Document:

Exhibit 10.8

 

MACHINES OPERATION 

AND PARTICIPATION consolidation
AGREEMENT

 

This AGREEMENT is entered into on 30th
December 2009 and executed by and between:

 

ELIXIR Gaming
Technologies (Cambodia) LIMITED, a company incorporated in Cambodia, with principal business address at No. 7E, Mao
Tse Tong Blvd, Sangkat Beoung Keng Kang 1, Khan Chamcarmon, Phnom Penh, Cambodia and correspondence address at Unit 3705, 37/F,
The Centrium, 60 Wyndham Street, Central, Hong Kong (“Elixir”);

 

- and -

 

ELIXIR GAMING TECHNOLOGIES, INC.,
a company incorporated in Nevada, with office address at c/o CT Corporation System,  6100 Neil Road, Suite 500, Reno, Nevada
89511, United States of America (the “Guarantor”);

 

- and -

 

NAGAWORLD LIMITED, a company incorporated
in Hong Kong, with correspondence address at Nagaworld, Hun Sen garden, Phnom Penh Cambodia (the “VENUE OWNER”).

 

WITNESSETH

 

WHEREAS :

 

		(A)	ELIXIR is a provider of gaming technology, products and related services;

 

		(B)	the VENUE OWNER is the holder of the valid gaming license (“Gaming License”)
granted by the applicable governmental authorities for operating gaming business at NagaWorld in Cambodia, a hotel casino complex
owned by the VENUE OWNER (“NagaWorld”);

 

		(C)	The Guarantor is the holding company of ELIXIR and whose shares are listed and traded on the New
York Stock Exchange. In consideration of the VENUE OWNER agreeing to enter into this Agreement, the Guarantor agrees to guarantee
to the VENUE OWNER the performance by ELIXIR of its obligations under this Agreement;

 

    	 

    	 

    

 

		(D)	Elixir Gaming Technologies (Hong Kong) Limited (“EGT HK”), the Guarantor and
the VENUE OWNER have previously entered into, inter alia, a Machines Operation and Participation Agreement dated 13th
December 2008 (the “First Agreement”), a second supplemental agreement dated 15th June 2009 (the
“Second Supplemental Agreement”) and a Machines Operation and Participation Agreement dated 25th
July 2009 (the “Chinese Restaurant Area Agreement”), pursuant to which, amongst other matters, the VENUE OWNER
agreed to grant the permission to operate and manage a total maximum number of 440 seats of electronic gaming machines at
certain areas within NagaWorld to EGT HK. EGT HK subsequently assigned all its obligations and rights under the First Agreement,
the Second Supplemental Agreement, and the Chinese Restaurant Agreement to ELIXIR;

 

		(E)	EGT HK and the VENUE OWNER also entered into an option deed dated 25th July 2009 (the
“Option Deed”), pursuant to which, amongst other matters, the VENUE OWNER granted an option to EGT HK to install,
operate and manage a further maximum of 200 seats of electronic gaming machines at certain areas on the lobby floor of NagaWorld
(the “Option”). With the consent from the VENUE OWNER, EGT HK assigned the Option to ELIXIR. ELIXIR now desires
to exercise the Option as to these 200 seats of electronic gaming machines under the Option Deed and the VENUE OWNER hereby accepts
such exercise of Option and agrees to grant permission to ELIXIR to operate and manage the said additional maximum of 200 seats
of electronic gaming machines to be provided by it (which are on top of the 440 seats of electronic gaming machines as contemplated
under the First Agreement, the Second Supplemental Agreement and the Chinese Restaurant Area Agreement), at (i) the existing lobby
lounge area and (ii) the area outside the Darling Darling lounge located at the lobby floor of NagaWorld together with (iii) such
other area(s) to be agreed between the VENUE OWNER and ELIXIR (collectively the “Lounge Area”), the location
of the existing lobby lounge area and the area outside the Darling Darling lounge is more particularly identified in yellow colour
on the floor plan attached in Schedule A hereto;

 

		(F)	For the purpose of this Agreement :

		(i)	the area(s) under the First Agreement is hereinafter referred to as the “Original Area”;

		(ii)	the area(s) under the Second Supplemental Agreement is referred to as the “Additional
Lobby Floor Area”;

 

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		(iii)	the area(s) under the Chinese Restaurant Area Agreement is referred to as the “Chinese
Restaurant Area”; 

		(iv)	all the aforesaid areas together with the Lounge Area are collectively referred to as the “EGT
Areas”; and

		(v)	all electronic gaming machines provided or supplied or to be provided or supplied by ELIXIR
under this Agreement are referred to as “Machines”;

 

		(G)	In order to improve business efficiency and to rationalize the commercial terms of the existing
slot operation at the Original Area, the Additional Lobby Floor Area and the Chinese Restaurant Area by aligning the same with
the terms of operation at the Lounge Area, ELIXIR and VENUE OWNER agree to enter into this new Agreement, which shall have the
effect of regulating all slot operation and management of a total maximum of 640 seats of Machines by ELIXIR at the EGT
Areas and, subject to Clause 18.1 below, replacing and superseding the First Agreement, the Second Supplemental Agreement
and the Chinese Restaurant Area Agreement with effect from the date hereof, namely, 30th December 2009 (the “Effective
Date”).

 

NOW, THEREFORE, the parties agree as follows:

 

		1.	AGREEMENT AND UNDERTAKINGS

 

	1.1	(a)	As at the date hereof, the VENUE OWNER has granted the permission to ELIXIR to manage and operate
a total maximum of 440 seats of Machines supplied or provided by ELIXIR at the Original Area, the Additional Lobby Floor Area and
the Chinese Restaurant Area;

 

		(b)	Subject to Clause 3.1(b) of this Agreement, ELIXIR hereby exercises the Option under the
Option Deed as to 200 additional seats of Machines and the VENUE OWNER hereby agrees to grant the permission to ELIXIR to manage
and operate the said additional 200 seats of Machines at the Lounge Area. The parties agree that of these 200 seats of Machines,
ELIXIR shall place an initial 120 seats at the existing lobby lounge area and the area outside the Darling Darling lounge, which
form part of the Lounge Area. With regard to the exact location(s) for placement of the remaining 80 seats of Machines, ELIXIR
and the VENUE OWNER agree that they shall, subject to Clause 5.3(c) below, agree the same in good faith provided that unless
otherwise agreed by ELIXIR, the relevant area(s) shall be on the lobby floor of NagaWorld; and

 

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		(c)	For the avoidance of doubt, the maximum total number of seats of Machines that can be operated
and managed by ELIXIR at the EGT Areas is 640 seats of Machines and ELIXIR’s rights to manage and operate the Machines
under this Agreement shall be restricted to the EGT Areas only and unless otherwise pursuant to the terms of this Agreement, ELIXIR
shall have no right to manage and/or operate any Machines or any other machines or gaming devices in other part of NagaWorld and/or
any other premises owned by the VENUE OWNER.

 

		1.2	Subject to the terms hereof (and in particular Clauses
2 and 3 below), it is ELIXIR’s obligations under this Agreement, at its costs (unless otherwise specified in
this Agreement) to:

 

	a.    	(A).	provide the Machines and the related equipment and systems for use of the Machines, including
(i) bill validators; (ii) the necessary hardware system for supporting the slot management system (and to enter into, on its own,
the relevant agreement with the slot management system provider and to bear the relevant software license fees charged by such
provider); (iii) slot machine bases; (iv) chairs and (v) such other tools, equipment, spare parts or such other device or parts
as may be reasonably required for the operation of the Machines at the EGT Areas to the VENUE OWNER;

 

		(B)	without prejudice to the generality of the foregoing provision, install an initial 120 seats of
Machines (the initial machines-mix thereof shall be determined by ELIXIR and any subsequent change thereto shall be determined
by the Machines Operation Committee (as defined in Clause 1.8 below)) and other related equipment and system as mentioned
above (subject to the simultaneous performance of the obligations by the VENUE OWNER under Clause 1.3(a) below) at the existing
lobby lounge area and the area outside the Darling Darling lounge, which form part of the Lounge Area as soon as reasonably practicable
after the date of this Agreement but in any case within 45 days after the date on which the VENUE OWNER has completed the renovation
to and installation of the necessary cabling, fittings, equipment and systems as set forth in Clause 1.3(a)(B) below at
such part of the Lounge Area;

 

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		b.	provide all necessary technical personnel of ELIXIR to handle all technical and maintenance issues
that arise in connection with the Machines and the related systems and equipment supplied by ELIXIR at the EGT Areas;

 

		c.	operate the Machines in the EGT Areas in accordance with the terms of this Agreement;

 

		d.	comply with all applicable laws that related to its business operation and the operation of the
Machines at the EGT Areas; and

 

		e.	perform and comply with such other obligations/ undertakings on the part of ELIXIR as expressly
set out in this Agreement.

 

		1.3	Subject to the terms hereof, it is the VENUE OWNER’s
obligations under this Agreement, at its own costs (unless otherwise specified in this Agreement) to:

 

	   a.	(A)	provide (i) UPS; (ii) Genset; and (iii) CCTV surveillance
systems and all necessary electrical, cabling and other connections, fittings and facilities which are reasonably required for
the proper installation and operation of the Machines and the related equipment and systems supplied by ELIXIR at the EGT Areas.

 

		(B)	complete within 45 days from the date of this Agreement, the renovation of the existing lobby lounge
area and the area outside the Darling Darling lounge, which form part of the Lounge Area (including the installation of the aforesaid
cabling, fittings, equipment and systems thereto) and make such part of Lounge Area become ready for installation and operation
of the Machines (and the related equipment and systems for use of the Machines) by ELIXIR;

 

		(C)	enter into, on its own, the relevant agreement with the
slot management system provider and to bear the relevant software license fees charged by such provider.

 

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		b.	without prejudice to the generality of foregoing provision, provide (and maintain throughout the
term of this Agreement) the reasonably necessary facilities and utilities supply for the proper installation and operation of the
Machines and the related equipment and systems supplied or to be supplied by ELIXIR at the EGT Areas including but not limited
to air-conditioning and stable power supply voltage;

 

		c.	carry out the gaming and wagering business and activities,
(including the Machines in the EGT Areas) in NagaWorld in accordance with agreements already signed with the relevant government
authorities and the terms of this Agreement;

 

		d.	comply with all applicable laws that related to its business operation and the operation of the
gaming business at NagaWorld and the operation of the Machines at the EGT Areas; and

 

		e.	perform and comply with such other obligations/ undertakings on the part of the VENUE OWNER as
expressly set out in this Agreement.

 

		1.4	Upon request by the Floor Staffs (as defined in Clause
1.6 below) of managerial grade:

 

		(a)	the VENUE OWNER shall provide, food and beverage and other amenities to the players and patrons
of the Machines at the EGT Areas according to the price set in the amenities tariff in Schedule C to this Agreement (the
“Amenities Tariff”),

 

provided that (i) the Amenities
Tariff is subject to annual review by the VENUE OWNER and approval by the Machines Operation Committee; (ii) the Cost Sharing
Formula (as defined in Clause 1.5 below) is subject to the Amenities Tariff, and is only applicable for items no. 1-11,
15 and 16 of the Amenities Tariff; (iii) for amenities not specified in the Amenities Tariff, the cost sharing ratio shall be agreed
separately by ELIXIR and the VENUE OWNER at the Machines Operation Committee meeting(s).

