Document:

Exhibit
10.7

 

GROUND LEASE AGREEMENT

 

THIS LEASE is made the 29th
day of October, 2007, to be effective upon the Effective Date as defined in the
Stock Purchase Agreement executed by the parties hereto simultaneously with the
execution of this Ground Lease Agreement, by and between VCG Holding Company, a
Colorado corporation (“VCG” or “Tenant”), and Bryan S. Foster (“Landlord”).

 

A.            Landlord is the owner of the Premises being commonly
known as 2151 Manana Drive, Dallas, Texas, as described in the legal description
attached hereto and made a part hereof as Exhibit “A” (“Premises” or “Leased
Premises”).

 

B.            Landlord desires to lease the Premises to Tenant, and
Tenant desires to take and lease the Premises from Landlord.

 

NOW, therefore, for and
in consideration of the rents reserved hereunder and the terms and conditions
hereof, Landlord hereby rents, demises, and leases to Tenant, and Tenant takes
and leases from Landlord the Premises, all upon the following terms and
conditions.

 

ARTICLE I

TERM OF
LEASE AND USE OF PREMISES

 

1.1           Term. The term of the Lease
shall commence on the Effective Date, as that term is defined in the Stock
Purchase Agreement executed by the parties simultaneously hereto, and shall end
on the last day of the 60th month from the Effective Date.

 

1.2           Extended Term. Landlord shall grant
the option to Tenant four 5-year options to renew this Lease. Tenant shall
provide written notice of election to decline such option 90 days prior to the
expiration of the initial or subsequent terms described above or this Lease
shall automatically extend to the succeeding renewal period. Each option period
shall be at an increased rate of 10% increase over the prior term’s rental
obligation.

 

1.3           Initial Rental Obligation.
Tenant shall pay Twenty-Five Thousand ($25,000.00) Dollars to Landlord on the
1st day of each month and continuing thereafter on a monthly basis for the
first term and each and every month during the term (“Monthly Rent”). Tenant
shall pay to Landlord the pro rata portion of the rent due from the Effective
Date through the last day of the month in which the Effective Date occurs, and
said Monthly Rent shall thereafter be paid on a regular and continuing basis as
stated in this Section,

 

1.4           Use of Premises. The Leased
Premises shall be used and occupied as an adult entertainment facility, or
adult cabaret, or for such other lawful purpose as Tenant may elect, so long as
Tenant obtains and maintains a Specialized Certificate of Occupancy and the
Dallas License, as that term is defined in the Stock Purchase Agreement
executed simultaneously hereto, or the equivalent to operate as an adult
cabaret.

 

(INITIALED: BF,
MO)

 

 

1.5           Compliance with the Law. In
its use and occupancy of the Leased Premises, and the exercise of its rights
hereunder, Tenant shall, at its sole cost and expense, promptly comply with all
federal, state, county, or municipal laws, ordinances, rules, regulations,
directives, orders and/or requirements (collectively “Governmental
Regulations”) now in force or which may hereafter be in force with respect to
the Premises due specifically to Tenant’s use and occupancy of the Premises and
Tenant’s business conducted thereon. Tenant shall not permit any use of the
Leased Premises which would directly or indirectly violate any such law, ordinance,
regulation or direction, or which may be dangerous to any of the personal
property located at the Premises.

 

1.6           Assignment and Subletting.
Tenant shall have the right to sublease all or any part of the Leased Premises
subject to the terms hereof without the consent of the Landlord, so long as
Tenant remains primarily liable for all terms hereof, and the Landlord shall
not be required to engage in any manner with the sub-tenant.

 

1.7           Assignment by Landlord. Landlord
shall have the right to assign this Lease, collaterally or otherwise, without
Tenant’s consent; provided, however, that Landlord shall give written notice to
Tenant of any proposed assignment at least thirty (30) days prior thereto. No
assignment by Landlord shall alter the rights of Tenant hereunder, and all of
the recitals, terms, covenants, and conditions of this Lease shall remain in
full force and effect upon the assignment. Upon any assignment by Landlord,
Tenant shall make rental payments to the assignee unless and until the assignee
actually delivers to Tenant a written notice directing rental payments to
thereafter be made to the assignor. In the event of the transfer and assignment
by Landlord of its interest in the Lease and in the Premises to a person
expressly assuming Landlord’s obligations under this Lease, Landlord shall
remain liable hereunder unless released by the Tenant in which case Tenant
agrees to look solely to such successor in interest of the Landlord for
performance of such obligations. Any security given Tenant to Landlord to
secure Tenant’s obligations hereunder may be assigned and transferred by
Landlord to such successor-in-interest and Landlord will thereby be discharged
of any further obligations relating thereto.

 

1.8           Tenant agrees to deposit with
Landlord the sum of Twenty-Five Thousand ($25,000.00) Dollars, which sum shall
be held by Landlord, without liability for interest, as security for the
performance of Tenant’s obligations under this Lease, it being expressly
understood and agreed that this security deposit is not an advance rental
deposit, or a measure of Landlord’s damages in case of Tenant’s default. Upon
each occurrence of a Tenant Default (hereinafter defined), Landlord may use all
or part of the security deposit to pay past due rent or other payments due
Landlord under this Lease, and the cost of any other damage, injury, expense or
liability caused by such Tenant Default without prejudice to any other remedy
provided herein or provided by law. On demand, Tenant shall pay Landlord the
amount that will restore the security deposit to its original amount. The
security deposit shall be deemed the property of Tenant and any remaining
balance of such security deposit not used by the Landlord pursuant to this
Lease shall be returned by Landlord to Tenant within sixty (60) days after
Tenant’s obligations under the Lease have been fulfilled. Notwithstanding any
terms or provisions hereof to the contrary, the Security Deposit shall be
returned to Tenant in the event that Tenant terminates this Lease in accordance
with its terms.

 

(INITIALED: BF, MO)

 

 

1.9           Late Charges. If Tenant fails
to pay any installment of Monthly Rent on or before the fifteenth (15th)
day of the calendar month, then Tenant shall pay to Landlord, in addition to
the installment of Monthly Rent, five percent (5%) of such installment, as a
late payment fee. Notwithstanding the foregoing, Landlord shall provide notice
to Tenant if any installment of Monthly Rent is not paid on or before the
fifteenth (15th) day of the calendar month.

 

ARTICLE
II

ADDITIONAL
RENT

 

2.1           Additional
Rental Obligation. In addition to the rental sum described above, Tenant
shall pay the following:

 

a. Utilities. Tenant shall promptly pay and
discharge the cost of all utilities in connection with Tenant’s use of the
Leased Premises and Building thereon. In the event that any such utility charge
is unpaid, Landlord may, at its option, pay and discharge such charge,
notifying Tenant of such payment and forthwith being reimbursed on demand for
such payment by Tenant;

 

b. Taxes. Tenant shall pay, before they become
delinquent, any ad valorem taxes, including but not limited to real estate and
personal property taxes, waste disposal assessments, or other assessments for
public or municipal improvements that are assessed or imposed upon the Leased
Premises and Building thereon during the time of the Lease including all such
taxes for the year 2007. Landlord shall furnish to Tenant within five days
after receipt of any such tax or assessments which shall be levied on the property.
Tenant shall promptly pay the real estate and personal property taxes,
assessments or other costs imposed upon the land, prior to such obligation
becoming delinquent, evidencing an official receipt as paid in full and
providing same to Landlord. Tenant shall pay before delinquency any and all
taxes on the real estate and personal property which are levied or assessed
and/or which become payable during the Lease Term for the year 2007 upon all or
any part of the Building, improvements, equipment, furniture, fixtures, and
other personal property, although same may be assessed and taxed with the real
property.

 

c. Insurance.
Tenant shall procure and maintain, and pay all premiums, fees and charges for
the purpose of procuring and maintaining continuously throughout the Term: (i)
insurance on the Improvements (including building and fixtures on the Premises)
against loss or damage by fire or other casualty with endorsements providing
what is commonly known as all risk fire and extended coverage (but not including
flood or earthquake coverage), vandalism and malicious mischief insurance, in
an amount equal to the full replacement cost thereof; and (ii) general
liability insurance with a combined single limit of not less than One Million
Dollars ($1,000,000.00) for any bodily injury or property damage, with a
deductible that is consistent with Tenant’s insurance practices. Landlord may
procure and maintain general liability insurance. All property, casualty and
other policies of insurance referred to in this Lease shall include the other
party, as their interest may appear, as additional insureds, shall insure such
party against liability arising out of the other party’s negligence or, to the
extent typically covered by a standard policy of commercial general liability
insurance, the negligence of any other person, firm or corporation and contain
a contractual liability endorsement for liabilities assumed by the other party
under this Lease. All policies procured hereunder shall be on standard policy
forms issued by insurers of recognized responsibility, rated APlusXII or better
by Best’s Insurance Rating Service, qualified to do business in Texas. A
certificate of such insurance shall be delivered to the other party prior to
the Lease Commencement Date and thereafter not less than fifteen (15) days
after the expiration thereof and shall provide that such policy may not be
cancelled or modified except upon not less than thirty (30) days written notice
to the other. Any insurance required or permitted to be carried pursuant to
this paragraph may be carried under a policy or policies covering other
liabilities and locations of Landlord or Tenant; provided, however, that such

 

(INITIALED:  BF, MO)

 

 

policy or policies shall
apply to the property required to be insured as set forth above and, with
respect to Tenant, in an amount not less than the amount of insurance required
to be carried by Tenant.

 

d. Licenses.
Tenant shall be liable for, and shall pay throughout the Term, all license and
excise fees and occupation taxes covering the adult cabaret conducted on the
Premises, including but not limited to any specialized certificates of
occupancy required.

 

2.2            Failure of Tenant to Provide
Insurance. Should Tenant occupy the Leased Premises without providing the
required insurance coverage, Landlord, at its option, may obtain the required
insurance coverage and Tenant shall pay the premiums for same as additional
rent within five days of the receipt of notice of payment from Landlord.

 

2.3            Failure to Pay Taxes. Should
Tenant fail or refuse to pay any real estate or personal property taxes, waste
disposal assessments, or other assessments for public or municipal
improvements, Landlord shall elect to pay same, after giving written notice to
Tenant of its intent to do so, and Tenant shall reimburse Landlord for the
payment as additional rent within five days of the receipt of notice of payment
from Landlord.

