Casino or Dockside Barge. 

33

   
        For purposes of this paragraph 32, the term "gaming facility, dockside casino or casino operation" shall not be deemed to include
bingo, lottery or video lottery games. 

        Subject
to Section 5.3, if the State Gaming Commission, or other state authority, or other government regulatory authority, grants to anyone other than Tenant a license or legally
enforceable right to operate a casino operation within the boundaries of Buchanan County, then Tenant shall not be obligated to pay the Per Customer portion of the Rent, as provided in
Section 6.0, Rent, as long as any such other licensee operates a Gaming Facility or establishment. 

        So
long as Tenant is operating a Gaming Facility from or on the Premises, Tenant agrees not to operate a Gaming Facility at another site in Missouri. This provision is not intended to
restrict Tenant's ability to expand Gaming Facilities on the Premises. 

        In
the event the laws of the State are changed so as to permit land-based casinos and Landlord has property it intends to sell, lease or make available for a
land-based casino operation, Tenant shall be given the right of first refusal to acquire said property at a price and terms no less favorable than the price and terms offered to interested
third parties, subject in all respects to Landlord's duty to comply with all applicable laws or ordinances requiring those matters to be open to public bid, requests for proposals and similar public
access. 

33.0    EQUAL OPPORTUNITY EMPLOYMENT AND AFFIRMATIVE ACTION PLAN  

        As more specifically stated in Appendix 33.0 to this Lease, Tenant agrees to use its best efforts to in good faith: (a) seek to employ in its
operations, at all levels, individuals living in the County of Buchanan from the various gender, racial and ethnic backgrounds found in the County of Buchanan; (b) actively recruit disabled
persons in the County of Buchanan to be included among its employees; (c) contract with local vendors of various gender, racial and ethnic backgrounds found in the County of Buchanan to the
extent possible and insofar as service availability, cost competitiveness and service quality will allow; (d) provide training in the County of Buchanan for individuals to be employed in the
Casino Support Facilities and Gaming Facilities operations, all in accordance with Tenant's affirmative action program. Tenant further agrees to report to Landlord semi-annually, which
report shall include, but not be limited to, Tenant's progress with respect to its efforts to comply with Tenant's affirmative action plan, and such report shall be made available to the public. 

34.0    MISCELLANEOUS  

        34.1    Reasonableness.    Wherever this Lease states that approval by
either party shall not be unreasonably withheld: (a) such approval shall not be capriciously or arbitrarily delayed or conditioned; and (b) no withholding of approval shall be deemed
reasonable unless withheld by Notice specifying grounds which are definite, certain and appropriate under the circumstances, in definite and certain detail, for such withholding of approval, and
indicating specific changes which are definite, certain and appropriate under the circumstances in the proposal under consideration that would cause such proposal to be acceptable. 

        34.2    City Obligations Under Law.    No provision in this Lease
shall be interpreted to impair the City as Landlord's obligation to perform their zoning and regulatory functions as required by law or any other function or duty imposed by law. 

        34.3    Documents in Recordable Form.    Wherever this Lease requires
either party to deliver to the other a document in recordable form, both parties shall be deemed to have consented to the recording of such document, at the sole expense of the party that elects to
record it. 

        34.4    Further Assurances.    Each party agrees to execute and
deliver such further documents and perform such further acts, as may be reasonably necessary to achieve the intent of the parties with 

34

 

respect
to Tenant's leasing of the Premises from Landlord, as set forth in this Lease. Without limiting the generality of this paragraph, upon request at any time or from time to time either party
shall execute and deliver to the other: (a) additional counterparts of this Lease or any related documents, provided such additional counterparts are prepared at the expense of the party
requesting them; and (b) such documentation as any title insurance company shall require to evidence such matter as due formation, authorization and execution of the Lease on the part of the
party to whom the request is made. 

        34.5    Performance Under Protest.    If at any time a dispute shall
arise as to the amount of any payment to be made by one party to the other under this Lease, then the party against whom the obligation to pay is asserted shall have the right to make payment
"under protest". Such payment shall not be regarded as a voluntary payment. The party making the payment shall continue to have the right to institute
suit for recovery of such sum. To the extent that it shall be determined that the party making the payment
"under protest" was not required to make such payment, such party shall be entitled to recover such sum or so much of such sum as party was not legally
required to pay pursuant to this Lease, together with interest on such overpayment at the Prime Rate. 