 

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		1.5	ELIXIR and the VENUE OWNER acknowledge that they have
set up a fund designated as budgeted marketing expenditure for promoting slot business at the EGT Areas or any part thereof (“Marketing
Fund”). ELIXIR and the VENUE OWNER hereby agree that with effect from the Effective Date, the contribution
by ELIXIR and the VENUE OWNER to the Marketing Fund shall be in accordance with the cost sharing formula stipulated in Schedule
B of this Agreement (the “Costs Sharing Formula”). ELIXIR and the VENUE OWNER further confirm and acknowledge
that the budget of the Marketing Fund for certain period of time and the timing of the contributions to be made to the Marketing
Fund by the parties thereto shall be determined by the Machines Operation Committee (as defined in Clause 1.8 below) from
time to time. In connection with the Marketing Fund, ELIXIR and the VENUE OWNER agree and confirm that :

 

		(a)	the VENUE OWNER shall have control over the keeping of the Marketing Fund provided that (i) the
Marketing Fund shall only be applied and used in accordance with such Marketing Plan (as defined in sub-clause (b) below)
as approved by the Machines Operation Committee (as defined in Clause 1.8 below) and/or for the purpose of funding the costs
of providing the food and beverages and other amenities (which food, beverages and other amenities shall be charged according to
the price set in the Amenities Tariff) to the players or patrons of the Machines at the EGT Areas or any part thereof in accordance
with Clause 1.4 above; (ii) the VENUE OWNER shall keep proper books and records concerning the accumulation and any usage
of the Marketing Fund; and (iii) ELIXIR shall have full audit rights (at that its sole costs) regarding the Marketing Fund and
the VENUE OWNER shall provide all necessary information that relates to application of the Marketing Fund upon reasonable request
by ELIXIR;

 

		(b)	at such time as ELIXIR and VENUE OWNER deem appropriate, either the parties together or ELIXIR
alone shall formulate such marketing and promotion plan and the related budget for the Machines at the EGT Areas or any part thereof
(“Marketing Plan”) and put forward the same to the Machines Operation Committee for its approval;

 

		(c)	subject to the approval by the Machines Operation Committee, the VENUE OWNER and ELIXIR shall implement
the Marketing Plan in accordance with the approved budget within a reasonable timeframe;

 

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		(d)	nothing contained in this Clause 1.5 shall preclude either (i) the VENUE OWNER (at its sole
discretion and which is not obliged to) to carry out, at its own costs, any additional marketing and promotion plans for NagaWorld
or any part thereof (regardless of whether or not such additional marketing and promotion events will also benefit or cover the
EGT Areas or any part of it) or (ii) ELIXIR (at its sole discretion and which is not obliged to) to carry out, at its costs, any
additional marketing and promotion plans for the EGT Areas or any part thereof provided that such additional marketing and promotion
plans or events formulated or carried out by ELIXIR shall be subject to the prior written approval of the VENUE OWNER (such approval
not to be unreasonably withheld or delayed). The parties agree that all these additional marketing and promotion events initiated
by the respective parties shall not be funded by the Marketing Fund and shall not be subject to approval by the Machines Operation
Committee; and

 

		(e)	all records, papers, documents, materials or works (and all the Intellectual Property Rights embedded
therein) made or prepared by the respective parties in relation to :

 

		(i)	the marketing efforts as set out in Clause 1.5(d)
above shall belong to and remain the exclusive property of the relevant making or preparing party; and

 

		(ii)	the Marketing Plan (as defined in Clause 1.5(b) above)
shall belong to the VENUE OWNER and ELIXIR jointly provided that nothing contained herein shall prevent either party at any time
from using for any purpose it thinks fit any know-how or experience gained or arising from the preparation or implementation of
such Marketing Plan, subject always to complying with the obligations in Clause 20 in respect of the Confidential Information.

 

For the purpose of this Agreement,
“Intellectual Property Rights” means patents, trade marks, service marks, design rights (whether registrable
or otherwise), applications for any of the foregoing, copyright, know-how, trade or business names and other similar rights or
obligations whether registrable or not in any part of the world.

 

		1.6	The parties agree that, the business in the EGT Areas requires such number of staff as may be approved
by the Machines Operation Committee from time to time to provide the relevant services to the players and customers of the Machines
at the EGT Areas (collectively the “Floor Staffs”). In relation to the Floor Staffs, the parties agree and confirm
that :

 

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		(a)	ELIXIR shall be responsible for employing the Floor Staffs provided that ELIXIR shall submit copies
of the relevant resumes of the Floor Staffs to the human resources department of the VENUE OWNER for background check. All the
salaries, wages and related expenses (the amount of which shall be subject to the approval of the Machines Operation Committee)
of the Floor Staffs shall be paid by ELIXIR and shall subsequently be shared by ELIXIR and the VENUE OWNER with effect from the
Effective Date, in accordance with the Costs Sharing Formula;

		(b)	With effect from the Effective Date, all the costs for preparing uniforms for the
Floor Staffs (the amount of which shall be subject to the approval of the Machines Operation Committee) shall be paid by ELIXIR
and shall subsequently be borne by ELIXIR and the VENUE OWNER respectively in accordance with the Costs Sharing Formula;

		(c)	the VENUE OWNER shall provide daily meals to the Floor Staffs at the staff canteen located within
NagaWorld. All reasonable expenses for providing such meals to the Floor Staffs (“Meal Expenses”) shall be shared,
with effect from the Effective Date, by ELIXIR and the VENUE OWNER in accordance with the Costs Sharing Formula;

		(d)	the parties agree that (i) the VENUE OWNER shall inform ELIXIR in writing of the amount its share
of the Meal Expenses for the immediate previous month on monthly basis. ELIXIR shall then separately bill the VENUE OWNER for its
portion of the salaries and wages as set out in Clause 1.6(a) above together with other related expenses incurred in respect
of the Floor Staffs as set out in Clause 1.6(b) above LESS ELIXIR’s portion of the Meal Expenses (“Net Floor
Staffs Costs”) monthly in each calendar month and the VENUE OWNER shall pay its portion of the Net Floor Staffs Costs
on or before the fifteenth (15th) day of the following calendar month. Any overdue payment shall bear interest at the rate
set out in Clause 3.4 below; and

		(e)	ELIXIR shall reserve rights to lay-off or impose any disciplinary actions on any particular Floor
Staff and to recruit any replacement thereof provided that the total number of Floor Staffs employed at any given time during the
term of this Agreement shall not be materially lower than the number as determined by the Machines Operation Committee from time
to time. Without prejudice to the abovementioned rights of ELIXIR, in case any Floor Staff has committed any offence and/or any
material breach of the “Rules & Regulations” of NagaWorld (as defined in Clause 10.2 below) and if
ELIXIR fails to take appropriate disciplinary actions against the relevant Floor Staff, the Machines Operation Committee shall
have the rights to impose such necessary disciplinary actions (including, but not limited to, lay-off, if appropriate) against
the relevant Floor Staff.

 

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		1.7	During the term of this Agreement, the VENUE OWNER agrees
and undertakes that it will always maintain the floor area of the EGT Areas with the Machines pursuant to the terms hereof on
an exclusive basis provided that the initial machines-mix thereof shall be determined by ELIXIR and any subsequent change thereto
shall be determined by the Machines Operation Committee. For the avoidance of doubt, nothing in this Clause 1.7 shall preclude
or prohibit the VENUE OWNER from, at its own costs, leasing, purchasing or acquiring any electronic gaming machine from any third
party for operations at any other areas of NagaWorld save and except for the EGT Areas and the Third Party Area (as defined in
Clause 5.3(c) below). In the event that the VENUE OWNER has breached this undertaking, ELIXIR may issue a written notice
demanding the VENUE OWNER to rectify the breach by removing all gaming machines not provided by ELIXIR from the EGT Areas in accordance
with Clause 9.1(a) below.

 

		1.8	The parties confirm that they have set up a machine operation
committee comprising two representatives (who are senior personnel) from each of the VENUE OWNER and ELIXIR for the purpose of
operating and management of the electronic gaming machines provided by ELIXIR at the designated areas within NagaWorld and those
related matters to be managed by this committee as set out in this Agreement (“Machines Operation Committee”). During
the term of this Agreement, the parties agree that : (i) the Machines Operation Committee shall delegate to ELIXIR the authority
to manage the daily slot operation at the EGT Areas; and (ii) the VENUE OWNER and ELIXIR shall maintain such Machines Operation
Committee for discussion and if applicable, determination of all major issues relating to the slot business operation at the EGT
Areas and unless otherwise agreed in writing by the VENUE OWNER and ELIXIR, the Machine Operation Committee shall always comprise
four members. The members of the Machines Operation Committee shall meet (whether by physical meeting or telephone conference)
on at least a monthly basis during the term of this Agreement to jointly approve and monitor the Marketing Fund and to review
performance results of the Machines and if necessary, to consider the necessary improvement measures. The quorum for all meetings
of the Machines Operation Committee shall be at least two, one representative from the VENUE OWNER and one representative from
ELIXIR. All decisions of the Machines Operation Committee shall be made by way of unanimous consent of the members present at
the relevant meeting. In case any deadlock occurs at the Machines Operation Committee, the relevant issue which is the subject
of the deadlock shall be escalated to the respective chief executive officers of the VENUE OWNER and ELIXIR for discussion and
resolution (the “CEOs Discussion”), and if no agreement has been reached within 30 days from the date upon the CEOs
Discussion commences, the relevant issue shall be treated as a dispute and the dispute resolution procedure under Clause 15 below
shall apply.

 

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Without
prejudice to the generality of the foregoing, the parties agree and confirm that the Machines Operation Committee shall be in charge
of the following functions and/or decisions making :

 

		(a)	the determination of annual budget for the Marketing Fund for the EGT Areas or any part thereof
(and any subsequent revision to such annual budget) and the amount of the Marketing Fund which may be reasonably incurred and the
timing of contributions thereto by the parties, and if applicable, approval of any proposed Marketing Plan (as defined in Clause
1.5 above); the determination of the cost sharing ratio for any amenities provided to the players and patrons of the Machines
which are not specified in the Amenities Tariff; and the determination of such other number of Floor Staffs as may be reasonably
required for operation of the electronic gaming machine business as mentioned in Clause 1.6 above;

 

		(b)	the determination of any reasonably necessary alteration, amendment, modification or addition to
the Machines; and the determination of the pay-out percentage and/or gaming client winning of any particular Machine (and any subsequent
change thereof), provided that the consent of any member of the Machines Operation Committee shall not be unreasonably withheld
if the proposed relevant pay-out percentage and/or gaming client winning is set in accordance with the then prevailing pay-out
policy of the VENUE OWNER for NagaWorld and not outside the range of 85% to 98% (inclusive of jackpot but exclusive of loyalty
reinvestment);

 

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		(c)	the determination of the lay-out plan of the EGT Areas or any part thereof and the location for
the Machines to be placed (and any subsequent change thereof). Once the Machines have been installed according to the approved
lay-out plan and location, no such Machine shall be moved by either the VENUE OWNER or ELIXIR (or any of their respective employees
or agents) away from the relevant designated location unless consents from both the VENUE OWNER and ELIXIR are obtained provided
that ELIXIR shall have the rights to propose to the Machines Operation Committee for moving of any Machines within the EGT Areas
from time to time as it deems appropriate and if such proposed moving is intended to improve revenue or is due to the fact that
the location of any of particular Machine(s) affects the slot business of the EGT Areas or any relevant part thereof, then under
such circumstance, the consent should not be unreasonably withheld by the VENUE OWNER’s representative(s) at the Machines
Operation Committee;

 

		(d)	any subsequent increase or decrease in the number of machines provided by ELIXIR at the EGT Areas
or any part thereof (provided that (i) the maximum total number of seats of Machines operated and managed by ELIXIR at the EGT
Areas under this Agreement shall not exceed 640 seats; (ii) any addition of operating Machines by ELIXIR (but without exceeding
the maximum operating permission of 640 seats of Machines) will only require the approval of the Machines Operation Committee on
the lay-out plan of the EGT Areas or the relevant part thereof including the location(s) for placement of such additional Machines
as contemplated under sub-clause (c) of this Clause above; and (iii) all Machines so added to the EGT Areas shall be governed
by this Agreement); any change in gaming machines-mix at any part of the EGT Areas and/or any necessary change of games of the
Machines provided that when considering whether or not the necessary change of games is required, the following factors shall be
taken into account by the Machines Operation Committee :

 

(i) a change
of game or change of Machine at the EGT Areas may only be required if the Monthly Gross Win (as defined in Clause 3.1 below)
of a particular Machine for a period of three consecutive months falls below 30% of the total floor average gross win of all Machines
provided by ELIXIR at the entire EGT Areas for that period; and

 

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(ii) notwithstanding
the circumstance mentioned in sub-clause (i) above, there shall not be any change of Machine or change of game for the relevant
Machine in issue at the EGT Areas if the Monthly Gross Win generated by that particular Machine has attained a satisfactory performance
level as determined by the Machines Operation Committee.

 

ELIXIR shall perform, as the
case may be, the relevant game change at the EGT Areas within 45 days or in case of change of Machine at the EGT Areas, within
60 days or such longer period as may be reasonably required for the shipment of the replacement machine, from the date of relevant
determination by the Machines Operation Committee.

 

		1.9	Notwithstanding anything to the contrary contained herein,
for the avoidance of doubt, all the cage control, provision and maintenance of a reasonably sufficient amount of money as operation
float and financial management functions in relation to the Machines at the EGT Areas shall be responsible by the VENUE OWNER
at its sole costs.

 

		2.	Delivery, TAXES
and acceptance

 

		2.1	ELIXIR shall be responsible for arranging for the transportation (including but not limited to
the selection of the common carrier) of the Machines, the related equipment and systems and/or spare parts and/or devices, and
insurance during transit, from their relevant places of origin/ manufacturing bases to the EGT Areas. All costs and expenses incurred
in relation to such transportation and insurance shall solely be borne by ELIXIR.