 

ARTICLE
III

REPAIRS
AND MAINTENANCE

 

3.1            Maintenance.

 

a.
Tenant shall, at its own expense, keep in good repair buildings and fixtures as
found on the Leased Premises, including without limitation the heating and air
conditioning systems, plumbing, lighting and electrical systems, partitions,
exterior and interior doors, windows (including plate glass), fixtures and the
interior of walls, floors and ceilings and comply with all governmental
requirements as to the condition of the Leased Premises.

 

b.
Exterior maintenance of the Leased Premises shall be provided by Tenant.

 

3.2            Liens. Tenant will not create
or permit to be created or remain, and will promptly discharge, at its sole
cost and expense, any lien, encumbrance or charge upon the Leased Premises and
Building thereon or any part thereof or upon Tenant’s leasehold interest
therein, which arises out of the use or occupancy of the Leased Premises and
Building thereon by Tenant or by reason of any labor and material furnished or
claimed to have been furnished to Tenant or by reason of any construction,
addition, or alteration, on any part of the Leased Premises by Tenant.
Landlord, at its sole option, may cause to be discharged any lien, encumbrance
or charge upon the Leased Premises, or any part Thereof or upon Tenant’s
leasehold interest therein. Tenant shall immediately pay to Landlord on demand
an amount equal to the cost of discharging such interest, plus all fees and
expenses reasonably incurred in connection therewith, including, but not
limited to reasonable attorney’s fees.

 

ARTICLE
IV

OPTION

 

4.1            First
Right of Refusal. Landlord hereby grants to Tenant (VCG) a first right of
refusal to purchase the property during the term and any extensions of this
Lease Agreement.

 

(INITIALED:  BF, MO)

 

 

4.2            Option
to Purchase. Landlord hereby grants the Tenant an option to purchase the
Leased Premises, at any time on or after the 10th year anniversary date of this
Lease Agreement, at fair market value but in no event less than Three Million
Dollars ($3,000,000.00) provided that Tenant is not in default under the terms
of the Lease and the Lease has not otherwise been terminated. In determining
fair market value, an appraiser shall be obtained and shall value the property
as an adult cabaret. In no event shall the fair market value be less than Three
Million Dollars ($3,000,000.00) at the time of the evaluation.

 

4.3            Right
of Reversion. Should Tenant or its assigns fail or refuse to exercise its
option to purchase as herein described, and the term of the Lease or any
extensions thereof end, then the title and ownership of the Improvements
(including the building), Fixtures and Personal Property related to 2151 Manana
Drive, Dallas, Texas and the Leased Premises shall revert back to the Landlord.
At the expiration of the Term, Tenant, if requested by Landlord, shall execute
any and all documents necessary to evidence that ownership and title to the
aforementioned Improvements (including the building), Fixtures and Personal
Property is in Landlord and to extinguish and remove any cloud or potential
cloud on the title to the Premises and/or the Improvements

 

ARTICLE V

LOSS OR DESTRUCTION

 

5.1           Loss
or Destruction. Pursuant to a Stock Purchase Agreement dated October 29,
2007, having an Effective Date as defined in said Stock Purchase Agreement
(“Purchase Agreement”), VCG will purchase the building currently erected on the
Leased Premises. Should the building be destroyed or damaged by fire or other
disaster, Tenant shall have the option as follows:

 

a. rebuild the building in a quality and manner at
least as good as the quality and manner of the building as of the Effective
Date of the Purchase Agreement. The work of repair or restoration, which shall
be completed with due diligence, shall be commenced within a reasonable time
after the damage or loss occurs; or

 

b. pay the insurance proceeds received for the
destruction or loss of the building to Landlord, unless Tenant shall exercise
the options contained in Article IV hereof.

 

Neither Monthly
Rent nor any other rental hereunder shall abate while the Improvements are
being repaired or restored; provided, however, in the event the Leased Premises
cannot be used for the operation of the business due to the extent of the loss
or destruction there shall be a 120 day abatement in Monthly Rent due under the
:Lease and there shall be a corresponding extension of the lease term not to
exceed four (4) months.

 

ARTICLE VI EARLY TERMINATION

 

6.1            Right
to Terminate. Landlord hereby grants Tenant the limited right to early
termination of the Lease Agreement herein, at the option of Tenant, should the
Leased Premises lose the right to operate as an adult cabaret due to a change
in local, state, or federal law which prevent its ordinary use as an adult
cabaret. The early termination rights herein are solely provided and may only
be exercised in the event Tenant has lost the use of the Leased Premises and Building
and Improvements for the permitted use as an adult cabaret through a change in
local, state, or federal law which prevent its ordinary use as an adult
cabaret. Tenant has no other early termination right. It is expressly
understood by Landlord and Tenant that Tenant shall not be allowed early
termination for its loss of use of the Leased Premises as an adult cabaret as a
result of Tenant’s actions and inactions, during the

 

(INITIALED:  BF, MO)

 

 

operation
of the Business, which result in the loss of the ability to use the Leased
Premises as an adult cabaret.

 

ARTICLE
VII

CONDEMNATION

 

7.1           Condemnation/Eminent Domain.

 

a. Condemnation. If the Leased Premises are
taken by any

authorized entity by eminent domain or by private sale to a governmental authority
under the threat thereof, or if part of the Leased Premises is taken so as to
substantially interfere with the use thereof, then Tenant shall have the
option, to be exercised within sixty (60) days after the taking, to terminate
this Lease by notice to Landlord, which termination shall be deemed to be
effective as of the date the condemning authority takes title or possession,
whichever first occurs, and all rentals shall be paid up to that date. In such
an event all ownership and title to the Improvements (including building),
Fixtures and Personal Property revert back to Landlord.

 

b. Rights in Awards. In the event Tenant does
not exercise his right to terminate the Lease, Landlord and Tenant will be
entitled to share any condemnation award according to their respective
interests.

 

c. Apportionment
of Partial Award. If there occurs a Partial Taking and Tenant elects not to
terminate the Lease, Landlord and Tenant shall be entitled to receive and
retain such separate awards and portions of lump sum awards as may be allocated
to their respective interests in any condemnation proceedings, or as may be
otherwise agreed, taking into consideration the fact that Landlord’s interest
in the premises is limited to the Land, as encumbered by this Lease, a reversionary
interest in the Improvements (including building), Fixtures and Personal
Property upon the expiration of the Term or termination of the Lease, and the
right to receive rent hereunder. If the Premises shall be restored as herein
provided, Tenant shall first be entitled to recover the costs and expenses
incurred in such restoration out of any such award. Thereafter, if the
condemning authority does not make separate awards and the parties are unable
to agree as to amounts that are to be allocated to the respective interests of
Landlord and Tenant, then each party shall select an independent M.A. I. real
estate appraiser (an “Appraiser”). Each appraiser shall separately determine
the amount of the balance of the condemnation award that is to be allocated to
the interests of Landlord and Tenant. If the percentage of the balance of the
total award each Appraiser allocates to Landlord (a) are within ten (10%) of
each other, the two (2) allocations shall be averaged and such average shall be
the final allocation of the award, or (b) are not within ten (10%) of each
other, the two Appraisers shall then select a third Appraiser who shall
independently allocate the award between Landlord and Tenant, and the middle of
such three (3) allocations shall be the final allocation of the award.

 

(INITIALED: BF, MO)

 

 

ARTICLE VIII ENVIRONMENTAL/HAZARDOUS

SUBSTANCES

 

8.1           Discharge.
“Discharge” shall mean the releasing, spilling, leaking, leaching, disposing,
pumping, pouring, emitting, emptying, dumping, presence, use, handling,
treatment, manufacture, transportation, generation, storage or sale of
Hazardous Substances at, in, on, under or emanating to or from the Premises,
the Common Areas or the Development, directly or through migration, or the
threat thereof, regardless of whether the result of an intentional or
unintentional act or omission.

 

8.2           Environmental
Documents. “Environmental Documents” shall mean all environmental documents
in the possession or under the control of the producing party concerning the
Premises, the Common Areas or the Development, and their environs, including
without limitation, all sampling plans, cleanup plans, preliminary assessment
plans and reports, site investigation plans and reports, remedial investigation
plans and reports, remedial actions plans and reports, or the equivalent,
sampling results, sampling result reports, data, diagrams, charts, maps,
analysis, conclusions, quality assurance/quality control documentation,
correspondence to or from any Governmental Authority, submissions to any
Governmental Authority and directives, orders, approvals and disapprovals
issued by any Governmental Authority.

 

8.3            Environmental Law or Laws.
“Environmental Law” or “Environmental Laws” shall mean each and every
applicable federal, state, regional, county or municipal environmental or
health safety statute ,ordinance, rule, regulation, order, code, directive or
requirement, relating to the environment, Hazardous Substances or health or
safety, including without limitation the Resource Conservation and Recovery
Act, as amended, 42 U.S.C. §6901 et seq.; the Comprehensive Environmental
Response, Compensation and Liability Act, as amended 42 U.S.C. §9601 et seq.;
the Water Pollution and Control Act, 33 U.S.C. §1251 et seq.; the Toxic
Substances Control Act, 15 U.S.C. §2601 et seq., the Clean Water Act, 33 U.S.C.
§1251 et seq.; the Clean Air Act, 42 U.S.C. §7401 et seq.; and the Tank Laws
(as defined below), now or hereafter existing, together with all successor
statutes, ordinances, rules, regulations, orders directives, or requirements
now or hereafter existing.

 

8.4           Governmental
Authority. “Governmental Authority” shall mean the federal, state,
regional, county or municipal government, or any department, agency, bureau or
other similar type body obtaining authority therefrom or created pursuant to
any applicable statutes, ordinances, rules, regulations, orders, codes,
directives or requirements now or hereafter existing.

 

8.5            Hazardous Substance or Hazardous
Substances. “Hazardous Substance” or “Hazardous Substances” shall mean any
substance, material, waste, toxic substance, hazardous substance, hazardous
waste, solid waste, pollution, pollutant, irritant or contaminant, including
without limitation, petroleum, petroleum byproducts or derivatives, asbestos,
polychlorinated biphenyls, mold or other bacterial matter, as defined, listed
or referred to in any Environmental Law, together with any amendments thereto,
regulations promulgated thereunder and all substitutions thereof. Hazardous
Substances shall not include Hazardous Substances used in the Tenant’s
customary business operations provided same are used in such quantities and
handled in such manner as allowed/required under applicable Environmental Laws.