        34.6    No Third Party Beneficiaries.    Nothing in this Lease shall
be deemed to confer upon any person (other than Landlord, Tenant, or Fee Mortgagees) right to insist upon, or to enforce against Landlord or Tenant, the performance or observance by either party of
its obligations under this Lease. 

        34.7    Interpretation.    No inference in favor of or against any
party shall be drawn from the fact that such party has drafted any portion of this Lease. The parties have both participated substantially in the negotiation, drafting and revision of this Lease with
representation by counsel and such other advisers as they have deemed appropriate. Material in brackets constitutes parenthetical material within other parenthetical material and is intended to be
part of this Lease. The words "include" and "including" shall be construed to be followed by the words:
"without limitation." 

        34.8    Delivery of Drafts.    Neither Landlord nor Tenant shall be
bound by this Lease unless and until each party shall have executed at least one counterpart of this Lease and delivered such executed counterpart to the other party. The submission of draft(s) of
this Lease or comment(s) on such drafts shall not bind either party in any way and such draft(s) and comment(s) shall not be considered in interpreting this Lease. 

        34.9    Captions.    The captions of this Lease are for convenience
and reference only and in no way affect this Lease. 

        34.10    Cumulative Remedies.    The remedies to which either party
may resort under this Lease are cumulative and are not intended to be exclusive or any other remedies or means of redress to which such party may lawfully be entitled in the event of any breach or
threatened breach by the other party of any provision of this Lease. 

        34.11    Right of Injunction.    In the event of a breach by either
party of any of its obligations under this Lease, the other party shall have the right to obtain an injunction, in addition to the rights and remedies provided for under this Lease. 

        34.12    Entire Agreement.    This Lease contains all the terms,
covenants and conditions relating to Tenant's leasing of the Premises. 

        34.13    Amendment.    Any modification or amendment to this Lease
must be in writing approved by the appropriate legislative body of the Landlord and signed by Landlord and Tenant. Modifications or amendments of this Lease executed by either party may be exchanged
and delivered by facsimile transmission and shall be effective upon such transmission. The parties shall promptly exchange original signature counterparts of amendments executed by either party and
initially exchanged and delivered by facsimile transmission. 

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        34.14    Partial Invalidity.    If any term or provision of this
Lease, or the application of such term or provision to any party or circumstance, shall to any extent be invalid or unenforceable, then the remainder of this lease, or the application of such term or
provision to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected by such invalidity and each remaining term and provisions of this Lease shall
be valid and be enforced to the fullest extent permitted by law. 

        34.15    Successors and Assigns.    This Lease shall bind and benefit
Landlord and Tenant and their successors and assigns, but the foregoing shall not limit or supersede any transfer restrictions contained in this Lease. 

        34.16    Governing Law.    This Lease and its interpretations and
performance shall be governed, construed and regulated by the laws of the State of Missouri, without regard to principles of conflict of laws. 

        34.17    Obligation to Perform.    Wherever this Lease requires either
party to perform any obligation, such party shall be entitled to discharge such obligation by causing it to be performed by some other person, but the foregoing shall in no way limit, restrict or
excuse Landlord's or Tenant's obligations under this Lease or the restrictions on assignment, conveyance or transfer contained in this Lease. 

        34.18    Counterparts.    This Lease may be executed in counterparts. 

        34.19    Time Periods.    Whenever this Lease requires either party to
perform any action within a specified period or requires that a particular event occur within a specified period, if the last day of such period is not a Business Day then the period shall be deemed
extended through the close of business on the first Business Day following such period as initially specified. This paragraph shall in no event delay or defer the effective date of any Rent adjustment
or the commencement of any period with respect to which interest on a payment shall accrue. 

        34.20    Dockside Casino.    If, subsequent to the execution of this
Lease, a dockside casino is permitted under applicable Law, Tenant may propose to Landlord the substitution of a dockside casino for any Gaming Facility or the addition of a dockside casino. Such
proposal shall be in writing and shall include plans and specifications for the dockside casino. Landlord will have thirty (30) days to review the proposal and give Tenant Notice approving or
disapproving the substitution or deletion. If approved, the substituted or additional dockside casino shall be deemed to be a Gaming Facility for all purposes of this Lease and the Lease shall
continue in effect as originally written, subject only to the changes approved by Landlord. 