 

		2.2	It is agreed by the parties that :

 

		(a)	ELIXIR will bear all taxes and duties under the applicable
jurisdictions of the relevant places of origin/ manufacturing bases for the export of the Machines, the related equipment and
systems and/or spare parts that supplied by it hereunder and ELIXR will bear all taxes and duties that relate to the import (into
Cambodia) of the Machines, the related equipment and systems and/or spare parts.

 

		(b)	the VENUE OWNER will bear the monthly gaming taxes in connection with all the gaming operations
at NagaWorld (which cover, inter alia, the electronic gaming machine business operation at the EGT Areas); and

 

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		(c)	each party hereto shall bear its own profit or corporate income tax and/or (if applicable) any
value added tax and/or any withholding tax on wages, interest and dividends payable by that party.

 

		2.3	Since ELIXIR owns the legal title to the Machines and, the installation of the Machines and the
related equipment and systems at the EGT Areas is the sole responsibility of ELIXIR. ELIXIR shall at its costs, be responsible
for the maintenance and repair of the Machines, the relevant related equipment and systems or any part or devices thereof supplied
by it (unless the relevant damage of the Machines is caused by the wilful default or negligence of the VENUE OWNER, its employees
or agents, in which case, the reasonable repairing costs shall be borne by the VENUE OWNER).

 

		3.	CONSIDERATION

 

		3.1	In consideration of the entering into of this Agreement and the respective undertakings and obligations
of each party hereto :

 

		(a)	ELIXIR shall pay a one-off non-refundable contract amendment fee of US$1,375,000 (United
States Dollars One Million and Three Hundred and Seventy-Five Thousand Only) (“Contract Amendment Fee”) to the
VENUE OWNER for its agreement to align the commercial terms of the existing slot operation at the Original Area, the Additional
Lobby Floor Area and the Chinese Restaurant Area with the terms of operation at the Lounge Area, by way of US dollars cheque by
the following instalments :

 

		(i)	the first installment of US$687,500 upon the signing of this Agreement;

 

		(ii)	the second installment of US$343,750 on or before 15th January 2010; and

 

		(iii)	the remaining balance of US$343,750 on or before 31st January 2010;

 

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		(b)	ELIXIR shall pay a lump sum amount of US$4,100,000 (United States Dollars Four
Million and One Hundred Thousand Only) to the VENUE OWNER by way of US dollars cheque as commitment fee (the “Commitment
Fee”) by the following installments :

 

		(i)	the first installment of US$2,050,000 upon the signing of this Agreement;

 

		(ii)	the second installment of US$1,025,000 on or before 15th January 2010; and

 

		(iii)	the remaining balance of US$1,025,000 on or before 31st January 2010;

 

		(c)	ELIXIR and the VENUE OWNER shall be entitled to share
the Gross Win (as defined below) generated by all Machines in the EGT Areas according to the following ratio (subject however
to Clauses 3.2 below) with effect from the Effective Date :

 

		(i)	ELIXIR shall be entitled to Twenty-Five percent (25%) of the Gross Win; and

 

		(ii)	the VENUE OWNER shall be entitled to Seventy-Five percent (75%) of the Gross Win.

 

For
the purpose of this Agreement,

 

“Gross
Win” shall mean either the “Daily Gross Win” or, as the case may be, the “Monthly Gross Win”;

 

“Daily
Gross Win” of the Machines represents all amounts played in/ wagered on all the Machines at the EGT Areas (or if the
context so specifies, any particular part of the EGT Areas) during a calendar day reduced by (i) the winnings (including but not
limited to jackpot, if applicable) paid out; (ii) if applicable, all amounts deposited into the Machines at the EGT Areas (or if
the context so specifies, the relevant part of the EGT Areas) to ensure there are a sufficient number of coins to pay out the winnings,
during the same day; and (iii) any negative Daily Gross Win of the immediate preceding day; and

 

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“Monthly
Gross Win” of the Machines represents all amounts played in/ wagered on all the Machines at the EGT Areas (or if the
context so specifies, any particular part of the EGT Areas) during a calendar month reduced by both (i) the winnings (including
but not limited to jackpot, if applicable) paid out and (ii) if applicable, all amounts deposited into the Machines at the EGT
Areas (or if the context so specifies, the relevant part of the EGT Areas) to ensure there are a sufficient number of coins to
pay out the winnings, during the same month.

 

		3.2	The VENUE OWNER and ELIXIR agree that all collections and counting of monies from the drops of
the Machines shall be performed in the presence of ELIXIR’s personnel and ELIXIR’s personnel shall present to the EGT
Areas to attend to the collection and counting of monies. The procedure of the computation of the Daily Gross Win generated from
the slot operation at the EGT Areas or any part thereof and the collection of the same by ELIXIR is set out in Schedule D
of this Agreement (the “Collection Procedure”). For the avoidance of doubt, :

 

		(a)	on and at any time prior to the Chinese Restaurant Area Gross Win Receipt Date
(as defined below) ELIXIR shall be entitled to 100% of the Daily Gross Win for the slot operation at the Chinese
Restaurant Area and the same shall be collected by ELIXIR on a daily basis in accordance with the Collection Procedure
unless and until ELIXIR have received a total accumulated Gross Win of US$7,300,000 from the slot operation at the Chinese Restaurant
Area (the “Chinese Restaurant Area Gross Win Receipt Date”). ELIXIR acknowledges that as at 15th December
2009, it has received an accumulated Gross Win of US$3,107,912 from the slot operation at the Chinese Restaurant Area;

 

		(b)	from the day immediately after the Chinese Restaurant Area Gross Win Receipt Date,
the Daily Gross Win generated at the Chinese Restaurant Area shall actually be distributed to and collected by the ELIXIR and the
VENUE OWNER according to the revenue sharing ratio set forth in Clauses 3.1(c) and the relevant portion, namely 25%
of the Daily Gross Win generated at the Chinese Restaurant Area shall be distributed to ELIXIR on a daily basis in
accordance with the Collection Procedure;

 

		(c)	on and at any time prior to the Lounge Area Gross Win Receipt Date (as
defined below) ELIXIR shall be entitled to 100% of the Daily Gross Win for the slot operation at the Lounge Area
and the same shall be collected by ELIXIR on a daily basis in accordance with the Collection Procedure unless and until
ELIXIR have received a total accumulated Gross Win of US$5,470,000 from the slot operation at the Lounge Area (the “Lounge
Area Gross Win Receipt Date”);

 

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		(d)	from the day immediately after the Lounge Area Gross Win Receipt Date,
the Daily Gross Win generated at the Lounge Area shall actually be distributed to and collected by the ELIXIR and the VENUE OWNER
according to the revenue sharing ratio set forth in Clauses 3.1(c) and the relevant portion, namely 25% of the Daily Gross
Win generated at the Lounge Area shall be distributed to ELIXIR on a daily basis in accordance with the Collection
Procedure; and

 

		(e)	with effect from the Effective Date, the relevant portion, namely 25% of the Daily Gross Win generated
at the Original Area and the Additional Lobby Floor Area shall be distributed to ELIXIR on a daily basis in
accordance with the Collection Procedure.

 

Save in case of manifest error
and subject to Clause 3.3 below, the Daily Collection Report and the Cancelled Credit Report (as mentioned in the Collection
Procedure) prepared by the VENUE OWNER shall be the sole basis of computing the Gross Win and the amounts entitled by ELIXIR.

 

		3.3	ELIXIR shall have full audit rights (at its sole costs) regarding the performance of the Machines
for the purpose of verifying the amount of the Gross Win and the VENUE OWNER shall provide all reasonably necessary information
that relates to the performance of the Machines (including but not limited to the relevant books and records) upon reasonable request
by ELIXIR for performing such audit. The VENUE OWNER also agrees that it will provide all reasonable assistance, information and
access thereto (including but not limited to allowing ELIXIR and any persons nominated by ELIXIR to enter into the EGT Areas or
any part thereof at any reasonable time with prior appointment) to ELIXIR for its performance of such audit.

 

		3.4	All overdue payment from either party under this Agreement shall bear interest at an annual rate
of 18% per annum from the date when such payment become due up to the actual date of payment.

 

		3.5	The VENUE OWNER agrees that all distributions of Gross Win to ELIXIR will be made in the currency
collected from the Machines at the EGT Areas. Unless otherwise approved by the Machines Operation Committee, all Machines at the
EGT Areas shall only accept US dollars.

 

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		4.	OWNERSHIP AND TITLE

 

		4.1	The Machines and all related equipment and systems, spare parts, components used therein or thereof
supplied by ELIXIR hereunder are and shall remain personal property of ELIXIR notwithstanding that the Machines and all related
equipment and systems, spare parts, components used therein or thereof or any part of it may now or hereafter be affixed to NagaWorld
and/or the EGT Areas or any part thereof during the term of this Agreement.

 

		4.2	Ownership and title to each item of the Machines and all related equipment and systems, spare parts,
components used therein or thereof supplied by ELIXIR hereunder shall remain with ELIXIR at all times and the VENUE OWNER shall
have no right, title or interest therein except as expressly set forth in this Agreement.

 

		4.3	During the term of this Agreement and thereafter until ELIXIR has repossessed the Machines, ELIXIR
shall procure each piece of the Machines to bear identification showing its inventory and/or serial number, and the fact of ELIXIR's
ownership, which identification shall not be altered, defaced, covered or removed by the VENUE OWNER.

 

		4.4	The VENUE OWNER acknowledges and agrees that any and all of the
Intellectual Property Rights (as defined in Clause 1.5 above) used or embodied in or in
connection with and all text, audio, video, still images, data (including but not limited to the patrons/players data base) and
information collected by or stored in the Machines, and/or the related equipment and systems supplied by ELIXIR hereunder shall
at all times remain the property of ELIXIR or, as the case may be, the relevant manufacturers and/or developers of the Machines
and/or the related equipment and systems. 

 

		5.	REPRESENTATIONS, WARRANTIES AND UNDERTAKINGS

 

		5.1	Each party hereby represents and warrants to the other party that:

 

		(a)	It has the corporate and legal power or authority to
enter into this Agreement and to deliver and perform its obligations hereunder according to the terms of this Agreement, and that
it has taken all necessary corporate and legal or other actions to authorize its entry into and performance of this Agreement;

 

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		(b)	This Agreement constitutes legal, valid and binding obligation,
enforceable in accordance with its terms and conditions;

 

		(c)	The execution and/or performance of this Agreement does
not and will not contravene any provision of its Articles of Association and Bye-Laws or any other equivalent constitutional documents,
does not and will not violate any applicable laws or regulations of the jurisdiction of its incorporation or organization, and
does not and will not conflict with or result in a breach of any contract, agreement or other obligation to which it may be bound;
and

 

		(d)	All consents, approvals, licenses, permits, authorizations,
declarations, filings and registrations necessary for the due execution, delivery, and performance of this Agreement have been
obtained or effected, and all such consents, approvals, licenses, permits, authorizations, declarations, filings and registrations
remain in full force and effect during the term of this Agreement.