 

8.6           Environmental
Notice. Environmental Notices” shall mean, in addition to its ordinary
meaning, any communications of any nature, whether in the form of
correspondence, memoranda, order, directives or otherwise.

 

(INITIALED: BF, MO)

 

 

8.7           Remediate
or Remediation. “Remediate” or “Remediation” shall mean all actions to
investigate and clean up or respond to any known, suspected or threatened
Discharge of a Hazardous Substance, including without limitation; environmental
investigation, monitoring and sampling; installation, maintenance and removal of
monitoring wells; removal, treatment, neutralization or containment of any
Hazardous Substance; storage of excavated materials; and installation,
maintenance, storage and removal of machinery and equipment used in connection
with the Remediation, to the extent necessary to comply with the applicable
Environmental Laws.

 

8.8            Tank
Laws. “Tank Laws” shall mean all federal, state, regional, county, or
municipal environmental statutes, ordinances, rules or regulations relating to
the underground storage tanks, including, without limitation, the Federal
Underground Storage Law, subtitle 1 of the Resource Conservation and Recovery
Act, as amended, 42 U.S.C. § 6901 et seq. together with any amendments thereto,
regulations promulgated thereunder and all substitutions thereof, and any
successor legislation and regulations.

 

8.9           Underground
Storage Tanks. “Underground Storage Tanks” shall have the meaning ascribed
in such term under the Tank Laws, and shall also include unregulated
underground storage tanks used to store Hazardous Substances.

 

8.10          General Environmental Compliance
Clauses

 

a. Presence
and Use of Hazardous Substances. Neither Tenant nor Tenant’s agents or
contractors shall, without Landlord’s prior written consent, keep any Hazardous
Substances on or about the Premises, the Common Areas or the Development, in
violation of Environmental Laws.

 

b. Tenant’s
Compliance with Environmental Laws. Tenant shall at Tenant’s own expense,
comply with any applicable transaction triggered Environmental Laws, but only
in the event of a closing of Tenant’s operations or transfer of Tenant’s
operations or change in the ownership of Tenant. If such compliance, becomes
necessary due to any action or omission of Landlord, or any third party other
than Tenant, including, without limitation, a trigger of a transaction
triggered Environmental Law due to a change in ownership of the Premises or the
Development, or a change in ownership of Landlord, then Landlord shall, at
Landlord’s own expense, promptly comply with such transaction triggered
Environmental Law. Notwithstanding anything in the contrary set forth in this
Section, and regardless of whether such compliance is triggered by Landlord or
Tenant, Tenant, shall only be responsible to investigate and Remediate
Hazardous Substances at the Premises in the most cost effective manner possible
under the circumstances to comply with applicable Environmental laws, and only
to the extent that the Hazardous Substances were Discharged by Tenant or
Tenant’s employees, agents or contractors. In all other respects, Landlord
shall, at Landlord’s own expense, and without interfering with the ongoing
business operations of Tenant in a commercially unreasonable manner, promptly
comply with such transaction triggered Environmental Laws, including without
limitation taking all other action required by applicable Environmental Laws
with respect to any Discharge of Hazardous Substances. Landlord hereby
represents that to the best of his knowledge that as of the date of execution
of this Lease there exists no violation of Environmental Laws as that term is
defined herein, provided however, if such violation arises as a result of any
act prior to the date of the execution of this Lease, Landlord shall be
responsible for any and all costs associated with such violation or remedy:
provided further, nothing herein shall be construed to prevent Landlord from
seeking contribution and indemnity from prior (i) title holders; (ii) tenants;
(iii) any other generator as that term is used in the definition of Environmental
Laws; or (iv) any other polluter.

 

(INITIALED: BF, MO)

 

c. Information
to Tenant. At no expense to Tenant, Landlord shall promptly provide all
information reasonably requested by Tenant or any applicable Governmental
Authority with respect to Tenant’s obligations under this Section, and shall
promptly sign such affidavits, submissions and other documents reasonably
requested by Tenant or any applicable Governmental Authority.

 

d. Notice of Meetings. Tenant shall use
commercially reasonable efforts to notify Tenant in advance of all meetings
scheduled by Landlord or Landlord’s agents or contractors with any Governmental
Authority with respect to the Premises, the Common Area or the Development and
shall have the right to attend and participate in all such meetings.

 

ARTICLE
IX

GENERAL
PROVISIONS

 

9.1            Quiet
Enjoyment. Tenant shall, provided Tenant shall not be in default hereunder,
be permitted to peaceably and quietly hold and enjoy the Leased Premises during
the term hereof.

 

9.2            Access
to Premises. Landlord, its agents, servants, or employees may enter the
Premises at reasonable times with reasonable advance notice to Tenant (or an
authorized employee of Tenant at the Premises), and at any time, upon
reasonable notice to Tenant under the circumstances, in an emergency, to do the
following: inspect the Premises; comply with all laws, orders, ordinances and
requirements of any governmental unit or authority for which Landlord may be
responsible under this Lease, if any; show the Premises to prospective lenders
or purchasers and, during the ninety (90) days immediately prior to the
expiration of this Lease if Tenant declines to renew for an additional term in
accordance with the provisions of this Lease, to prospective tenants, but only
if all such showings are accompanied by a representative of Tenant if so
requested by Tenant; or post (on the Development, but not within or at the
entrance of the Premises) for sale or for lease signs; provided; however, that
all such entries shall be completed promptly in a good workmanlike manner so as
to cause the least practical interference to Tenant’s business and Tenant’s use
of the Premises. In all events, Landlord shall use commercially reasonable
efforts to minimize interference with the Premises and Tenant’s business
operations thereon. If Landlord’s entry materially and substantially interferes
with the conduct of Tenant’s business and/or cause damage to Tenant’s property
(and the entry is not needed because of Tenant’s default, negligence or willful
misconduct), then in such event the rent and any sums due and payable as additional
rents, shall abate in proportion to the extent of the interference and Landlord
shall be liable for any damage to Tenant’s property.

 

9.3            Mutual
Indemnification. Subject to the waiver of subrogation provision, Tenant
agrees to indemnify and hold Landlord harmless from any and all losses,
damages, liability, or expenses (including reasonable attorneys’ fees) incurred
by Landlord, arising from loss of life, personal injury and/or property damage,
caused by or resulting from, in whole or in part, any negligent act or omission
or intentional misconduct of Tenant or any officer, agent, contractor or
employee of Tenant in the Development, in connection with Tenant’s use of
occupancy of the Premises. Subject to the waiver of subrogation provision,
Landlord agrees to indemnify and hold Tenant harmless from any and all losses,
damages, liability, or expenses (including reasonably attorneys’ fees) incurred
by Tenant, arising from loss of life, personal injury and/or property damage,
caused by or resulting from, in whole or in part, any negligent act or omission
or intentional misconduct of Landlord or any officer, agent, contractor or
employee of Landlord, in connection with Landlord’s management and operation of
the Leased Premises.

 

9.4            Concurrent Negligence. Notwithstanding
the provisions of Mutual Indemnification above, in the event of the concurrent
negligence or intentional misconduct of Tenant, its agents,

 

(INITIALED: BF, MO)

 

 

employees, sublessees, or
contractors on the one hand and that the Landlord, its partners, directors,
officers, agents, employees, or contractors on the other hand, which concurrent
negligence or intentional misconduct results in injury or damage to persons or
property and relates to the construction, alteration, repair, addition to,
subtraction from, improvement to, or maintenance of the Leased Premises, a
party’s (the “Indemnifying Party”) obligation to indemnify the other shall be
limited to the extent of the Indemnifying Party’s negligence and/or intentional
misconduct, and that of its agents, employees, sublessees, or contractors,
including the Indemnifying Party’s proportionate share of reasonable costs,
attorneys’ fees, and expenses incurred in connection with any claim, action, or
proceeding brought with respect to such injury or damage.

 

9.5            Tenant’s Default.

 

a. Default.
The occurrence of any one or more of the following events shall constitute a
default of this Lease by Tenant (a “Tenant Default”): (a) the failure by Tenant
to make any payment of Monthly Rent, or any other payment required to be made
by Tenant hereunder, as and when due, where such failure shall continue for a
period of fifteen (15) days after Tenant’s receipt of written notice thereof by
Landlord to Tenant; provided that if Tenant fails to pay Monthly Rent or any
other payment required to be made by Tenant hereunder on time more than two (2)
times in a twelve (12) month period, a Tenant Default shall occur
notwithstanding that such payments have been made within the applicable cure
period; (b) the failure by Tenant to observe or perform any of the covenants,
conditions, or provisions of this Lease to be observed or performed by Tenant,
other than as described in subsection (a) above, where such failure shall
continue for a period of thirty (30) days after Tenant’s receipt of written
notice thereof by Landlord provided that if such cure reasonably requires more
than thirty (30) days to complete, then Tenant shall not be in default if
Tenant shall promptly commence the cure of such Tenant Default and diligently pursues
such cure to completion; (c) the making by Tenant of a general assignment or
general arrangement for the benefit of creditors; the filing of a voluntary
bankruptcy petition by Tenant. If an involuntary bankruptcy petition against
Tenant has been filed and is not contested, dismissed, or stayed within sixty
(60) days of filing); or the appointment of a trustee or receiver to take
possession of substantially all of Tenant’s assets located at the Premises or
of Tenant’s interest in this Lease, where such seizure is not contested,
discharged, or stayed in thirty (30) days after appointment of said trustee or
receiver, provided however, if a final order adjudicating the tenant as being
bankrupt or appointing a trustee or receiver shall have been entered pursuant
to 11 U.S.C. §303 such order shall be an event of default hereunder, or the
filing of a petition for the appointment of same by the Tenant, whichever shall
first occur and (d) failure to maintain the premises as an adult cabaret in
continuous operation, subject to the provisions of Article VI. Notwithstanding
anything in this provision which may be construed to the contrary, Tenant, in
the event of an involuntary bankruptcy petition against it, has the right to
contest an order for relief prior to entry of or defeating the entry of same.