35.0    STIPULATION AS TO VENUE IN BUCHANAN COUNTY  

        For purposes of any litigation arising under or occurring as the result of this Lease or involving any interpretation of this Lease or the declaration of a
party's rights or obligations hereunder, the parties hereby agree and stipulate to venue for such actions in the Circuit Court of Buchanan County, Missouri or, in the event federal jurisdiction is
available, the United States District Court for the Western District of Missouri. 

36.0    NOTICES  

        All Notices shall be in writing and shall be addressed to Landlord and Tenant as set forth below. Notice shall be (a) delivered by Federal Express or other
courier service to the addressees set forth below, in which case they shall be deemed delivered on the date of delivery (or when delivery has been attempted twice, as evidenced by the written report
of the courier service) to the addressees set forth below; (b) sent by certified mail, return receipt requested, in which case they shall be deemed delivered three (3) Business Days
after deposit in the Untied States mail, provided that no postal strike is then in effect; or (c) transmitted by facsimile transmission (promptly followed by delivery under option
"a" or 

36

 

"b"), in which case they shall be deemed delivered the first Business Day after delivery has been electronically confirmed by the recipient's facsimile
machine, as evidenced by the written confirmation produced by the sender's facsimile machine. No Notice shall be effective unless and until a copy of such Notice has been delivered to the intended
recipients Mortgagee(s), to the extent such delivery is otherwise required by this Lease. Either party may change its address, its facsimile machine number, or the name and address of it attorneys by
giving Notice in compliance with this Lease. Notice of such a change shall be effective only upon receipt. Notice given on behalf of a party by any attorney purporting to represent a party shall
constitute Notice by such party if the attorney is, in fact, authorized to represent such party. The addresses and facsimile machine numbers of the parties are: 

	Landlord:	 	Presiding Commissioner of Buchanan County

Buchanan County Courthouse

411 Jules

St. Joseph, Missouri 64505

Facsimile: (816) 271-1535
	

 	
 	

Buchanan County Prosecuting Attorney/

County Counsellor Buchanan County Courthouse 411 Jules

St. Joseph, Missouri 64501

Facsimile: (816) 271-1521
	

 	
 	

Mayor

City Hall

11th & Frederick Avenue

St. Joseph, Missouri 64501

Facsimile: (816) 271-4737
	

 	
 	

City Manager

City Hall

11th & Frederick Ave.

St. Joseph, Missouri 64501

Facsimile: (816) 271-4737
	

 	
 	

City Attorney

City Hall

11th & Frederick Ave.

St. Joseph, Missouri 64501

Facsimile: (816) 271-4737
	

Tenant:	
 	

St. Joseph Riverboat Partners

St. Joseph, Missouri

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        IN
WITNESS WHEREOF, Landlord and Tenant have duly executed this Lease on the Signing Date. 

	WITNESS:	 	"Landlord"

City of St. Joseph	 	County of Buchanan
	

/s/ Paula Heyde
	
 	

By:	
 	

/s/ R. Patt Lilly
	
 	

By:	
 	

/s/ Thomas Mann, III

	 	 	 	 	R. Patt Lilly	 	 	 	Thomas Mann, III
	/s/ signature illegible
	 	 	 	City Manager	 	 	 	Presiding Commissioner
	

WITNESS:	
 	

"Tenant"

St. Joseph Riverboat Partners,

a Missouri General Partnership	
 	

 	
 	

 
	

 	
 	

By:	
 	

Continental Gaming, Co.	
 	

 	
 	

 
	

 	
 	

By:	
 	

Managing Partner, St. Joseph Riverboat Partners	
 	

 	
 	

 
	

/s/ signature illegible
	
 	

By:	
 	

/s/ signature illegible
	
 	

 	
 	

 
	

/s/         
	
 	

Its:	
 	

General partner
	
 	

 	
 	

 

38

QuickLinks

Exhibit 10.100

LEASE AGREEMENT

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00085-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00085-of-00352.parquet"}]]