 

		5.2	Without prejudice to the generality of foregoing provisions in Clause 4 above, during the
term of this Agreement and thereafter until ELIXIR has repossessed the Machines :

 

		(a)	the VENUE OWNER undertakes that it will take all reasonable care and security control of the EGT
Areas and ELIXIR undertakes that the Machines shall be kept in good and serviceable condition (reasonable fair wear and tear and
deficiency, defect or break down arising from normal usage excepted) and since ELIXIR has the legal title to the Machines, ELIXIR
shall insure the Machines against loss of or damage to the Machines howsoever caused (including those loss or damage caused by
the negligence of ELIXIR’s staff or agent);

 

		(b)	the VENUE OWNER represents that the business in the EGT Areas has obtained all necessary governmental
or third party’s permissions, licences (including but not limited to relevant gaming license), permits, approvals and consents
and undertakes to use its best endeavours to keep such permission, licences, permits, approvals and consents effective throughout
the term of this Agreement and each party undertakes to the other that it will comply with all applicable laws in relation to the
operation of the Machines at the EGT Areas;

 

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		(c)	each of the VENUE OWNER and ELIXIR undertakes to each other that it will not and will procure their
respective employees or agents not to, make or cause or permit to be made any alteration, amendment, modification or addition to
the Machines, or any part or component (except maintaining and/or repairing of the Machines as set out in sub-clause (d) of this
Clause 5.2) thereof without the approval of the Machines Operation Committee and that any such alteration or modification,
if approved by the Machines Operation Committee, of whatsoever kind shall belong to and become the property of ELIXIR and form
part of the Machines;

 

		(d)	the VENUE OWNER undertakes that it will not and will procure its employees or agents not to, carry
out any repair and/or maintenance works to the Machines by itself unless such repair and/or maintenance works are performed by
ELIXIR’s technician; or (ii) with the presence of/ under the instructions of ELIXIR’s technician;

 

		(e)	the VENUE OWNER undertakes that it will permit ELIXIR and any technical persons nominated by ELIXIR
to enter into the EGT Areas at any reasonable time so as to inspect and/or repair the Machines, if necessary and to enable ELIXIR
and its authorised personnel to perform its obligations or exercise its rights hereunder (including but not limited to the carrying
out of the relevant audit pursuant to Clause 1.5(a)(iii) and/or Clause 3.3 and the overseeing of the collections and counting
of monies from the drops of the Machines pursuant to Clause 3.2 and the Collection Procedure);

 

		(f)	each of the VENUE OWNER and ELIXIR undertakes to the other that it will not use or permit the Machines
to be used in contravention of any statutory provision or regulation or in any way contrary to law or for any purpose for which
the Machines are not designed or reasonably suitable. Each party also undertakes to the other that it will comply with all applicable
laws and governmental regulations in relation to the operation of the Machines at the EGT Areas and neither party shall conduct
any illegal or dishonest gaming activities at the EGT Areas, including but not limited to money laundering or resort of facilitate
directly or indirectly to dishonest means to manipulate any gaming activities;

 

		(g)	ELIXIR undertakes that, unless with the prior approval of the VENUE OWNER it will not sell or offer
for sale, assign, mortgage, pledge, create any charge, lien or encumbrances, sub-let or lend out the Machines or in any way part
with the Machines or any interest therein provided that such approval from the VENUE OWNER shall not be withheld if the mortgage,
pledge or creation of lien or other encumbrances is for the purpose of obtaining financing by ELIXIR from licensed banks;

 

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		(h)	the VENUE OWNER and ELIXIR undertakes to each other that it will punctually pay, if applicable,
their respective own license fees, service charges, taxes, levies and other outgoings or payments for the carrying on the gaming
machine business in the EGT Areas. For the avoidance of doubt, the VENUE OWNER shall, to the extent within its control, ensure
that there is electricity, gas and water supply to the EGT Areas and shall be solely responsible for paying (if applicable) the
electricity, gas, water and other utilities charges, property tax and related duties in respect of NagaWorld and more particularly,
the EGT Areas;

 

		(i)	the VENUE OWNER undertakes that it will not and will procure its employees or agents not to, move
the Machines or any part thereof from the EGT Areas to other location without ELIXIR’s prior consent in writing;

 

		(j)	ELIXIR warrants that all the Machines used for the operation in the EGT Areas have been fully paid
for and the Machines are not subject to any charge, lien or encumbrances (subject to Clause 5.2(g) above, foreclosure or any court
proceedings , any litigation or claims by any third party;

 

		(k)	The VENUE OWNER undertakes and warrants that during the term of this Agreement, it will not transfer
its Gaming License (as defined in Recital B above) to any other entity;

 

		(l)	in respect of the EGT Areas, the VENUE OWNER undertakes and agrees that apart from housing the
Machines provided by ELIXIR, the Chinese Restaurant Area shall also contain the following facilities and/or reasonably sufficient
spaces for the following functions :

 

		(i)	a treasury cage;

		(ii)	a snack bar capable of providing hot food; and

		(iii)	a resting area with at least four tables allowing customers and patrons to rest and eat;

 

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		(m)	ELIXIR undertakes and warrants that the Machines provided are of reasonable working conditions
for the purpose of the business, and shall use its reasonable endeavours in providing upgrade (if deemed necessary by the Machines
Operation Committee under the relevant circumstances) to the bill validators for the purpose of differentiating and rejecting any
counterfeit notes and coins, and should indemnify and compensate the VENUE OWNER in respect of all losses, damages (other
than the loss of goodwill, prospective profits or anticipated income), charges and expenses incurred or suffered by the VENUE OWNER
due to machine malfunctions, system errors, damages, skimming or the like which are caused by any negligence or default of ELIXIR.
For the avoidance of doubt, any failure or omission in detecting counterfeit notes or coins or other schemes of illegal or dishonest
gaming activities by any of the Machines, related systems or equipment provided or supplied by ELIXIR hereunder shall not be regarded
as negligence or default on the part of ELIXIR. In the case of discovery of counterfeit notes or coins, the parties agree that
the responsibility or the apportionment of loss shall be discussed and approved by the Machines Operation Committee on a case by
case basis. After any installation of the Machines at the EGT Areas or any part thereof, the VENUE OWNER shall, in the presence
of ELIXIR’s representative(s), inspect the working conditions of the relevant Machines and the related equipment and systems
provided by ELIXIR for the slot operation at the EGT Areas and shall accept the same in good faith.

 

		5.3	The parties further agree that :

 

		(a)	in relation to the area adjacent to the Chinese Restaurant Area, which is described as the “Main
Casino Hall” in the floor plan attached hereto (the “Adjacent Area”), the VENUE OWNER shall :

 

		(i)	ensure that for a period from the Effective Date to 30th September 2011, the
Adjacent Area will be used as gaming floor for traditional table games (but not electronic gaming machines or other purposes unless
the VENUE OWNER has first offered, by written notice, such area to ELIXIR for its placement and operation of Machines under this
Agreement [(without prejudice to the generality of Clause 5.3(c) below)]. Upon receipt of such written notice, ELIXIR shall
have one month to consider the offer. Upon written acceptance made by ELIXIR, the Adjacent Area shall be regarded as part of the
Lounge Area and ELIXIR shall be entitled to place Machines at such area (subject to approval of the relevant lay-out plan by the
Machines Operation Committee as contemplated under Clause 1.8(c) above) as it deems appropriate (provided always that the
total number of operating Machines on all EGT Areas as a whole does not exceed 640 seats). In case ELIXIR fails to respond within
the said one month period, or prior to expiration of the said one month period, indicates by written notice that it has no intention
to operate and manage Machines at the Adjacent Area, then the VENUE OWNER shall freely exploit and make use of the Adjacent Area);
and

 

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		(ii)	ensure that the Adjacent Area shall at all times during the term of this Agreement, has a passage
way accessing to the Chinese Restaurant Area.

 

		(b)	ELIXIR may station its selected crew of Floor Staffs at the EGT Areas, PROVIDED ALWAYS THAT such
personnel do not, in the reasonable opinion of VENUE OWNER, in any way affect, hinder, influence or obstruct the proper running
of the casino operations at the EGT Areas or any part thereof, and PROVIDED ALWAYS THAT the VENUE OWNER shall be entitled at any
time by way of 30 days’ advance written notice to refuse entry of any such person(s) to the premises of Nagaworld, with valid
reason stated for such refusal. In case ELIXIR has any objection to such notice, it shall raise the same with the Machines Operation
Committee and the matter shall be discussed and resolved by the Machines Operation Committee accordingly.

 

		(c)	the VENUE OWNER agrees that if during the term of this Agreement, there is any other suitable and
available areas for operation of electronic gaming machines on the lobby floor of NagaWorld (collectively “Suitable Area”),
the VENUE OWNER will first offer, by written notice, to ELIXIR for including the Suitable Area or any part thereof as part of the
Lounge Area and permit ELIXIR to operate and manage its Machines there pursuant to the terms of this Agreement. Upon receipt of
such written notice, ELIXIR shall have two months to consider the offer (save that ELIXIR shall only have a one month period to
consider if the Suitable Area is the Adjacent Area or any part thereof in accordance with Clause 5.3(a)(i) above). Upon
written acceptance made by ELIXIR, the Suitable Area or the relevant part thereof shall be regarded as part of the Lounge Area
and ELIXIR shall be entitled to place Machines at such area (subject to approval of the relevant lay-out plan by the Machines Operation
Committee as contemplated under Clause 1.8(c) above) as it deems appropriate (provided always that the total number of operating
Machines on all EGT Areas as a whole does not exceed 640 seats). In case ELIXIR fails to respond within the said two month period,
or prior to expiration of the said two month period, indicates by written notice that it has no intention to operate and manage
Machines at the Suitable Area or the relevant part thereof, then the VENUE OWNER shall freely exploit and make use of the Suitable
Area or the relevant part thereof (including but not limited to turning the same for table games).

 

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		5.4	Each of the VENUE OWNER and ELIXIR hereby warrants that it shall indemnify, defend and save harmless
from the other, from and against all claims, lawsuits, losses, damages and expenses arising out of or resulting from any breach
or inaccuracy of its relevant representations, warranties or undertakings set out in this Agreement.

 

		6.	GUARANTEE

 

		6.1	In consideration of the VENUE OWNER agreeing to enter
into this Agreement, the Guarantor hereby guarantees to the VENUE OWNER and its permitted successors, transferees and assigns
the due and punctual performance and observance by ELIXIR of all its obligations under this Agreement or arising from any termination
of this Agreement and if the ELIXIR defaults in payment of any sum when due or any amount payable to the VENUE OWNER under this
Agreement or arising from its termination, the Guarantor shall immediately on demand by the VENUE OWNER, unconditionally pay that
amount to the VENUE OWNER as if it was ELIXIR and, without prejudice to the foregoing, as an independent and primary obligation
of the Guarantor. The Guarantor unconditionally and irrevocably agrees to indemnify and keep indemnified the VENUE OWNER from
and against all losses, damages, costs, claims, liabilities, demands and expenses of whatsoever nature which it may suffer or
incur arising from the failure of ELIXIR to comply with any of its obligations, or discharge any of its liabilities under this
Agreement or through any of the guaranteed obligations becoming unenforceable, invalid, or illegal (on any grounds whether known
to them or to ELIXIR or not).

 

		6.2	If any of the obligations of ELIXIR that are the subject
of the guarantee contained in this Clause 6 (such guarantee being hereinafter referred to as "the Guarantee")
cease to be valid or enforceable (in whole or in part) on any ground whatsoever (including, but not limited to, any defect in
or want of powers of the relevant party or irregular exercise thereof or any lack of authority on the part of any person purporting
to act on behalf of the relevant party or any legal or other limitation, disability or incapacity, or any change in the constitution
of, or any amalgamation or reconstruction of, or the liquidation receivership or insolvency of the relevant party), the Guarantor
shall nevertheless be liable to the VENUE OWNER in respect of the purported obligation or liability as if the same were fully
valid and enforceable and the Guarantor was the principal obligors in respect thereof.

 

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		6.3	The liabilities of the Guarantor under the Guarantee
shall not be discharged or affected in any way by:-

 

		(a)	the VENUE OWNER compounding or entering into any compromise, settlement or arrangement with ELIXIR
or any other person; or

 

		(b)	any variation, extension, increase, renewal, determination, release or replacement of this Agreement
whether or not made with the consent or knowledge of the Guarantor; or

 

		(c)	the VENUE OWNER granting any time, indulgence, concession, relief, discharge or release to ELIXIR
or any other person realising, giving up, agreeing to any variation, renewal or replacement of, releasing, abstaining from or delaying
to taking advantage of or otherwise dealing with any securities from or other rights or remedies which it may have against ELIXIR
or any other person; or

 

		(d)	any other matter or thing which, but for this provision, might exonerate or affect the liabilities
of the Guarantor.

 

		6.4	The VENUE OWNER shall not be obliged to take any steps
to enforce any rights or remedy against ELIXIR before enforcing the Guarantor. The Guarantee is in addition to any other security
or right now or hereafter available to the VENUE OWNER.

 

		7.	INSURANCE

 

		7.1	The VENUE OWNER shall, at its own expenses, insure the property (other than the Machines and the
related equipment and systems supplied by ELIXIR) and the premises within the EGT Areas with any insurance companies as it deems
proper against all loss or damage to them that may be occurred.

 

		7.2	ELIXIR shall, at its own expense, insure the Machines and the related equipment and systems supplied
by ELIXIR (including insurance for those loss or damage caused by the negligence of ELIXIR’s staff or agent) with any insurance
companies as it deems proper against all loss or damage to them that may be occurred after the same being delivered onto the EGT
Areas.

 

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		7.3	When ELIXIR takes out such insurance policy as mentioned
in Clause 7.2 above, the VENUE OWNER shall upon written request by ELIXIR at any time to allow the personnel(s) of such
insurance company to enter into the EGT Areas or any part thereof at reasonable time with prior appointment to inspect, examine
and take stock of the relevant Machines and the related equipment and systems supplied by and belongs to ELIXIR.

 

		7.4	When ELIXIR takes out such insurance policy as mentioned
in Clause 7.2 above, ELIXIR shall provide a copy of the terms and conditions of the relevant insurance policy to the VENUE
OWNER. Subject to the provision of copy of such terms and conditions (or a summary thereof), the VENUE OWNER and ELIXIR undertakes
and agrees to the other that it will not use or allow the Machines and the related equipment and systems provided by ELIXIR to
be used for any purpose not permitted by the terms and conditions of any policy of insurance for the time being relating to the
Machines and such related equipment and systems and the VENUE OWNER and ELIXIR shall not do or allow to be done any act or thing
whereby such insurance may be invalidated.