 

b. Remedies
in Default. On the occurrence of the Tenant Default and after the
applicable notice and cure period, and subject to terms and conditions provided
herein, Landlord may, without limiting Landlord in the exercise of any other
right or remedy that Landlord may have by reason or such default, the remedies
of Landlord hereunder being cumulative and not exclusive of one another: (a)
perform on Tenant’s behalf, any unperformed covenant or obligation hereunder constituting
such Tenant Default (after giving Tenant written notice of Landlord’s intention
to do so except in the case of emergency), in which event Tenant shall
reimburse Landlord for all expenses reasonably incurred by Landlord in doing
so, plus interest at the Default Rate, which expenses and interest shall be
additional rent and shall be payable by Tenant immediately on demand therefore
by Landlord; and/or (b) terminate this Lease and collect liquidated damages
from Tenant in an amount equal to (i) the sum of all amounts due hereunder to
the date of termination; plus (ii) the aggregate rent remaining over the
unexpired portion of the Term, plus the reasonable cost to Landlord of any
repairs

 

(INTIALED: BF, MO)

 

 

required to comply with
Tenant’s obligations, all reduced to present value using a discount rate equal
to the interest rate of a governmental security having a mutual closest to the
then current expiration of the Term; less (iii) the aggregate fair net rental
value of the Premises over the remaining portion of the Term (provided,
however, a reasonable period of time, not to exceed twenty four (24) months,
may be considered as a leasing period by which the Premises would not be leased
and therefore no income would be realized for such period) reduced to present
value at the above specified discount rate; plus (iv) Landlord’s costs and
expenses incurred in the enforcement hereof including reasonable attorneys fees
as herein provided, or (c) maintain Tenant’s right to possession, in which case
this Lease shall continue in effect and Landlord shall be entitled to enforce
all of Landlord’s right and remedies under this Lease, include the right to
recover the Rent and other amounts payable hereunder as they become due
hereunder.

 

9.6            Landlord Disclaimer. Except
as may be otherwise in this Lease expressly provided, the Premises is being
leased “AS IS,” with Tenant accepting all defects, if any; and except as
otherwise in the Lease expressly provided, Landlord makes no warranty of any
kind, express or implied, with respect to the Premises (without limitation,
Landlord makes no warranty as to the habitability, fitness or suitability of
the Premises for a particular purpose). This section is subject to any contrary
requirements under applicable law, however, in this regard Tenant acknowledges
that it has been or is being given the opportunity to inspect the Premises and
to have qualified experts inspect the Premises prior to the execution of this
Lease. Landlord is not in receipt of any notice from any governmental authority
regarding a negative environment issue with respect to the Leased Premises and
knows of no negative environment issue with respect to the Leased Premises.

 

9.7           Brokerage
Commission. Landlord and Tenant warrant and represent that they have not
dealt with any real estate broker or salesman in connection with this Lease.
Landlord and Tenant further represent they have dealt with no other person that
would create any liability for the payment of a commission by the other party.
The party who breaches this warranty shall defend, hold harmless, and indemnify
the non-breaching party from any claims or liability arising form the breach.

 

9.8           Choice
of Law. This Lease shall be governed by the laws of the State of Texas.

 

9.9           Authority
to Execute. Tenant represents and warrants that this Lease has been duly
authorized, executed and delivered by and on behalf of Tenant and constitutes
the valid, binding, and enforceable agreement of Tenant in accordance with the
terms hereof. Landlord represents and warrants that this Lease has been duly
authorized, executed and delivered by and on behalf of Landlord, and
constitutes the valid, binding and enforceable agreement of Landlord in
accordance with the terms hereof.

 

9.10         No
Construction Against Drafting Party. Landlord and Tenant acknowledge that
each of them and their respective counsel have had an opportunity to review
this Lease and that this Lease shall not be construed for or against either
party merely because such party prepared or drafted this Lease or any
particular provision thereof.

 

9.11         Number
of Execution Copies/Counterparts. This Lease may be executed in any number
of counterparts, each of which shall be an original, but all of which shall
constitute one instrument.

 

9.12         Prior
Agreement. THIS LEASE CONTAINS THE ENTIRE AGREEMENT OF THE PARTIES HERETO
AND ANY AND ALL ORAL AND WRITTEN AGREEMENTS, UNDERSTANDINGS, REPRESENTATIONS,
WARRANTIES, PROMISES, AND STATEMENTS FO THE PARTIES HERETO AND THEIR RESPECTIVE
OFFICERS, DIRECTORS, PARTNERS, AGENTS, AND BROKERS WITH RESPECT TO THE SUBJECT

 

(INITIALED: BF, MO)

 

 

MATTER
OF THE LEASE, AND ANY MATTER COVERED OR MENTIONED IN THIS LEASE SHALL BE MERGED
IN THIS LEASE AND NO SUCH PRIOR ORAL OR WRITTEN AGREEMENT, UNDERSTANDING,
REPRESENTATION, WARRANTY, PROMISE, OR STATEMENT SHALL BE EFFECTIVE OR BINDING
FOR ANY REASON OR PURPOSE UNLESS SPECIFICALLY SET FORTH IN THIS LEASE. NO
PROVISION OF THIS LEASE MAY BE AMENDED OR ADDED TO EXCEPT BY AN AGREEMENT, IN
WRITING, SIGNED BY THE PARTIES HERETO OR THEIR RESPECTIVE SUCCESSORS IN
INTEREST. THIS LEASE SHALL NOT BE EFFECTIVE OR BINDING ON ANY PARTY UNTIL FULLY
EXECUTED BY BOTH PARTIES HERETO.

 

9.13         Acceptance.
The submission of this Lease to Tenant does not constitute an offer to lease.
This Lease shall become effective only upon the execution and delivery thereof
by both Landlord and Tenant.

 

9.14         Consent.
Except where otherwise expressly provided for in this Lease any consent or
approval required under this Lease, pursuant to the terms of this Lease, may
not be unreasonably withheld, conditioned, or delayed.

 

9.15          Attorneys’ Fees. Should either
party be required to engage an attorney to enforce this Agreement, or the
arbitration section as set forth below, the prevailing party shall receive all
reasonable cost of enforcement, including, but not limited to reasonable
attorney’s fee.

 

9.16

 

a. Notices.
Any notice required or permitted to be given to party under the provisions of
this Lease shall be deemed valid only if given in writing and (i) delivered
personally or (ii) sent via United States Certified Mail, Return Receipt
Requested, with postage prepaid or, (iii) sent via Federal Express or other
similar nationally recognized overnight courier to the recipient for next
business day delivery and addressed by the sender to the intended recipient:

 

If to
VCG Corporation:

 

c/o
Troy Lowry

390
Union Blvd., Suite 540

Lakewood,
CO 80228

 

Copy to:

 

Michael Ocello

1401 Mississippi Ave.,
Suite 10

Sauget, IL 62201

 

Copy to:

Martin A. Grusin

The Law Offices of Martin
A. Grusin P.C.

780 Ridge Lake Blvd.,
Suite 202

Memphis, TN 38120

 

(INITIALED: BF, MO)

 

 

If to Landlord

 

Bryan S. Foster

2171 Manana Drive

Dallas, TX 75220

 

Copy to:

Kevin Richardson

6716 Valley View Lane

Sachse, TX 75048

 

With additional copy to:

Art Selander, Esq.

Quilling, Selander,
Cummiskey & Lownds, P.C

2001 Bryan Tower, Ste.
1800

Dallas, TX 75201

 

b.
All references to days for Notice contained in this Lease shall mean Business
Days, provided however, this provision shall not apply to Section 1.9.

 

9.17         Successors. This Lease binds and
inures to the benefit of the parties and their respective heirs, legal
representatives, successors and assigns.

 

9.18         Recordation.
Tenant and Landlord shall join in the execution of a short form Memorandum of
Lease for purposes of recordation.

 

9.19          Estoppel Certificate. Landlord
and Tenant agree that from time to time upon not less than ten (10) days prior
request by Landlord, Tenant will deliver to Landlord a statement in writing
certifying that (a) this Lease is unmodified and in full force and effect (or
if there have been modifications, that this Lease is in full force and effect
as modified and identifying the modifications), (b) the dates to which the rent
and other charges have been paid, and (c) that so far as the person making the certificate
knows, Landlord is not in default under any provision of this Lease and, if
Landlord is in default specifying each such default of which the person making
the certificate may have knowledge, it being understood that any such statement
so delivered may be relied upon by Landlord, or any successor or assignee or
interest of Landlord, or any prospective purchaser, mortgagee, or any assignee
or any mortgage on the Leased Premises. Landlord also expressly agrees that
this Lease shall not be subordinate to any mortgage that Landlord may grant on
the Leased Premises subsequent to the date of execution of this Lease, and that
no estoppel certificate so requested shall require such subordination and shall
confirm that this Lease shall not be so subordinated.

 

9.20          Waiver of Covenants. No waiver
of any condition or covenant of this Lease shall be deemed to imply or
constitute a further waiver of the same or any other like condition or
covenant, and nothing therein contained shall be construed to be a waiver on
the part of Landlord of any right or remedy at law or otherwise, and all of
Landlord’s remedies herein provided for shall be deemed to be cumulative. A
modification or amendment of this Lease will be valid and effective only if it
is in writing signed by each of the parties.

 

9.21          Headings.
The headings used in this Lease are inserted for convenience and are not to be
considered in the construction of the provisions of this Lease.

 

(INITIALED: BF, MO)

 

 

9.22          Covenants Run With Land. All
covenants and agreements contained in this Lease shall be construed as
covenants running with the land, and all rights and powers given to and
obligations imposed upon the respective parties shall be construed as inuring
to and binding upon the successors in interest and the permitted assigns of the
parties hereto, respectively.

 

9.23          Time
of Essence. Time is of the essence with respect to the performance of the
parties’ obligations under this Lease.

 

9.24          Condition Precedent. This Lease
is expressly contingent upon the execution of and payment of the Purchase Price
under that certain Stock Purchase Agreement dated October 29, 2007, to be
effective on the Effective Date as defined in said Stock Purchase Agreement by
and among VCG Holding Company, a Colorado corporation and Manana Entertainment,
Inc., a Texas corporation, d/b/a Jaguar’s Gold Club Dallas, and Bryan S.
Foster. Absent execution of and payment of the Purchase Price under the
aforementioned Stock Purchase Agreement, this Lease is void ab initio, does not
bind the parties and does not create any right, claim or liability by or
between the parties hereto.