 

		7.5	In the event of any loss of or damage to all or any part
of the Machines and the related equipment and systems and ELIXIR initiates claims against any insurance company, the technical
personnel of ELIXIR shall give immediate notice to VENUE OWNER and upon reasonable request by ELIXIR, the VENUE OWNER shall provide
such reasonable assistance to ELIXIR in relation to the making of any appropriate claim or claims under the said insurance policy.

 

		7.6	In the event of any loss of or damage to any property or
premises at the EGT Areas or any part thereof and the VENUE OWNER initiates claims against any insurance company, the VENUE OWNER
shall give immediate notice to ELIXIR and upon reasonable request by the VENUE OWNER, ELIXIR shall provide such reasonable assistance
to the VENUE OWNER in relation to the making of any appropriate claim or claims under the relevant insurance policy.

 

		8.	MODIFICATIONS

 

		8.1	No modifications or amendments of this Agreement shall
be valid unless the same is made in writing and signed by the authorized signatories of both VENUE OWNER and ELIXIR to signify
mutual agreement.

 

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		8.2	No waiver of any provision of this Agreement shall be valid
unless made in writing and signed by the authorized signatory of the party against whom it is sought to be enforced.

 

		8.3	The failure of a party at any time to insist upon strict
performance of any condition, promise, agreement, or understanding as set forth herein shall not be construed as a waiver or relinquishment
of the right to insist upon strict performance of the same or other condition, promise, agreement, or understanding at a future
time.

 

		8.4	Nothing herein shall be construed as to create a relationship
of partnership, joint venture, or agency between the parties hereto and no agent, employee or contractor of either the parties
herein shall be deemed to be the agent, employee or contractor of the other.

 

		9.	TERMINATION AND RETURN OF MACHINES

 

		9.1	Prior to the expiration of the term of this Agreement,
either ELIXIR or the VENUE OWNER may terminate this Agreement :-

 

		(a)	by immediate written notice to the other party (the “Defaulting
Party”) if the Defaulting Party is in material breach of any terms of this Agreement and, where the breach is capable
of remedy, the Defaulting Party has failed to remedy the breach within 30 days of the date of a written notice from the non-defaulting
party is served to the Defaulting Party specifying the breach and requiring its remedy; or

  

		(b)	by immediate written notice to the Defaulting Party if
the Defaulting Party commits an Event of Liquidation.

 

 For the purpose of this Agreement, “Event of Liquidation”, in respect of a party, means:

 

		(i)	the filing of an application
for the winding-up whether voluntary or otherwise (except for the purpose of a bona fide reconstruction or amalgamation), or the
issue of a notice summoning a meeting at which it is to be moved a resolution proposing the winding-up of the party, provided
that the application, notice or resolution is not withdrawn, invalidated or defeated within 60 days of filing or summoning;

 

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		(ii)	the appointment of a
receiver, receiver and manager, administrator, liquidator, provisional liquidator or any similar external administrator with respect
to that party or any of its material assets; or

 

		(iii)	the assignment by that
party in favour of, or composition or arrangement or entry into of a scheme of arrangement (otherwise for the sole purpose of
solvent corporate reconstruction) with, its creditors or any class of its creditors; or

 

		(c)	by 30 days (or any shorter period for compliance with the
relevant laws, rulings or directives) prior notice in writing to the other to terminate this Agreement if there is any introduction
of new laws, rulings, or governmental directives of Cambodia clearly prohibits or hinders the casino operations of the VENUE OWNER
at NagaWorld or the operation of this Agreement; or

 

		(d)	if the parties fail to reach an agreement after the good
faith negotiations in accordance with Clause 16 below; or

 

		(e)	in accordance with Clause 19 below; or

 

		(f)	by immediate written notice to the Defaulting Party in
the event of the Defaulting Party’s non-payment of any obligations or commitments imposed by the Royal Government of Cambodia
and/or any other statutory body in Cambodia and having failed to remedy such breach (if capable of remedy) within 30 days after
receipt of written notice thereof from the Royal Government of Cambodia and/or any other statutory body in Cambodia.

 

		9.2	In
                                         addition to Clause 9.1 above, either
                                         the VENUE OWNER or ELIXIR may terminate this Agreement by written notice to the other
                                         upon receipt of directives from the Cambodian Government including revocation of the
                                         gaming license to operate gaming and slot business at NagaWorld and more particularly,
                                         the EGT Areas as a whole.

 

		9.3	For the avoidance of doubt but without modifying or limiting
the respective parties’ rights under Clause 9.2 above, neither party shall use any regulatory issues/ governmental
requirement as a subterfuge to improperly terminate this Agreement. In case the termination is due to Clause 9.2, and if
within a period of 12 months after the said termination, the Government’s instruction or policies leading to the termination
were subsequently lifted or, as the case may be, the gaming license to operate gaming and slot business at the EGT Areas or any
part thereof, were subsequently re-granted to the VENUE OWNER, the VENUE OWNER hereby agrees to give a first right of refusal
to ELIXIR for entering into a slot machine leasing arrangement on at least the same terms of this Agreement. This provision shall
survive until 12 months from the date of termination of this Agreement.

 

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		9.4	Upon any expiration, cessation or termination (and regardless
of the cause thereof) of this Agreement :

 

		(a)	ELIXIR shall be entitled to remove the Machines and any
related equipment and systems, spare parts or components used therein or thereof;

 

		(b)	the VENUE OWNER shall authorise ELIXIR and its personnel
to enter into NagaWorld and more particularly, the EGT Areas at reasonable time with prior appointment, to remove and regain possession
of the Machines and any related equipment and systems, spare parts or components used therein or thereof supplied by ELIXIR hereunder
and all costs related to such removal and transportation (including but not limited to the cost of insurance during transit) of
the Machines and any related equipment and systems, spare parts or components used therein or thereof supplied by ELIXIR hereunder
from the EGT Areas to the properties belonging to ELIXIR (whether within or outside Cambodia) shall be borne by ELIXIR;

 

		(c)	on best endeavour basis, the VENUE OWNER shall, upon the
request by ELIXIR, provide all necessary assistance in relation to the clearing of all applicable custom procedures for the purpose
of re-exporting from Cambodia the Machines and all related equipment and systems, spare parts or components supplied by ELIXIR;

 

		(d)	if ELIXIR has not received a total accumulated Daily Gross
Win of (i) USD7,300,000 ( United States Dollars Seven Million Three Hundred Thousand Only ) from the slot operation at
the Chinese Restaurant Area (ELIXIR acknowledges that as at 15th December 2009, it has received an accumulated Gross
Win of US$3,107,912 from the slot operation at the Chinese Restaurant Area); and (ii) USD5,470,000 ( United States Dollars
Five Million Three Hundred and Forty Thousand Only ) from the slot operation at the Lounge Area, in full prior to such expiration,
cessation or termination of this Agreement, then the VENUE OWNER shall pay :

 

    	29

    	 

    

 

		(I)	the difference (in positive amount) between US$5,840,000
and 75% of the Daily Gross Win actually collected and received by ELIXIR from the slot operation at the Chinese Restaurant
Area; and

 

		(II)	the difference (in positive amount) between US$4,100,000
and 75% of the Daily Gross Win actually collected and received by ELIXIR from the slot operation at the Lounge Area,

 

pursuant to Clauses 3.2 above,
without any set off or counterclaim , to ELIXIR within 7 days from the date of such expiration, cessation or termination. For the
avoidance of doubt, nothing in this provision shall be construed as making of any compensation in whatever form or nature by the
VENUE OWNER to ELIXIR upon termination, cessation or expiration of this Agreement;

 

		(e)	if the expiration, cessation or termination of this Agreement
occurs within 6 months from the Effective Date, then the VENUE OWNER shall pay an amount equivalent to the Contract Amendment
Fee (as defined in Clause 3.1(a) above) in full without any set off or counterclaim, to ELIXIR within 7 days from the date of
such expiration, cessation or termination. For the avoidance of doubt, nothing in this provision shall be construed as making
of any compensation in whatever form or nature by the VENUE OWNER to ELIXIR upon termination, cessation or expiration of this
Agreement; and

 

		(f)	after deducting all relevant payments, costs and/or expenses
(which are subject to the Cost Sharing Formula hereunder) incurred on or before the termination of this Agreement and if there
is any credit balance in the Marketing Fund, the same shall, as soon as reasonably practicable, be returned to the VENUE OWNER
and ELIXIR respectively according to the Costs Sharing Formula.

 

		9.5	Any termination or expiration of this Agreement and any
post-expiration or termination obligations and rights of the respective parties set out in Clause 9.4 above shall be without
prejudice to any rights or liabilities of any party to sue or claim damages against the other party accrued in respect of any
breach of any other party of any of its obligations (including any outstanding financial commitments) as provided under this Agreement.

 

    	30

    	 

    

 

		9.6	Subject to Clause 9.5 above and to the extent permitted
by applicable law, neither party will be liable to the other on account of termination or expiration of this Agreement for reimbursement
or damages for the loss of goodwill, prospective profits or anticipated income.

 

		9.7	Any terms or conditions of this Agreement which are capable
of having effect after the termination or expiration of this Agreement shall remain in full force and effect following the termination
or expiration of this Agreement.

 

		10	OTHER TERMS

 

		10.1	Nothing in this Agreement or any transaction as contemplated
under this Agreement shall constitute either party or any of its employees or authorized personnel an agent of the other party
with respect to any matter whatsoever or in relation to any person. Nothing in this Agreement or in any transaction effected under
this Agreement shall constitute the VENUE OWNER having any business or partnership relationship with ELIXIR other than such business
relationship as contemplated under this Agreement. For clarity, the parties hereby agree that the VENUE OWNER has no other financial
interest or any other interest in ELIXIR or its business other than as specified in this Agreement. The VENUE OWNER has no part
at all to play in the promotion, management and operation of any aspect of ELIXIR’s other business in Cambodia. Neither
party shall not make any representation or warranty to any person on behalf of the other party and shall not act or purport to
act on behalf of the other party in relation to any matter or transaction except as specifically authorized (if any) under this
Agreement or with the prior written consent of the other party.

 

		10.2	All the employees of the VENUE OWNER and ELIXIR shall reasonably
obey and comply with the “Rules & Regulations” of NagaWorld which means the rules and regulations of NagaWorld
as amended, supplemented or otherwise modified from time to time, including but not confined to the House Rules, anti-money laundering
policies and procedures, Internal Control Rules and other rules as may be subsisting or introduced by the VENUE OWNER from time
to time and generally apply to the entire NagaWorld.

 

    	31

    	 

    

 

		10.3	ELIXIR hereby irrevocably and unconditionally agrees and
undertakes within 2 years after the termination, cessation or expiration of this Agreement not to:

 

		(a)	Enlist or offer recruitment to or promote, solicit or entice
players of NagaWorld or, to the extend permitted by the applicable labour laws, attempt to employ or offer employment to or solicit
or entice away from the VENUE OWNER, any persons who are (i) existing employees (of managerial grade or above) of the VENUE OWNER
or (ii) have been employees (of managerial grade or above) of the VENUE OWNER for the 1-year period preceding the termination
or cessation of this Agreement.

 

		(b)	Poach, solicit or entice away or attempt to poach, solicit
or entice away any of the following from other gaming areas (electronic or otherwise ) of the VENUE OWNER:

 

 (i)     any players at the NagaWorld whether or not such players are specialized tour group (“STG”) players or public floor players and/or

 (ii)     any players and/or STG of NagaWorld to other outlets within Cambodia or to other outlets outside Cambodia which are owned by the affiliates or parent companies or related or connected companies of ELIXIR.

 

For the avoidance of doubt, nothing
contained herein shall preclude ELIXIR or any of its affiliates or parent companies or related or connected companies, from carrying
out any of the following, whether within or outside Cambodia :

 

		(I)	the participation in game show;

		(II)	the publication of any advertisement about any of its or
its other contractual partner’s gaming venues on newspaper or other media;

		(III)	the implementation of any marketing campaign at its or
its other contractual partner’s gaming venues; and

		(IV)	the owning, managing or operating any other gaming venues
whether of itself or other contractual partners or providing gaming machines and/or related equipment to such other venues, and

 

none of the aforesaid per se shall be regarded as
any poach, solicit or entice away or attempt to poach, solicit or entice away of any players and/or STG of NagaWorld by ELIXIR.

 

    	32

    	 

    

 

		10.4	To the extend permitted by the applicable labour laws,
the VENUE OWNER hereby irrevocably and unconditionally agrees and undertakes within 2 years after the termination, cessation or
expiration of this Agreement, not to enlist or offer recruitment to or attempt to employ or offer employment to or solicit or
entice away from ELIXIR, any persons who are (a) existing employees (of managerial grade or above) of ELIXIR or (b) have been
employees (of managerial grade or above)of ELIXIR for the 1-year period preceding the termination or cessation of this Agreement.