 

9.25          Right
of Offset. Notwithstanding anything contained herein to the contrary, the
Tenant or his assigns or subtenants shall have the right of offset against any
sums due hereunder as a result of Bryan S. Foster (Landlord/Shareholder) or his
assigns default of all or any terms of this Lease or Stock Purchase Agreement
stated above in Section 9.24 to the extent of damages incurred. The right of
offset shall not be exercised until the arbitration procedures set forth in
Section 9.27 have been exhausted.

 

9.26          Limitation
of Damages. No party shall be liable to any other party for any special or
punitive damages, whether at law or equity.

 

9.27          Arbitration.
Each of the parties hereto agrees to submit to binding arbitration any and all
differences and disputes which may arise between them, their heirs, successors,
assigns, employees, officers, directors, affiliates, subsidiaries, or
Shareholders who are related to this Agreement. Prior to initiating
arbitration, the parties shall first meet face-to-face to effect a resolution
of the differences. Any differences which the parties are unable to resolve in
said face-to-face meeting shall be heard and finally settled at a mutually
agreed upon location by the parties, by binding arbitration in accordance with
the Commercial Rules of the American Arbitration Association. If the parties do
not agree upon a location, the arbitration proceeding shall be conducted in
Dallas, Texas. Any award entered in any such arbitration shall be final,
binding, and may be entered and enforced in any court of competent
jurisdiction. The arbitrator shall make such orders and conduct and schedule
all proceedings in connection with the arbitration so that final arbitration
commences no less than thirty (30) days and concludes no later than
seventy-five (75) days after a party files the initial notice of arbitration,
and so that the final arbitration award is made and delivered to the parties
within ninety (90) days after the filing of the initial notice of arbitration.
The cost of such arbitration shall be apportioned as determined by the
arbitrator, in any manner determined by him/her based upon the fault or lack
thereof by the respective parties. If the cost of such arbitration is not
apportioned by the arbitrator, then the cost shall be borne equally between the
parties hereto. Nothing herein contained shall be construed as preventing any
party from instituting legal or equitable action against any of the other
parties for temporary or similar provisional relief to the full extent
permitted under the laws applicable to this Agreement, or any such other
written agreement between the parties or the performance hereof or thereof or
otherwise pending final settlement of any dispute, difference or question by
arbitration. Any such provisional relief may be modified or amended in any way
by the arbitrator at any time after his appointment.

 

(INITIALED: BF, MO)

 

 

 

	
   

  	
  /s/ BF

  	
   

  	
   

  	
   

  
	
   

  	
  Initials

  	
   

  	
  Initials

  	
   

  

 

IN WITNESS WHEREOF, the
parties have executed or have caused this Lease to be executed on October 29,
2007, to be effective as of the Effective Date as defined in the Stock Purchase
Agreement executed simultaneously by the parties hereto.

 

	
   

  	
  LANDLORD:  BRYAN S. FOSTER

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  /s/ Bryan S.
  Forster

  	
   

  
	
   

  	
  BRYAN S. FOSTER

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  TENANT:  VCG HOLDING COMPANY

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  BY:

  	
       /s/Micheal L. Ocello

  	
   

  
	
   

  	
  ITS:

  	
     President

  	
   

  
							

 

(INITIALED: BF,
MO)

 

 

MEMORANDUM
OF DEED OF GROUND LEASE

AND
KEY PROVISIONS SUMMARY

 

	
  Effective Date:

  	
   

  	
                 ,
  2007

  
	
   

  	
   

  	
   

  
	
  Landlord:

  	
   

  	
  Bryan S. Foster

  
	
   

  	
   

  	
   

  
	
  Tenant:

  	
   

  	
  VCG Holding Company, a
  Colorado corporation

  
	
   

  	
   

  	
   

  
	
  Land and Leased
  Premises:

  	
   

  	
  2151 Manana Drive,
  Dallas, Texas, Dallas County, and more particularly described on Exhibit “A”

  
	
   

  	
   

  	
   

  
	
  Notices:

  	
   

  	
  Landlord:

  	
   

  	
  Tenant:

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Bryan S. Foster

  2171 Manana Drive  

  Dallas, Texas 75248

  	
   

  	
  VCG Corporation  

  c/o Troy Lowry  

  390 Union Blvd., Suite 540  

  Lakewood, CO 80228

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  With a copy to:

  	
   

  	
  With a copy to:

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Kevin Richardson  

  6716 Valley View Lane  

  Sachse, TX 75048  

  

  Art Selander, Esq.  

  Quilling, Selander, 

  Cummiskey & Lownds, 

  P.C.  

  2001 Bryan Street, Suite 

  1800  

  Dallas, TX 75201

  	
   

  	
  VCG Holding Corp.  

  c/o Michael Ocello  

  1401 Mississippi Ave., Suite 10  

  Sauget, IL 62201  

  

  Martin A. Grusin  

  The Law Offices of Martin A. 

  Grusin, P.C.  

  780 Ridge Lake Blvd., Suite 202  

  Memphis, TN 38120

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Lease Commencement
  Date:

  	
   

  	
                         ,
  2007

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Rent Commencement Date:

  	
   

  	
                         ,
  2007

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Expiration Date
  (Initial Term):

  	
   

  	
                         31,
  2012

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Lease Term:

  	
   

  	
  Initial Term – five (5)
  years (Section 1.1)  

  Renewal Terms - four (4) terms of five (5) years each (Section 1.2)

  
	
   

  	
   

  	
   

  
	
  Initial Monthly Rent:

  	
   

  	
  $25,000.00

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  2nd Term Monthly Rent:

  	
   

  	
  (if renewed) $27,500.00

  	
   

  	
   

  

 

(INITIALED: BF, MO)

 

 

 

	
   

  	
   

  	
   

  	
   

  	
   

  
	
  3rd Term Monthly Rent:

  	
   

  	
  (if renewed) $30,250.00

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  4th Term Monthly Rent:

  	
   

  	
  (if renewed) $33,275.00

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  5th Term Monthly Rent:

  	
   

  	
  (if renewed) $36,602.50

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Permitted Uses:

  	
   

  	
  Solely for the
  operation of an adult entertainment facility or adult cabaret or for such
  other lawful purpose as Tenant may elect, so long as Tenant maintains a
  Specialized Certificate of Occupancy or the equivalent to operate as an adult
  cabaret (Section 1.4)

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Broker

  	
   

  	
  None

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Exhibits

  	
   

  	
  Exhibit “A” - Legal
  Description

  	
   

  	
   

  

 

If there are any
inconsistencies between this Memorandum of Deed of Ground Lease and Key
Provisions Summary and the other provisions of the Deed of Ground Lease, then
the Deed of Ground Lease shall control.

 

(INITIALED: BF, MO)

 

 

 

	
   

  	
   

  	
  LANDLORD

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  /s/ Bryan S. Foster

  	
   

  
	
   

  	
   

  	
  BRYAN
  S. FOSTER

  
	
   

  	
   

  
	
   

  	
   

  
	
  STATE OF TEXAS

  	
  §

  
	
  COUNTY OF DALLAS

  	
  §

  
				

 

This instrument was
acknowledged before me this 29th day of October, 2007, by BRYAN S. FOSTER.

 

 

	
   

  	
  /s/ Linda Miller

  	
   

  
	
   

  	
   

  	
  Notary Public, State of
  Texas

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  TENANT

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  VCG
  CORPORATION

  
					

 

(NOTARY
STAMP: LINDA MILLER, NOTARY PUBLIC, STATE OF TEXAS, MY COMMISSION EXPIRES
OCTOBER 16, 2009)

 

 

	
   

  	
  By:

  	
  /s/ Micheal L. Ocello

  	
   

  
	
   

  	
   

  	
  Michael Ocello,
  President

  
	
   

  	
   

  
	
   

  	
   

  
	
  STATE OF TEXAS

  	
  §

  
	
  COUNTY OF DALLAS

  	
  §

  
	
   

  	
   

  
					

 

This instrument was
acknowledged before me this 26th day of October, 2007, by Michael
Ocello, President of VCG CORPORATION on behalf of and as the act and deed of
said corporation.

 

 

	
   

  	
  /s/ Christine M. Price

  	
   

  
	
   

  	
   

  	
  Notary Public, State of
  Texas

  
				

 

(NOTARY
STAMP: CHRISTINE PRICE, NOTARY PUBLIC, STATE OF TEXAS, MY COMMISSION EXPIRES
MARCH 20, 2010)Exhibit 10.8

 

BUSINESS LEASE

 

THIS LEASE (“Lease”),
dated the 29th day of October, 2007, is by and between Third Properties, LLC, a
South Carolina Limited Liability Company (“Landlord”) and Kenja II, Inc., a
Florida Corporation (“Tenant”).

 

1.                                      DEFINITIONS.   nless
otherwise indicated, capitalized terms used in this Lease shall have the
meanings set forth below:

 

(a)           “Additional Rent”
shall mean all charges payable by Tenant under this Lease other than Minimum
Rent.

 

(b)           “Building”
shall mean the building in which the Demised Premises is located.

 

(c)           “Operating Costs”
shall mean all costs incurred to insure, maintain, repair and replace all
elements of the Premises. Operating Costs include, but are not limited to,
costs and expenses for the following: maintenance, repair and replacement (as
necessary) of all structural and mechanical components of the Building
including, but not limited to, exterior and interior walls, the roof ,
foundation and all components of the parking lots, driveways and sidewalks surrounding
the Building and located on the Premises; gardening and landscaping; utilities,
water and storm sewer charges; maintenance of signs; fire alarm monitoring
service; premiums for liability, property damage, fire and other types of
insurance on the Premises and worker’s compensation insurance; all property
taxes and assessments levied on or attributable to the Premises; all real and
personal property taxes levied on or attributable to such property used in
connection with the maintenance and operation of the Premises; fees for
required licenses and permits; repairing, resurfacing, painting, lighting,
cleaning, refuse removal, security, if any, and similar items. Operating Costs
shall also include any parking charges, utilities surcharges, or other costs levied,
assessed or imposed on the Premises by or at the direction of any governmental
authority in connection with the use or occupancy of the Premises or the
parking facilities included in the Premises, or pursuant to any covenants,
conditions or restrictions to which the Premises are subject.

 

(d)           “Effective Date”
shall mean 10-29, 2007 beginning at 11:00 am.

 

(e)           “Guarantor:  shall
mean VCG Holding Corp. a Colorado corporation, the sole owner of Tenant.