 

		10.5	Subject to Clause 1.5 (d) above, all the Marketing
Plan, Marketing Fund, budgets under this Agreement must first be approved by the Machines Operation Committee before their execution.
Notwithstanding anything to the contrary contained herein, all material expenditures exceeding the sum of US$500 per item by either
party without the prior written approval of the Machines Operation Committee will be solely absorbed by such party which makes
the relevant payment.

 

		11.	ASSIGNMENT

 

Neither party
shall be allowed to assign any of its interest or obligations under this Agreement to any other person or entity without the express
written consent of the other parties, such consent not to be unreasonably withheld.

 

		12.	BINDING EFFECT

 

All
terms and conditions of this Agreement shall be binding upon, and inure to the benefit of, the parties and subject to Clause
11 above, their permitted successors and assigns.

 

		13.	GOVERNING LAW

 

This Agreement
and the rights and obligations of the parties hereunder shall be construed and interpreted in accordance with and shall be governed
by the laws of Hong Kong and the parties hereby submit to the exclusive jurisdiction of the courts of Hong Kong.

 

    	33

    	 

    

 

		14.	TERM AND EFFECTIVITY

 

Subject to
any earlier termination in accordance with Clause 9 above, this Agreement shall be valid from the date hereof until the
end of a Six (6) years period beginning from 1st March 2010. .

 

		15.	SETTLEMENT OF DISPUTES

 

		15.1	If a dispute or difference shall arise between the parties
as to the interpretation of this Agreement or as to any matter or thing of whatsoever nature arising under or in connection with
this Agreement, then the disputing party shall notify the other party in writing (“Notice of Dispute”). Upon
receipt of the Notice of Dispute, the parties hereto shall be given 30 days to resolve the dispute and authorised representative
of the relevant parties shall meet and try in good faith to resolve the dispute.

 

		15.2	If the dispute is not resolved within 30 days from the
date of the Notice of Dispute (or such other extended period as may be mutually agreed by the parties) then the parties may refer
the dispute for litigation and submit to the exclusive jurisdiction of the courts of Hong Kong.

 

		16.	RENEGOTIATION

 

In the event
that any fact and circumstance which may arise or be discovered which render this Agreement void under the applicable requirements
or instructions of the relevant government authorities, the parties hereto agree to immediately renegotiate in good faith with
a view to revising its terms and conditions for compliance with such requirements or instructions from the relevant government
authorities and in case the parties fail to reach a compromise within 90 days from the commencement date of such negotiation or
such period as may be mutually agreed by the parties or prescribed by the applicable government authorities, then either party
may terminate this Agreement by giving to the other party 14 days written notice at any time after the expiration of the said negotiation
period.

 

    	34

    	 

    

 

		17.	NOTICES
AND COMMUNICATIONS

 

Any
notice or other communications required or contemplated by this Agreement shall be given in the English language by personal delivery
or sent by a registered mail letter, by facsimile or email at the following respective addresses (or
such other address as may be specified by either party to the other by written notice):

 

If to ELIXIR :

Address
: No. 7E, Mao Tse Tong Blvd, Sangkat Beoung Keng Kang 1, Khan Chamcarmon, Phnom Penh, Cambodia

with
a copy to :

Unit 3705,
37/F., The Centrium, 60 Wyndham Street, Central, Hong Kong

Fax number : (852)-2521 0660

Contact
Persons : Clarence Chung/ Andy Tsui

Email Addresses : clarencechung@elixirgaming.com
/ andytsui@elixirgaming.com

If to the Guarantor :

Address
: Unit 3705, 37/F., The Centrium, 60 Wyndham Street, Central, Hong Kong

Fax number : (852)-2521 0660

Contact
Persons : Clarence Chung/ Andy Tsui

Email Addresses : clarencechung@elixirgaming.com
/ andytsui@elixirgaming.com

 

If to the VENUE OWNER:

Address
: Suite 2806, 28/F., Central Plaza, 18 Harbour Road, Wanchai, Hong Kong

Fax number : (852)-2523 5475

Contact
Persons : Steve Cheng

Email Addresses : stevecheng@nagaworld.com

 

    	35

    	 

    

 

Any notice delivered or sent
in accordance with this clause will be deemed to have been given and received:

 

(a)   if
delivered by hand, upon receipt;

 

(b)   if
posted within Hong Kong, 3 days after posting or if posted overseas, 7 days after posting;

 

(c)   if
sent by facsimile transmission, upon confirmation of correct transmission of the facsimile and

 

(d)   if
sent by email, the said email has to be sent to at least two contact persons of the receiving party and 24 hours after sending.

 

		18.	miscellaneous

 

		18.1	This Agreement and its annexure are the complete and exclusive
agreement between the parties with respect to the Machines operation and management at the EGT Areas, superseding and replacing,
with effect from the Effective Date, any and all prior representations, agreements, communications, and understandings (both written
and oral and expressed or implied) regarding such subject matter, including the First Agreement, the Second Supplemental Agreement
and the Chinese Restaurant Area Agreement PROVIDED THAT notwithstanding the foregoing provision or any other provisions to the
contrary contained herein, the parties agree that the original provisions of the First Agreement, the Second Supplemental Agreement
and the Chinese Restaurant Area Agreement shall continue to be operative and binding on the parties for such period of time as
may be reasonably necessary for the sole purpose of calculating and if applicable, settling :

 

		(a)	the 25% share of Gross Win (and the corresponding 25% share
of marketing expenses and/ or the relevant cost(s) (as set forth in Clauses 1.4 and 1.6 above)) of ELIXIR from the slot
operation at the Original Area for the month of December 2009 up to the day immediately prior to the Effective Date;

 

		(b)	the 20% share of Gross Win (and the corresponding 20% share
of marketing expenses and/ or the relevant cost(s) (as set forth in Clauses 1.4 and 1.6 above))of ELIXIR from the slot
operation at the Additional Lobby Floor Area for the month of December 2009 up to the day immediately prior to the Effective Date;
and

 

    	36

    	 

    

 

		(c)	the 20% share of Gross Win (and the corresponding 20% share
of marketing expenses and/ or the relevant cost(s) (as set forth in Clauses 1.4 and 1.6 above)) of ELIXIR from the slot
operation at the Chinese Restaurant Area for the month of December 2009 up to the day immediately prior to the Effective Date.

 

		18.2	If any provision of this Agreement is found invalid or
unenforceable, that provision will be enforced to the maximum extent permissible, and the other provisions of this Agreement will
remain in force.

 

		18.3	All headings to clauses herein are inserted for convenience
only and shall not be interpreted or affect the construction of this Agreement. Words importing the singular number shall include
the plural and vice versa and a gender shall include all genders and the neuter. The Recitals and Schedules attached hereto form
part of this Agreement.

 

		18.4	Unless required by law, regulation or gaming authority
or the requirement of any stock exchange, each party agrees that it will not, issue any news release, public announcement, or
advertisement relating to this Agreement or its subject matter, nor will it otherwise publicise this Agreement or its subject
matter, without first obtaining the written approval of other party.

 

		18.5	Time is of the essence in relation to all obligations and
undertakings made under this Agreement.

 

		19.	FORCE
MAJEURE

 

Force Majerure
shall include events beyond any party’s control and not owing to the default of either party and include, but are not limited
to, acts of God, war, civil commotion, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material,
government regulation or restriction and weather conditions. In case of any force majeure event resulting in the EGT Areas or any
part thereof cannot be operated for more than 60 consecutive days, then either party may by 15 days prior written notice to the
other to terminate this Agreement PROVIDED THAT if the gaming operation of certain other areas of NagaWorld have not been affected
by the said force majeure event, then the parties agree that :

 

    	37

    	 

    

 

		(a)	before the VENUE OWNER is entitled to give any termination
notice pursuant to this clause, it shall first use its reasonable endeavours to make available such other area within NagaWorld
of comparable size and location (the “Replacement Area”) for the purpose of housing and operating the Machines
and shall seek ELIXIR’s consent thereto by way of written notice (the “Replacement Notice”);

		(b)	if ELIXIR is agreeable to the Replacement Area, then the
parties shall by separate written agreement to substitute the Replacement Area for the EGT Areas or any part thereof and shall
continue the slot operation there based on the same terms and conditions of this Agreement; and

		(c)	if
no Replacement Area is available after the VENUE OWNER has used its reasonable endeavours in searching for the same or if ELIXIR
has not given its consent to the Replacement Area within 15 days from the Replacement Notice (in which case the proposed Replacement
Area shall be deemed rejected by ELIXIR), then either party may then by 15 days prior written notice to terminate this Agreement.

 

		20.	confidentiality

 

		20.1	Each party (the “Receiving Party”) acknowledges
that it may become acquainted with the confidential or proprietary data or information in connection with this Agreement of the
other party (the “Disclosing Party”). For the purposes of this clause, confidential information shall include
all the information provided to the Receiving Party or which may become known to the Receiving Party as a direct or indirect result
of the performance by this Agreement, or otherwise in connection with this Agreement. The Disclosing Party’s confidential
information shall include, without limitation, all the information that (i) by its nature would reasonably be considered of a
confidential nature or due to the context in which the information was disclosed should have been reasonably known by the Receiving
Party to be confidential or (ii) is identified as such by appropriate markings thereon or otherwise identified as confidential
or proprietary at the time of disclosure (collectively, “Confidential Information”).

 

		20.2	Subject to law, regulation or gaming authority or the requirement
of any stock exchange, the Receiving Party agrees to hold the Disclosing Party’s Confidential Information in confidence,
to use same only if required for the performance of its obligations under this Agreement and to refrain from disclosing same to
any third parties or to its own employees other than those (i) who reasonably need to know the same for the performance of this
Agreement, (ii) who have been informed by the Receiving Party of the confidential nature of the information and (iii) who are
bound by written confidentiality agreements with terms and conditions at least as stringent as the terms in this Agreement. The
Receiving Party shall be liable for any use of such information by its employees or representatives in breach of this Agreement.

 

    	38

    	 

    

 

 

		20.3	The Receiving Party agrees to use the same degree of care
to protect the Disclosing Party’s Confidential Information as it would with respect to its own information of like importance
which it does not desire to have published or disseminated, but in any event no less than reasonable care. If the Receiving Party
faces legal action or is subject to legal proceedings requiring disclosure of the Disclosing Party’s Confidential Information,
then, before disclosing any such Confidential Information, the Receiving Party will promptly notify the Disclosing Party and,
upon the Disclosing Party’s request, cooperate with the Disclosing Party in contesting such request. This Clause shall remain
in effect for a period of one (1) year after any termination of this Agreement; provided, however, that if any such Confidential
Information is reasonably defined by the Disclosing Party as a trade secret, this Clause shall remain in effect for so long beyond
that period as such Confidential Information continues to be a trade secret. All Confidential Information of the Disclosing Party
shall remain the property of the Disclosing Party and shall be returned to it at its request.

 

IN WITNESS WHEREOF, the parties
hereof caused this Agreement to be executed on the date first above written.

 

	SIGNED by 	)	 
	Clarence Chung, CEO	)	 
	for and on behalf of ELIXIR 	)	 
	Gaming Technologies	)	 
	(Cambodia) LIMITED	)	
	 	)	/s/ Clarence Chung
	 	 	Authorised Signatory
	 	 	 

 

    	39

    	 

    

 

	EXECUTED as a DEED by ELIXIR	)	 
	GAMING TECHNOLOGIES, INC.	)	 
	 	)	/s/ Clarence Chung
	in the presence of :-	)	Authorised Signatory 
	 	 	 
	 	 	 
	 	 	 
	 	 	 
	 	 	 
	 	 	 
	SIGNED by 	)	 
	Steve Cheng, COO	)	 
	for and on behalf of	)	 
	NAGAWORLD LIMITED	)	 
	in the presence of :-	)	 
	 	 	/s/ Steve Cheng
	 	 	Authorised Signatory

 

    	40

    	 

    

 

Schedule A

location of 

the EGT Areas

 

In the attached floor plan,

 

		(a)	the existing lobby lounge area and the area outside the
Darling Darling lounge, which form part of the Lounge Area, is more particularly identified in yellow colour;

 

		(b)	the Original Area and the Additional Lobby Floor Area are
more particularly identified in pink colour;

 

		(c)	the Chinese Restaurant Area is more particularly identified
in blue colour; and

 

		(d)	the Adjacent Area (as defined in Clause 5.3(a)) is more
particularly identified in green colour.