 

(f)            “Hazardous Material” shall mean any hazardous, radioactive or
toxic substance, material or waste, including, but not limited to, those
substances, materials and wastes (whether or not mixed, commingled or otherwise
combined with other substances, materials or wastes) listed in the United
States Department Transportation Hazardous Material Table (49 CFR 172.101) or
by the Environmental Protection Agency as hazardous substances (40 CFR Part
302) and amendments thereto, or such substances, materials and wastes which are
or become regulated under any applicable local, state or federal law including,
without limitation, any material, waste or substance which is (i) a petroleum
product, crude oil or any fraction thereof, (ii) asbestos, (iii)
polychlorinated biphenyls, (iv) designated as a “hazardous substance” pursuant
to Section 311 of the Clean Water Act, 33 U.S.C. Section 1251, et seq. (33
U.S.C. Section 1321) or listed pursuant to Section 307 of the Clean Water Act
(33 U.S.C Section 1317), (v) defined as a “hazardous waste” pursuant to Section
1004 of the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et
seq. (42 U.S.C. Section 6903) or (vi) defined as a “hazardous substance”
pursuant to Section 101 of the Comprehensive Environmental Response,
Compensation, and Liability Act, 42 U.S.C. Section 9601, et seq. (42 U.S.C.
Section 9601).

(INITIALED: MO, KW)

 

(h)           “Demised Premises” or “Premises”
shall mean all improvements located on the property depicted on the Site Plan,
attached as Exhibit A, for property located at 7565 W. 20th Avenue,

 

	
   

  	
  Landlord’s Initials 

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials 

  	
  MO

  

 

 

Hialeah, Florida, 33014,
including any parking, driveways, sidewalks, alleyways or other appurtenances
thereto. In addition, the Premises shall also include property described on
Exhibit A-1, which is presently being used as a parking lot. Said Demised
Premises shall include the roof, exterior walls and structural members thereof,
together with utility lines, ducting, pipes, and the like to serve adjoining
Premises other than those specifically herein Demised.

 

(i)            “Lease Term”
shall mean a period of 25 years and 0 months beginning on the Rent Commencement
Date, plus any extended term granted by Landlord and timely and properly
elected by Tenant pursuant to subparagraph 3(b) below.

 

(j)            “Lease Year”
shall mean a period of twelve consecutive months during the Lease Term which
begins on the first day of the first calendar month after the Rent Commencement
Date or any anniversary thereof.

 

(k)           “Minimum Rent”
shall mean the base rental for the Demised Premises set forth in subparagraph
5(a) below.

 

(l)            “Permitted Use”
shall mean operation of a restaurant/bar with Nude Activities and no other
uses.

 

(m)          “Property”
shall mean that certain real property owned by Landlord upon which the Premises
are is located.

 

(n)           “Real Property Taxes”
shall mean (i) any fee, license fee, license tax, business license fee,
commercial rental tax, levy, charge, assessment, penalty or tax imposed by any
taxing authority against the land and buildings comprising the Premises, (ii)
any tax or charge for fire protection, streets, sidewalks, road maintenance,
refuse or other services provided to the Property by any governmental agency,
(iii) any tax imposed upon this transaction or based upon a re-assessment of
the Property due to a transfer of all or part of Landlord’s interest in the
Property. In the event that it shall not be lawful for Tenant and Landlord to
apportion such future taxes, if any, then in that event, the minimum rent
payable to Landlord under this Lease shall be revised to net Landlord the same
rental after imposition of any such future tax upon Landlord as would have been
payable to Landlord prior to the impositions of any such tax. “Real Property
Tax” does not, however, include Landlord’s federal or state income, franchise,
inheritance or estate taxes.

 

(o)           “Rent” shall
mean Minimum Rent and any Additional Rent.

 

(p)           “Rent Commencement Date”
shall mean that date that Tenant’s obligation to pay rent, which shall commence
upon the date the Tenant obtains possession under this Lease. For the period
between the date Tenant obtains possession of the premise pursuant to this
Lease and 11-1-07, 2007, the rent will be pro-rated and payable with the first
rental payment which shall be due on 11-1-07, 2007.

 

(q)           “Site Plan”
shall mean the site plan for the Property attached hereto as Exhibit A.

 

(INITIALED:
MO, KW)

 

2

 

2.                                      LEASE OF  DEMISEDD PREMISES.   Landlord
hereby leases the Demised Premises to Tenant, and Tenant hereby leases the Demised
Premises from Landlord, subject to the terms, covenants and conditions herein
set forth, and Tenant covenants as a material part of the consideration for
this Lease to keep and perform each and all of such terms, covenants and
conditions by Tenant to be kept and performed.

 

3.                                      LEASE
TERM/OPTION TO RENEW.

 

(a)           The Lease Term shall begin at twelve
o’clock noon on the Rent Commencement Date and shall end at twelve o’clock noon
on the last day of the Twenty Fifth Lease Year. Promptly after the Rent Commencement
Date, Landlord and Tenant shall execute a Certificate of Commencement setting
forth the Rent Commencement Date and the expiration date of the Lease Term.

 

(b)           Upon the condition that Tenant (a) is
not in default at the time of the exercise of any option contained in this
subparagraph, and (b) has, during the Lease Term and Option Periods, fulfilled
all of Tenant’s obligations completely and in a timely manner, Landlord hereby
grants to Tenant two (2) separate Options to Renew the Lease Term for two (2)
separate additional five (5) year periods upon the same and terms and
conditions as set forth in this Lease (each an “Option”), except that the Rent
payable during each Option Period will be as described in Section 4 below. Unless
Tenant provides the Landlord with written notice of its intention not to renew
the Lease at least Six (6) months prior to the end of either the Lease Term or
any Extended Term of this Lease, the lease shall automatically be extended for
the Renewal Term.

 

4.                                      MINIMUM RENT.

 

During the term hereof, Tenant agrees to pay the
Landlord at the address as shown herein, or at such other place as the Landlord
may from time to time designate in writing, “Minimum Rent” for the Demised
Premises. Said rent shall be payable in advance on the first of each month,
without deduction or set-off, except as provided in a Seller Indemnification
Agreement executed by Landlords affiliate and the Guarantor, without notice or
demand, as follows: OHE HUNDRED TWENTY
THOUSAND ($120,000.00) DOLLARS PER ANNUM, payable in equal monthly
installment of TEN THOUSAND AND OO/100 ($10,000.00) DOLLARS and ZERO CENTS for
the first year of the lease. In each subsequent year, the lease shall increase Three (3%) Percent per annum, with the rent for each
subsequent lease year payable in equal monthly installments. In the event the
Rent Commencement Date is other than the first day of a month, Tenant will pay
Rent for said partial month on a pro-rata basis; provided, however, the end of
the Term shall be on the last day of the one hundred twentieth (120th)
month of the Term of this Lease.

 

5.                                      SECURITY
DEPOSIT.   Concurrently with execution of this Lease, Tenant
shall deposit with Landlord the sum of $10,000.00, which shall be held by
Landlord as security for the faithful performance by Tenant of all terms,
covenants and conditions of this Lease to be kept and performed by Tenant
during the term hereof. If Tenant defaults with respect to any provision of
this Lease, including but not limited to the provisions relating to the payment
of Rent, Landlord may from time to time (but shall not be required to) use,
apply or retain all or any part of this security deposit for the payment of any
rent or any other sum in default, or for the payment of any amount which
Landlord may spend or become obligated to spend by reason of Tenant’s default,
or to compensate Landlord for any other loss or damage which Landlord may
suffer by reason of Tenant’s default without any prejudice to any other remedy
provided herein,

 

(INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials 

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials 

  	
  MO

  

 

3

 

or provided by law. If any
portion of such deposit is so used or applied Tenant shall, within five (5)
days after written demand therefore, deposit cash with Landlord in an amount
sufficient to restore the security deposit to its original amount and Tenant’s
failure to do so shall be a default under this Lease. Landlord shall not be
required to keep this security deposit separate from its general funds, and Tenant
shall not be entitled to interest on such deposit. If Tenant shall fully and
faithfully perform every provision of this Lease to be performed by it, the
security deposit or any balance thereof shall be returned to Tenant (or, at
Landlord’s option, to the last assignee of Tenant’s interest hereunder) within
three (3) months following expiration of the Lease Term. In the event of
termination of Landlord’s interest in this Lease, Landlord shall transfer the
security deposit to Landlord’s successor in interest and Landlord will have no
further liability to Tenant with respect thereto.

 

6.                                      OPERATING
COSTS.

 

(a)           This Lease is totally net to the
Landlord. Tenant shall maintain the Premises in first-class condition at Tenant’s
sole cost and expense. Landlord may inspect the Premises and, if Landlord
reasonably determines that Tenant is not maintaining the Premises in a
first-class condition, Landlord may provide Tenant with written notice of any
such maintenance concern, and Tenant shall promptly make such repairs. If
Tenant fails to complete such repairs within thirty (30) days of receipt of
such notice, Landlord may undertake such repairs and Tenant shall be obligated
to reimburse Landlord for its costs within ten (10) days of receipt of an
invoice therefore.

 

(b)           Tenant shall pay all Operating Costs
during the Lease Term and shall not permit the placement of any lien upon the
Premises by any materialmen, laborer or other provider of goods and services to
the Premises.

 

7.                                      TAXES.
Landlord shall pay all Real Property Taxes on the land, buildings and other
improvements constituting the Property and the Premises (including any fees,
taxes or assessments against, or as a result of, any tenant improvements
installed in the Demised Premises by or for the benefit of Tenant) attributable
to the Lease Term. Tenant shall re-pay Landlord with 10 business days of
receipt of a tax bill from Landlord.

 

(b)           Tenant shall pay before delinquency
all taxes charged against trade fixtures, furnishings, equipment or any other
personal property belonging to Tenant which become payable during the Lease
Term. In the event any or all of Tenant’s leasehold improvements, equipment,
furniture, fixtures and other personal property shall be assessed and taxed
with the Property, Tenant shall pay to Landlord its equitable share of such
taxes within ten (10) days after delivery to Tenant by Landlord of a statement
in writing setting forth the amount of such taxes determined by Landlord to be
applicable to Tenant’s property.

 

8.                                      USE
OF DEMISED PREMISES/MAINTENANCE OF LIQUOR LICENSES.

 

(a)           Tenant shall use the Demised Premises
for the Permitted Use only, and not for any other purpose, without the prior
written consent of Landlord, which may not be unreasonably withheld.

 

(b)           Tenant shall not do or permit
anything to be done in or about the Demised Premises nor bring or keep anything
therein which is not within the Permitted Use of the Demised Premises or which
will in any way increase the existing rate of or affect any fire or

 

(INITIALED:
MO, KW)

 

4

 

other insurance upon the
Building or any of its contents, or cause a cancellation of any insurance
policy covering the Building or any of its contents. Tenant shall not use or
allow the Demised Premises to be used for any improper, immoral, unlawful or
objectionable purpose, however, the use of the property in its present format
shall not be deemed to be an improper, immoral, unlawful or objectionable
purpose; nor shall Tenant cause, maintain or permit any nuisance in, on or
about the Demised Premises inconsistent with the use of the Premises for its
Permitted Use. Tenant shall not commit any waste or permit any nuisance upon
the Demised Premises or overload the floors thereof. All work performed at the
premises shall comply with the building code requirements and Tenant shall
acquire all permits required by any governmental agency necessary to perform
the work on the Premise. The Landlord shall reasonably cooperate with the
tenant in obtaining any required approvals/permits.

 

(c)           Tenant shall not cause or permit any
Hazardous Material (as herein after defined) to be brought upon, transported
through, stored, kept, used, discharged or disposed in or about the Property by
Tenant, its agents, employees or contractors. Any such Hazardous Material
brought upon, transported, used, kept or stored in or about the Property which
is necessary for Tenant to operate its business for the Permitted Use will be
brought upon transported, used, kept and sorted in only such quantities as are
necessary for the usual and customary operation of Tenant’s business and in a
manner that complies with (i) all laws, rules, regulations, ordinances, codes
or any other governmental restrictions or requirements of all federal, state
and local government authorities having jurisdiction thereof regulating such
Hazardous Material, (ii) any permits issued for any such Hazardous Material
(copies of which must be delivered to Landlord before any Hazardous Material is
brought in, on or about the Property), and (iii) all products and manufacturers’
instructions and recommendations, to the extent they are stricter than laws,
rules, regulations, ordinances, codes or permits. If Tenant, its agents,
employees or contractors, in any way breach the obligations stated in this
paragraph, or if the presence of Hazardous Materials on the Property caused or
permitted by Tenant results in release or threatened release of such Hazardous
Material, on from or under the Property, or if the presence on, from or under
the Property of Hazardous Materials otherwise arises out of the operation of
Tenant’s business, then without limitation of any other rights or remedies
available to Landlord hereunder or at law or in equity, Tenant shall indemnify,
defend, protect and hold harmless Landlord (and Landlord’s directors,
shareholders, officers, employees, partners, agents, mortgagees or successors
to Landlord’s interest in the Demised Premises) (collectively, herein “Indemnity”)
from any and all claims, sums paid in settlement of claims, judgments, damages,
clean-up costs, penalties, fines, liabilities, losses or expenses (including
without limitation attorney, consultant and expert fees and any fees incurred
by Landlord to enforce the Indemnity) which arise during or after the Term as a
result of Tenant’s breach of such obligations or such release or such
contamination of the Property, including, without limitation, diminution in
value of the Property, damages for the loss of, or the restriction on the use
of, rentable or usable space or any amenity of the Property, damages arising
from any adverse impact on the sale or lease of the Property, and damage and
diminution in value to the Property or other properties, whether owned by
Landlord or by third parties. The Indemnity includes, without limitation, costs
incurred in connection with any investigation of site conditions or any
clean-up, remedial, removal or restoration work required by any federal, state,
or local governmental agency or political subdivision because of Hazardous Material
present in the soil or groundwater on, under or originating from the Property. Without
limiting the foregoing, if the presence of any Hazardous Material on the
Property caused or permitted by Tenant results in any contamination, release or
threatened release of Hazardous Material on, from or under the Property or
other properties, Tenant shall promptly take all actions at its sole cost and
expense which are necessary                                                     (INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials 

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials 

  	
  MO

  

 

5

 

to return the Property and any
other affected property to the condition existing prior to the introduction of
such Hazardous Material; provided that Landlord’s approval of such actions
shall first be obtained (which approval shall not be unreasonably withheld) and
so long as such actions do not have or would not potentially have any material
adverse effect on Landlord, on the Property or on other property. The Indemnity
contained in this section shall survive the expiration or earlier termination
of this Lease and shall survive any transfer of Landlord’s interest in the
Property.

 

(d)           In conjunction with the operation of
the Premises for its Permitted Use, Tenant has obtained and shall maintain a
liquor license and all necessary permits from the State of Florida and the City
of Hialeah. (“Liquor Licenses”). At all times during the terms of this Lease,
Tenant shall maintain the Liquor Licenses in full force and effect. Tenant
shall be solely responsible for and Tenant shall pay any and all fees,
assessments, charges, levies or other monetary obligations imposed in
connection with the Liquor Licenses to assure that it is maintained in good
standing throughout the term of this Lease. In the event Tenant receives any
notice of violation, citation, written or oral warning, or any complaint,
objection, or challenge to the Liquor Licenses, Tenant shall notify Landlord in
writing of such information within three (3) days of receipt of such written or
oral notice and, if such notice was written, Tenant shall include in said
notice a copy of any notice, citation, correspondence or other written
information provided to Tenant. Tenant shall utilize its best efforts to
maintain the Liquor Licenses in good standing and in full compliance with the
rules, regulations, ordinances and statutes of the City of Hialeah and the
State of Florida and shall take no action, which may place the Liquor Licenses
in jeopardy in any way. Tenant agrees that it shall utilize the benefits of the
Liquor Licenses only in connection with the operation of the Demised Premises
for a restaurant/Bar and Nude Activities and shall file no application to (i)
amend the status of the Liquor Licenses, (ii) amend the composition of the
Tenant, (iii) transfer the Liquor Licenses or (iv) amend the location of the
Premises served by the Liquor Licenses without the advance written approval of
the Landlord which may not be unreasonably withheld.

 

(e)           The Demised Premises may be operated
under the name “ Platinum Plus” for a period of 6 months following execution of
this lease and Landlord hereby consents to Tenant’s use of such name and
warrant it has lawful authority to license the use of the name. The Tenant
thereafter shall change the name to a name of its choosing. The Landlord will
be notified of the name change, but shall not be required to approve the name
change.

 

9.                                      COMPLIANCE
WITH LAW.   Tenant shall not use the Demised Premises or
permit anything to be done in or about the Demised Premises which will in any way
conflict with any law, statute, ordinance or governmental rule or regulation
now in force or which may hereafter be enacted or promulgated including,
without limitation, the Americans With Disabilities Act. Tenant shall, at its
sole cost and expense, promptly comply with all laws, statutes, ordinances and
governmental rules, regulations or requirements now in force or which may
hereafter be in force and with the requirements of any board of fire
underwriters or other similar bodies now or hereafter constituted relating to
or affecting the condition, use or occupancy of the Demised Premises, excluding
structural changes not related to or affected by Tenant’s improvements or acts.
The judgment of any court of competent jurisdiction or the admission of Tenant
in any action against Tenant, whether Landlord be a party thereto or not, that
Tenant has violated any law, statute, ordinance or governmental rule,
regulation or requirement, shall be conclusive of that fact as between Landlord
and Tenant.

 

(INITIALED:
MO, KW)

 

6

 

10.                               ALTERATIONS
AND ADDITIONS.   Tenant shall not make or allow to be made
any alterations, additions or improvements to or of the Demised Premises or any
part thereof without first obtaining the written consent of Landlord, whose
consent shall not be unreasonably withheld, and any alterations, additions or
improvements to or of the Demised Premises, including, but not limited to, wall
covering, paneling and built in cabinet work, but excepting movable furniture
and trade fixtures, shall at once become a part of the realty and belong to
Landlord and shall be surrendered with the Demised Premises. In the event
Landlord consents to the making of any alterations, additions or improvements
to the Demised Premises by Tenant, the same shall be made by Tenant at Tenant’s
sole cost and expense and shall be completed in a good and workmanlike manner,
free of any liens. All work performed at the premises shall comply with the
building code requirements and Tenant shall acquire all permits required by any
governmental agency necessary to perform the work on the Premise. The Landlord
shall reasonably cooperate with the tenant in obtaining any required
approvals/permits. Upon the expiration or sooner termination of the Term,
Tenant shall, upon written demand by Landlord, at Tenant’s sole cost and
expense, forthwith and with all due diligence, remove any alterations,
additions or improvements made by Tenant which are designated by Landlord to be
removed, and Tenant shall, forthwith and with all due diligence, at its sole
cost and expense, repair any damage to the Demised Premises caused by such
removal.

 

11.                               MAINTENANCE
AND REPAIR.

 

(a)           By its entry into the Demised
Premises, Tenant shall be deemed to have accepted the Demised Premises as being
in good order, condition and repair. Tenant shall, at Tenant’s sole cost and
expense, keep the Demised Premises and every part thereof in good condition and
repair, including without limitation, the maintenance, replacement and repair
of any storefront, doors, window casements, glazing, plumbing, pipes,
electrical wiring and conduits, and the heating and air conditioning (“HVAC”)
system. Tenant shall obtain a service contract for repairs and maintenance of
the HVAC system and shall provide to Landlord a copy of the service contract
along with written details of any and all scheduled and other repairs and
maintenance performed on the HVAC system within ten (10) days of the date of
such performance. Tenant shall, upon the expiration or sooner termination of
this Lease, surrender the Demised Premises to Landlord in good condition, broom
clean, ordinary wear and tear excepted. Any damage caused by Tenant’s use of
the Demised Premises shall be repaired at the sole cost and expense of Tenant.

 

(b)           Tenant shall repair and maintain the
structural portions of the Building, including the exterior walls and roof. Landlord
shall not be liable for Tenant’s failure to make such repairs or to perform any
maintenance. There shall be no abatement of Rent and no liability of Landlord
by reason of any injury to or interference with Tenant’s business arising from
the making of any repairs, alterations or improvements in or to any portion of
the Building or the Demised Premises or in or to fixtures, appurtenances and
equipment therein. Tenant waives any right to make repairs at Landlord’s
expense under any law, statute or ordinance now or hereafter in effect.