 

    	41

    	 

    

 

Schedule B

 

The Costs Sharing Formula (as defined
in Clauses 1.5 hereof)

 

In relation to ELIXIR, the applicable Costs
Sharing Formula is :

 

RC x 25% 

 

			

In relation to the VENUE OWNER, the applicable Costs
Sharing Formula is :

 

RC x 75%

 

Whereas :

 

		“RC”	means (a) the required contribution(s) to Marketing Fund for ELIXIR and the VENUE OWNER to share; and/ or (b) the relevant
cost(s) (as set forth in Clauses 1.4 and 1.6) to be shared by ELIXIR and the VENUE OWNER.

 

    	42

    	 

    

 

Schedule C

The Amenities Tariff (as defined in Clause
1.4(a) hereof)

 

	 	 	 	 	 	 	 	 	EGT Areas	 
	Item
 No	 	 	Description	 	Agreed 

Price

USD	 	 	VENUE 

OWNER

 share

USD	 	 	Elixir 

Share

USD	 
	 	 	 	 	 	 	 		 	 	 		 	 	 		 
	 	1	 	 	Food Coupon	 	 	6	 	 	 	4.5	 	 	 	1.5	 
	 	2	 	 	Fountain drinks, instant coffee, etc.	 	 	1.25	 	 	 	0.94	 	 	 	0.31	 
	 	3	 	 	Fresh brewed coffee, juices, beers, canned soft drinks	 	 	3	 	 	 	2.25	 	 	 	0.75	 
	 	4	 	 	SPA	 	 	50	 	 	 	37.50	 	 	 	12.50	 
	 	5	 	 	Room	 	 	200	 	 	 	150	 	 	 	50	 
	 	6	 	 	Gaming floor buffet  (per cover cost)	 	 	3	 	 	 	2.25	 	 	 	0.75	 
	 	7	 	 	Mineral water	 	 	1	 	 	 	0.75	 	 	 	0.25	 
	 	8	 	 	Chinese tea	 	 	0.5	 	 	 	0.375	 	 	 	0.125	 
	 	9	 	 	[Intentionally omitted]	 	 	 	 	 	 	 	 	 	 	 	 
	 	10	 	 	Cigarettes and stationeries: based on actual procurement cost	 	 	 	 	 	 	75	%	 	 	25	%
	 	11	 	 	Fusion buffet : 15% off selling price	 	 	 	 	 	 	75	%	 	 	25	%
	 	12	 	 	A-la-carte at any outlets: 40% off menu	 	 	 	 	 	 	 	 	 	 	100	%
	 	13	 	 	NagaWorld Taxi: 40% off the tariff	 	 	 	 	 	 	 	 	 	 	100	%
	 	14	 	 	Entertainment, transportations, F&B spending outside NagaWorld	 	 	 	 	 	 	 	 	 	 	100	%
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	Others	 	 	 	 	 	 	 	 	 	 	 	 
	 	15	 	 	Office Space: Based on the current long staying rate  : average at $90/days	 	 	2700	 	 	 	2025	 	 	 	675	 
	 	16	 	 	Housekeeping: 1 PA per shift x 4 shifts a day / $80 x 4 (from 1 April)	 	 	320	 	 	 	240	 	 	 	60	 

 

 

    	43

    	 

    

 

Schedule D

The Collection Procedure (as defined
in Clause 3.2)

 

		1.	On a daily basis around 7 a.m. every morning, the Venue
Owner and Elixir representatives will collect cash stackers from the gaming machines at the EGT Areas jointly.

 

		2.	All cash stackers shall be pre-numbered and the stacker
keys shall always be kept by the Elixir representatives.

 

		3.	The stackers will be placed into trolley secured by locks
and sequentially counted to ensure the completeness of cash stacker collection. When the trolley reaches the cash count room (as
defined below), the number of cash stackers pulled out shall be confirmed and signed off by Elixir representative.

 

		4.	Venue Owner will provide designated secured location(s)
which must equipped with CCTV surveillance systems and such other reasonable security measures (the location of which to be approved
by Elixir, such approval not to be unreasonably withheld) at the ground floor of NagaWorld (the “cash count room”)
for the cash counting process at around 8 a.m. every morning.

 

		5.	All cash stackers will be transported to the cash count
room in presence of the representatives from the Venue Owner and Elixir.

 

		6.	At least two Elixir representatives together with the Venue
Owner personnel will conduct the cash count process jointly.

 

		7.	The cash stackers will first be opened by the Elixir representatives
and the bills will then be counted by the Venue Owner personnel twice to verify the accuracy of cash count.

 

		8.	The amount will be recorded to the Daily Cash Collection
Report by each machine or stacker number.

 

		9.	All hundred dollar denominated bills will be tested by
the bill verification machines in the presence of both Venue Owner and Elixir treasury personnel. Any counterfeit notes will be
documented in the Daily Cash Collection Report and deducted from the gross net win calculation. This sign off by both parties
is final and no changes could be made to the results afterward. For the avoidance of doubt, in the case of discovery of counterfeit
notes or coins, the responsibility or the apportionment of loss between the Venue Owner and Elixir shall be discussed and approved
by the Machines Operation Committee on a case by case basis.

 

    	44

    	 

    

 

		10.	After all stackers are opened and the cash count is completed,
the Venue Owner personnel will sum up the total actual cash bills in for the day and the calculation will be verified by the Elixir
representative.

 

		11.	The cash count process shall be completed before 1:00 p.m.
in the afternoon on a daily basis and the Daily Collection Report will be reviewed and signed off by both the Venue Owner and
Elixir treasury personnel.

 

		12.	The Venue Owner will provide Elixir a Cancelled Credit
Report with supporting vouchers by 10:00 a.m. every day. The Cancelled Credit Report shall contain information on (i) the winnings
(including but not limited to jackpot, if applicable) paid out and (ii) if applicable, all amounts deposited into the Machines
at the EGT Areas by the Venue Owner to ensure there are a reasonably sufficient number of coins to pay out the winnings, during
the same day

 

		13.	The Elixir representative will review the supporting vouchers
to verify the accuracy of the actual cash payout. If discrepancies cannot be resolved before the daily cash settlement, any adjustments
will be discussed and if applicable, made by the Machines Operation Committee at a later day. Any unresolved discrepancies shall
not affect or hinder the daily cash settlement process.

 

		14.	The daily settlement shall occur on or before 2:00 p.m.
in the afternoon. The Daily Gross Win shall equal to the total cash collected reduced by the actual cash payout; the reasonable
amount of coins deposited based on the Cancelled Credit Report; and any negative Daily Gross Win of the immediate preceding day.
The calculation of the Daily Gross Win will be reviewed and signed off by both the Venue Owner and Elixir representatives.

 

		15.	On a daily basis, Elixir authorized representative shall
collect :

 

		(a)	the entire amount of Daily Gross Win from the Chinese Restaurant
Area (which is applicable at any time on and prior to the Chinese Restaurant Area Gross Win Receipt Date) OR
25% of Daily Gross Win from the Chinese Restaurant Area (which is applicable commencing from the day immediately after the Chinese
Restaurant Area Gross Win Receipt Date);

 

		(b)	the entire amount of Daily Gross Win from the Lounge Area
(which is applicable at any time on and prior to the Lounge Area Gross Win Receipt Date) OR 25% of Daily
Gross Win from the Lounge Area (which is applicable commencing from the day immediately after the Lounge Area Gross Win Receipt
Date); and

 

    	45

    	 

    

 

		(c)	25% of Daily Gross Win from the Original Area and the Additional
Lobby Floor Area,

 

directly out from the cash collection
amount right after the the Daily Collection Report and the Cancelled Credit Report have been signed off by both the Venue Owner
and Elixir representatives (subject however to paragraph 17 below);

 

		16.	The Venue Owner shall not be entitled to make any counterclaim
or set-off on the amount of Daily Gross Win to be collected by Elixir in accordance with paragraph 15 above. Any costs or payment
payable by Elixir pursuant to Clause 1.4, 1.5 or 1.6 of the Agreement shall be separately settled by Elixir.

 

		17.	If on or before 2:00 pm in the afternoon, the Venue Owner
fails to provide the Cancelled Credit Report for a particular day for whatever reason, or if the parties fail, for whatever reason,
agree on and sign off the calculation of the Daily Gross Win, then the parties shall use the amount of the Daily Gross Win of
the immediate preceding day on which the parties have agreed and signed off as benchmark (the “Benchmark Amount”)
and Elixir shall be entitled to collect the Benchmark Amount (or the relevant portion thereof in accordance with paragraph 15
above and Clause 3.2 of this Agreement) as a substitute for the Daily Gross Win for that day. Any reconciliation of difference
between the Benchmark Amount and the actual Daily Gross Win of the relevant day and the corresponding settlement between the parties
shall be performed by the parties as soon as reasonably practicable but in any case during the next following calendar day.

 

		18.	Without prejudice to paragraph 17 above, in case there
are any problem in the daily cash count or if the settlement process cannot be completed with the same day, the Venue Owner shall
first notify the CEO or the Finance Director of Elixir by phone or email immediately.

 

		19.	For the avoidance of doubt, all references to hours of
a day in this Schedule are referring to the hours within the same calendar day.
References to times in this Schedule are to Cambodia times.

 

		20.	Notwithstanding anything to the contrary contained in this
Agreement, if there is a negative Daily Gross Win for a particular day, ELIXIR shall not under any circumstance be required to
share any operating loss of the Machines at the EGT Areas. However, operating loss of the Machines at the EGT Areas (or negative
Daily Gross Win) in any preceding day shall be carried forward or taken into account in calculation of the Daily Gross Win of
the relevant day.

 

    	46BVSN lease agreement

		
			FIRST AMENDMENT
		

		
			 
		

		
			THIS FIRST AMENDMENT (this “Amendment”) is made and entered into as of __________________, 2014, by and between VII Pac Shores Investors, L.L.C., a Delaware limited liability company (“Landlord”), and BROADVISION, INC., a Delaware corporation (“Tenant”).
		

		
			 
		

		
			RECITALS
		

		
			 
		

		
			A.Landlord and Tenant are parties to that certain lease dated April 18, 2012 (as amended, the “Lease”).  Pursuant to the Lease, Landlord has leased to Tenant space currently containing approximately 16,399 rentable square feet (the “Premises”) described as Suite No(s). 210 and 230 on the 2nd floor of the building commonly known as 1700 Seaport Boulevard located at 1700 Seaport Boulevard, Redwood City, CA (the “Building”).
		

		
			 
		

		
			B.The Lease will expire by its terms on June 30, 2015 (the “Existing Expiration Date”), and the parties wish to extend the term of the Lease on the following terms and conditions.
		

		
			 
		

		
			NOW, THEREFORE,  in consideration of the above recitals which by this reference are incorporated herein, the mutual covenants and conditions contained herein and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows:
		

		
			 
		

			
	
			
				 1.
			

			
	
			
			Extension.  The term of the Lease is hereby extended through June 30, 2018 (the “Extended Expiration Date”).  The portion of the term of the Lease beginning on the date immediately following the Existing Expiration Date (the “Extension Date”) and ending on the Extended Expiration Date shall be referred to herein as the “Extended Term”.

		
			 
		

		
			2.Base Rent.  During the Extended Term, the schedule of Base Rent shall be as follows:
		

		
			 
		

			
					
						Period of Extended Term

					
					
						Monthly Base Rent

				
	
					
						7/1/15 – 6/30/16

					
					
						$57,396.50

				
	
					
						7/1/16 – 6/30/17

					
					
						$59,118.40

				
	
					
						7/1/17 – 6/30/18

					
					
						$60,891.95

				

		
			 
		

		
			All such Base Rent shall be payable by Tenant in accordance with the terms of the Lease.
		

		
			 
		

		
			Notwithstanding the foregoing, Base Rent shall be abated, in the amount of $57,396.50 per month, for the first full calendar month of the Extended Term; provided, however, that if a Default exists when any such abatement would otherwise apply, such abatement shall be deferred until the date, if any, on which such Default is cured.
		

		
			 
		

		
			3.Security Deposit.  No additional security deposit shall be required in connection with this Amendment.
		

		
			 
		

		
			4.Expenses and Taxes.  During the Extended Term, Tenant shall pay for Tenant’s Share of Expenses and Taxes in accordance with the terms of the Lease.
		

		
			 
		

		

		

		 

		

			 

		

 

		5.Improvements to Premises.
		

		
			 
		

		
			5.1.Configuration and Condition of Premises.  Tenant acknowledges that it is in possession of the Premises and agrees to accept them “as is” without any representation by Landlord regarding their configuration or condition and without any obligation on the part of Landlord to perform or pay for any alteration or improvement, except as may be otherwise expressly provided in this Amendment.
		

		
			 
		

		
			5.2.Responsibility for Improvements to Premises.  Tenant shall be entitled to perform improvements to the Premises, and to receive an allowance from Landlord for such improvements, in accordance with the Work Letter attached hereto as Exhibit A.
		

		
			 
		

		
			6.Other Pertinent Provisions.  Landlord and Tenant agree that, effective as of the date of this Amendment (unless different effective date(s) is/are specifically referenced in this Section), the Lease shall be amended in the following additional respects:
		

		
			 
		

		
			6.1.Furniture.  Effective as of the date of mutual execution and delivery of this Amendment, Landlord, in consideration of $1.00 and other valuable consideration, the receipt and sufficiency whereof are hereby acknowledged, hereby quitclaims and conveys Landlord’s Furniture (defined in Section 7 of Exhibit F to the Lease) to Tenant.  All warranties of title, quality, condition, fitness of use, and merchantability are hereby excluded and Tenant accepts the Furniture in its “as is” / “where is” condition.”  Accordingly, from and after the date of mutual execution and delivery of this Amendment, as between Landlord and Tenant, the Furniture shall be deemed Tenant’s personal property for all purposes under the Lease.
		

		
			 
		

		
			6.2.California Public Resources Code § 25402.10.  If Tenant (or any party claiming by, through or under Tenant) pays directly to the provider for any energy consumed at the Building, Tenant, promptly upon request, shall deliver to Landlord (or, at Landlord’s option, execute and deliver to Landlord an instrument enabling Landlord to obtain from such provider) any data about such consumption that Landlord, in its reasonable judgment, is required to disclose to a prospective buyer, tenant or mortgage lender under California Public Resources Code § 25402.10 or any similar law.
		

		
			 
		

		
			6.3.California Civil Code Section 1938.  Pursuant to California Civil Code § 1938, Landlord hereby states that the Premises have not undergone inspection by a Certified Access Specialist (CASp) (defined in California Civil Code § 55.52).
		

		
			 
		

		
			7.Miscellaneous.
		

		
			 
		

		
			7.1.This Amendment and the attached exhibit, which are hereby incorporated into and made a part of this Amendment, sets forth the entire agreement between the parties with respect to the matters set forth herein.  There have been no additional oral or written representations or agreements.  Tenant shall not be entitled, in connection with entering into this Amendment, to any free rent, allowance, alteration, improvement or similar economic incentive to which Tenant may have been entitled in connection with entering into the Lease, except as may be otherwise expressly provided in this Amendment.
		

		
			 
		

		
			7.2.Except as herein modified or amended, the provisions, conditions and terms of the Lease shall remain unchanged and in full force and effect.
		

		
			 
		

		

		

		 

		

			 

		

 

		7.3.In the case of any inconsistency between the provisions of the Lease and this Amendment, the provisions of this Amendment shall govern and control.
		

		
			 
		

		
			7.4.Submission of this Amendment by Landlord is not an offer to enter into this Amendment but rather is a solicitation for such an offer by Tenant.  Landlord shall not be bound by this Amendment until Landlord has executed and delivered it to Tenant.
		

		
			 
		

		
			7.5.Capitalized terms used but not defined in this Amendment shall have the meanings given in the Lease.
		

		
			 
		

		
			7.6.Tenant shall indemnify and hold Landlord, its trustees, members, principals, beneficiaries, partners, officers, directors, employees, mortgagee(s) and agents, and the respective principals and members of any such agents harmless from all claims of any brokers (other than Cornish & Carey Commercial, a California corporation) claiming to have represented Tenant in connection with this Amendment.  Landlord shall indemnify and hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees, and agents, and the respective principals and members of any such agents harmless from all claims of any brokers claiming to have represented Landlord in connection with this Amendment.  Tenant acknowledges that any assistance rendered by any agent or employee of any affiliate of Landlord in connection with this Amendment has been made as an accommodation to Tenant solely in furtherance of consummating the transaction on behalf of Landlord, and not as agent for Tenant.
		

		
			 
		

		
			7.7.If Tenant has any expansion right (whether such right is designated as a right of first offer, right of first refusal, expansion option or otherwise) that was granted to Tenant under the Lease (as determined without giving effect to this Amendment) and that, by virtue of this Amendment, will continue in effect during the Extended Term, then, from and after the Extension Date, such expansion right shall be subject and subordinate to any expansion right (whether such right is designated as a right of first offer, right of first refusal, expansion option or otherwise) of any tenant of the Building or Project existing on the date of mutual execution and delivery hereof.
		

		
			 
		

		
			[SIGNATURES ARE ON FOLLOWING PAGE]
		

		
			 
		

		

		

		 

		

			 

		

 

		IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment as of the day and year first above written.
		

		
			 
		

		
			 
		

			
					
						 

					
					
						LANDLORD:

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						VII Pac Shores Investors, L.L.C., a Delaware limited liability company

					
						 

					
						 

					
						By:

					
						Name:

					
						Title:

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						TENANT:

				
	
					
						 

					
					
						 

					
						BROADVISION, INC., a Delaware corporation

					
						 

					
						By:_____________________________

					
						 

					
						Name:_____________________________

					
						 

					
						Title:_____________________________

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						 

				
	
					
						 

					
					
						 

				

		
			 
		

		
			 
		

		

		

		 

		

			 

		

 

		EXHIBIT A
		

		
			 
		

		
			WORK LETTER
		

		
			 
		

		
			 
		

		
			As used in this Exhibit A (this “Work Letter”), the following terms shall have the following meanings:
		

		
			 
		

			
	
			
				 (i)
			

			
	
			
			“Tenant Improvements” means all improvements to be constructed in the Premises pursuant to this Work Letter;

		
			 
		

			
	
			
				 (ii)
			

			
	
			
			“Tenant Improvement Work” means the construction of the Tenant Improvements, together with any related work (including demolition) that is necessary to construct the Tenant Improvements; and

		
			 
		

			
	
			
				 (iii)
			

			
	
			
			“Agreement” means the amendment of which this Work Letter is a part.

		
			 
		

			
	
			
				 1
			

			
	
			
			ALLOWANCE.

			
	
			
				 1.1
			Allowance.  Tenant shall be entitled to a one-time tenant improvement allowance (the “Allowance”) in the amount of $115,045.00 (i.e., $7.00 per rentable square foot of the Premises) to be applied toward the Allowance Items (defined in Section 1.2 below).  Tenant shall be responsible for all costs associated with the Tenant Improvement Work, including the costs of the Allowance Items, to the extent such costs exceed the lesser of (a) the Allowance, or (b) the aggregate amount that Landlord is required to disburse for such purpose pursuant to this Work Letter.  Notwithstanding any contrary provision of this Agreement, if Tenant fails to use the entire Allowance by February 28, 2016, the unused amount shall revert to Landlord and Tenant shall have no further rights with respect thereto; provided, however, that if no Default then exists, Landlord shall apply the unused Allowance against installments of Monthly Rent next coming due under this Lease.

			
	
			
				 1.2
			Disbursement of Allowance.

		
			1.2.1Allowance Items.  Except as otherwise provided in this Work Letter, the Allowance shall be disbursed by Landlord only for the following items (the “Allowance Items”):  (a) the fees of Tenant’s architect and engineers, if any, and any Review Fees (defined in Section 2.3 below); (b) [Intentionally Omitted]; (c) plan-check, permit and license fees relating to performance of the Tenant Improvement Work; (d) the cost of performing the Tenant Improvement Work, including after hours charges, testing and inspection costs, freight elevator usage, hoisting and trash removal costs, and contractors’ fees and general conditions; (e) the cost of any change to the base, shell or core of the Premises or Building required by Tenant’s plans and specifications (the “Plans”) (including if such change is due to the fact that such work is prepared on an unoccupied basis), including all direct architectural and/or engineering fees and expenses incurred in connection therewith; (f) the cost of any change to the Plans or the Tenant Improvement Work required by Law; (g) [Intentionally Omitted]; (h) sales and use taxes; and (i) all other costs expended by Landlord in connection with the performance of the Tenant Improvement Work.
		

		
			1.2.2Disbursement.    Subject to the terms hereof, Landlord shall make monthly disbursements of the Allowance for Allowance Items as follows:
		

		
			1.2.2.1Monthly Disbursements.  Not more frequently than once per calendar month, Tenant may deliver to Landlord:  (i) a request for payment of Tenant’s contractor, approved by Tenant, in 
		
		
 

		

			 

		

 

		AIA G-702/G-703 format or another format reasonably requested by Landlord, showing the schedule of values, by trade, of percentage of completion of the Tenant Improvement Work, detailing the portion of the work completed and the portion not completed (which approved request shall be deemed Tenant’s approval and acceptance of the work and materials described therein); (ii) copies of all third-party contracts (including change orders) pursuant to which the Tenant Improvement Work has been performed (collectively, the “Construction Contracts”); (iii) copies of invoices for all labor and materials provided to the Premises and covered by such request for payment; (iv) executed conditional mechanic’s lien releases from all parties who have provided such labor or materials to the Premises (along with executed unconditional mechanic’s lien releases for any prior payments made pursuant to this paragraph) satisfying California Civil Code §§ 8132 and/or 8134, as applicable; and (v) all other information reasonably requested by Landlord.  Subject to the terms hereof, within 30 days after receiving such materials, Landlord shall deliver a check to Tenant, payable jointly to Tenant and its contractor, in the amount of the lesser of (a) Landlord’s Share (defined below) of the amount requested by Tenant pursuant to the preceding sentence, less a 10% retention (the aggregate amount of such retentions shall be referred to in this Work Letter as the “Final Retention”), or (b) the amount of any remaining portion of the Allowance (not including the Final Retention).  Landlord’s payment of such amounts shall not be deemed Landlord’s approval or acceptance of the work or materials described in Tenant’s payment request.  As used in this Section 1.2.2.1, “Landlord’s Share” means the lesser of (i) 100%, or (ii) the percentage obtained by dividing the Allowance by the estimated sum of all Allowance Items, as determined based on the Construction Contracts.

		
		
			1.2.2.2Final Retention.  Subject to the terms hereof, Landlord shall deliver to Tenant a check for the Final Retention, together with any other undisbursed portion of the Allowance required to pay for the Allowance Items, within 30 days after the latest of (a) the completion of the Tenant Improvement Work in accordance with the approved plans and specifications; (b) Landlord’s receipt of (i) copies of all Construction Contracts; (ii) copies of invoices for all labor and materials provided to the Premises; (iii) executed unconditional mechanic’s lien releases satisfying California Civil Code § 8138; (iv) a certificate from Tenant’s architect, in a form reasonably acceptable to Landlord, certifying that the Tenant Improvement Work has been substantially completed; (v) evidence that all governmental approvals required for Tenant to legally occupy the Premises have been obtained; and (vi) any other information reasonably requested by Landlord; (c) Tenant’s delivery to Landlord of “as built” drawings (in CAD format, if requested by Landlord); or (d) Tenant’s compliance with Landlord’s standard “close‐out” requirements regarding city approvals, closeout tasks, Tenant’s contractor, financial close-out matters, and Tenant’s vendors.  Landlord’s payment of the Final Retention shall not be deemed Landlord’s approval or acceptance of the work or materials described in Tenant’s payment requests.
		

		
			 
		

			
	
			
				 2
			

			
	
			
			MISCELLANEOUS.    

			
	
			
				 2.1
			Applicable Lease Provisions.  Without limitation, the Tenant Improvement Work shall be subject to Sections 7.2,  7.3 and 8 of the Lease.

			
	
			
				 2.2
			Plans and Specifications.  Landlord shall provide Tenant with notice approving or disapproving any proposed plans and specifications for the Tenant Improvement Work within the Required Period (defined below) after the later of Landlord’s receipt thereof from Tenant or the mutual execution and delivery of this Agreement.  As used herein, “Required Period” means (a) 15 business days in the case of construction drawings, and (b) 10 business days in the case of any other plans and specifications (including a space plan).  Any such notice of disapproval shall describe with reasonable specificity the basis for Landlord’s disapproval and the changes that would be necessary to resolve Landlord’s objections.

		 

		

			 

		

 

			
	
			
				 2.3
			Review Fees.  Tenant shall reimburse Landlord, upon demand, for any fees reasonably incurred by Landlord for review of the Plans by Landlord’s third party consultants (“Review Fees”). 

			
	
			
				 2.4
			Tenant Default.  Notwithstanding any contrary provision of this Agreement, if Tenant defaults under this Agreement before the Tenant Improvement Work is completed, then (a) Landlord’s obligations under this Work Letter shall be excused, and Landlord may cause Tenant’s contractor to cease performance of the Tenant Improvement Work, until such default is cured, and (b) Tenant shall be responsible for any resulting delay in the completion of the Tenant Improvement Work.  

			
	
			
				 2.5
			Other.  This Work Letter shall not apply to any space other than the Premises.

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