 

(c)           If Tenant refuses or neglects to
repair or maintain the Premises, as required herein, to the reasonable
satisfaction of Landlord, Landlord shall provide Tenant with written notice of
any such refusal or neglect and Tenant shall repair any item mentioned in said
notice within thirty (30) days thereafter. If Tenant has not made such repairs
within the 30-day period, Landlord may make such repairs without liability to
the Tenant for any loss or damage it may

 

(INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials 

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials 

  	
  MO

  

 

7

 

accrue to Tenant’s merchandise,
fixtures or other property or to Tenant’s business by reason thereof and, upon
completion thereof, Tenant shall pay Landlord’s costs for making such repairs
upon presentation of a bill thereof. In the event Tenant does not pay such bill
within ten (10) days of its receipt, such failure shall be an event of default
hereunder, Landlord shall be entitled to utilize all of its remedies herein and
such amount shall bear interest at the rate of eighteen percent (18%) per
annum.

 

12.                               LIENS.   Tenant
shall keep the Property free from any liens arising out of any work performed,
materials furnished or obligations incurred by or on behalf of Tenant. Landlord
may require, at Landlord’s sole option, that Tenant provide to Landlord, at
Tenant’s sole cost and expense, a lien and completion bond in an amount equal
to one and one-half (11⁄2) times the estimated cost of any improvements,
additions or alterations in the Demised Premises which Tenant desires to make,
to insure Landlord against any liability for mechanics and materialmen’s liens
and to insure completion of the work. Landlord shall have the right to post
notices on the Demised Premises, that the Demised Premises are not subject to
liens of those providing labor and/or materials to the Demised Premises at the
request of the Tenant pursuant to Florida Statutes. Tenant shall provide
Landlord with ten (10) days prior written notice prior to commencing any
improvements at the Property, to allow Landlord adequate time to post said
notices.

 

13.                               ASSIGNMENT
AND SUBLETTING.

 

(a)           Tenant shall not (voluntarily, by
operation of law or otherwise) assign, transfer, mortgage, pledge, hypothecate
or encumber this Lease or any interest therein, and shall not sublet the
Demised Premises or any part thereof, or any right or privilege appurtenant
thereto, or allow any other person (the employees, agents, servants and
invitees of Tenant excepted) to occupy or use the Demised Premises, or any
portion thereof, without first obtaining the written consent of Landlord, which
consent may not be unreasonably withheld, except that a transfer to a wholly
owned subsidiary of VCG shall not require advance approval. The transfer of
more than five percent (25%) of the shareholder interest of Tenant, however
accomplished, and whether in a single transaction or in a series of related or
unrelated transactions, will be deemed an assignment of this Lease or such
sublease requiring the Landlord’s consent in each instance. Any assignment or
subletting without such consent shall be void, and shall, at the option of
Landlord, constitute a default under the terms of this Lease. Acceptance of Rent by Landlord from anyone
other than Tenant shall not be construed as a consent or waiver by Landlord,
nor as a release of Tenant, but the same shall be taken to be a payment on
account of Tenant. A consent to one assignment, subletting, occupation
or use by any other person shall not be deemed to be a consent to any
subsequent assignment, subletting, occupation or use by another person.

 

(b)           Tenant shall provide Landlord with a
copy of any proposed sublease or assignment that contains the name and address
of the proposed subtenant or assignee, a copy of any purchase and sale
agreement for the assets of Tenant, the anticipated effective date of the
proposed sublease or assignment, the duration of the term of any proposed
sublease, and the amount of space any proposed subtenant will occupy. In
addition, Tenant shall provide detailed information regarding the proposed
subtenant’s or assignee’s financial condition and credit history, relevant
business history and experience, together with any other pertinent information
which Landlord reasonably requires. Landlord may require an opportunity to meet
and interview the proposed subtenant or assignee as well. For purposes of
Landlord’s consent to a proposed sublease or assignment, it shall be considered
reasonable for Landlord to consider (i) the relative

 

(INITIALED:
MO, KW)

 

8

 

financial strength, business
reputation and operational/management experience of Tenant and the proposed
subtenant or assignee, (ii) any history that the proposed subtenant or anyone
has with the liquor licensing agencies of the City of Hialeah, County of
Miami-Dade and the State of Florida, and (iii) whether the use of the Demised
Premises after such sublease or assignment would create any nuisance or violate
any federal, state or local laws or any lease or agreement affecting the
premises or involving Hazardous Materials.

 

Tenant shall deliver all
documents pertaining to any such assignment or subletting to Landlord upon
Landlord’s demand. Such profit shall not include any lump-sum payment made to
Tenant from its assignee or subtenant in consideration of the transfer of
Tenant’s business, trade name, inventory, or goodwill: but any amount
attributed to lease assignment or sale on any document concerning the
transaction (including the assignee’s tax return) by assignee shall be
conclusively established as not attributable to Tenant’s business, trade
name, inventory or goodwill, and therefore, shall be included in Tenant’s
profits as described herein.

 

(c)           If Landlord consents to a proposed
assignment or sublease, the form of such assignment or sublease shall be
satisfactory to Landlord and shall (i) incorporate this Lease in its entirety
and be subject to its terms, (ii) provide that Tenant shall remain liable under
this Lease, (iii) provide that subtenant will comply with all terms and
conditions of this Lease, (iv) provide for assumption by an assignee of all the
terms, covenants and conditions which this Lease requires Tenant to perform,
and (v) include a requirement that any subtenant attorn to the Landlord. Landlord’s
consent will not be effective unless and until Tenant delivers to Landlord an
original, duly executed assignment or sublease, as the case may be, in a form
satisfactory to Landlord, as set forth herein. Tenant shall pay Landlord’s
reasonable fees, not to exceed five thousand dollars ($5,000.00), incurred for
review of such assignment or sublease and all other materials submitted by
Tenant in connection with the request for Landlord’s consent, whether or not
such assignment or sublease is approved.

 

(d)           Any transfer for which consent is
required of any party having a mortgage, deed, or trust or other encumbrance or
of any lessor under any ground or underlying lease of all or any part of the
Property shall not be effective until such consent is given.

 

(e)
Notwithstanding anything else in this article contained, as a condition to
Landlord’s written approval of any assignment or sublease by Tenant, Landlord
may require that it shall be entitled to the receipt of fifty percent (50%) of
any profit derived by Tenant as a result of such assignment or sublease. Such
profit is defined as any amounts received by Tenant from its assignee or
subtenant in excess of the Rent required to be paid by Tenant hereunder. Tenant
shall deliver all documents pertaining to any such assignment or subletting to
Landlord upon Landlord’s demand. Such profit shall not include any lump-sum
payment made to Tenant from its assignee or subtenant in consideration of the
transfer of Tenant’s business, trade name, inventory, or goodwill: but any
amount attributed to lease assignment or sale on any document concerning the
transaction (including the assignee’s tax return) by assignee shall be
conclusively established as not attributable to Tenant’s business, trade
name, inventory or goodwill, and therefore, shall be included in Tenant’s
profits as described herein. In no event shall the payment received by Landlord
pursuant to this subparagraph (b) be less than $100,000.00.                                                                                                                                                                                                                                                                                                                     (INITIALED: MO, KW)

 

	
   

  	
  Landlord’s Initials   

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials   

  	
  MO

  

 

9

 

14.          HOLD HARMLESS.

 

(a)           Tenant shall indemnify and hold
Landlord harmless against and from any and all claims arising from Tenant’s use
of the Demised Premises or from the conduct of its business or from any
activity, work or other things done, permitted or suffered by Tenant in or
about the Demised Premises, and shall further indemnify and hold Landlord
harmless against and from any and all claims arising from any breach or default
in the performance of any obligation on Tenant’s part to be performed under the
terms of this Lease, or arising from any act or negligence of Tenant, or any
officer, agent, employee, guest or invitee of Tenant, and from all costs,
attorney’s fees and liabilities incurred in or about the defense of any such
claim or any action or proceeding brought thereon, and in case any action or
proceeding be brought against Landlord by reason of such claim, for events
which arise subsequent to the date of this Agreement, pursuant to the terms of
an indemnification agreement contained in a Purchase Agreement, previously
executed by the parties. Tenant upon written notice from Landlord shall defend
the same at Tenant’s expense by counsel reasonably satisfactory to Landlord. Tenant,
as a material part of the consideration to Landlord, hereby assumes all risk of
damage to property or injury to persons in, upon or about the Demised Premises,
from any cause other then the gross negligence of Landlord, its agents,
servants or employees, and Tenant hereby waives all claims in respect thereof
against Landlord. Tenant shall give prompt written notice to Landlord in case
of casualty or accidents in the Demised Premises.

 

(b)           Tenant, as a material part of the
consideration to Landlord for this Lease, hereby waives and releases all claims
against Landlord, its employees and agents with respect to all matters for
which Landlord has disclaimed liability pursuant to the provisions of this
Lease. Tenant covenants and agrees that Landlord and its employees will not at
any time or to any extent whatsoever be liable, responsible or in any way
accountable for any loss, injury, death or damage (including consequential
damages) to persons, property or Tenant’s business occasioned by any cause,
either ordinary or extraordinary.

 

(c)           Landlord or its agents shall not be
liable for any loss or damage to persons or property resulting from fire,
explosion, falling plaster, steam, gas, electricity, water or rain which may
leak from any part of the Building or from the pipes, appliances or plumbing
works therein or from the roof, street or subsurface or from any other place
resulting from dampness or any other cause whatsoever. Landlord or its agents
shall not be liable for interference with the light, air, or for any latent
defect in the Demised Premises.

 

15.          WAIVER
OF SUBROGATION. Tenant hereby waives any and all
rights of recovery against Landlord, or against the officers, shareholders,
employees, agents or representatives of Landlord or such other tenants, for
loss of or damage to property, if such loss or damage is covered by any
insurance policy in force (whether or not described in this Lease) at the time
of such loss or damage. Tenant shall give notice to its insurance carriers of
this mutual waiver of subrogation.

 

16.          INSURANCE.

 

Commencing on the Rent Commencement Date and continuing throughout the
Lease Term, Tenant shall carry and maintain the following insurance (“Landlord
Insurance”):  (a) an “all-risk” form of
insurance policy, with an endorsement insuring against loss of Minimum Rent
(including Extended Period of Recovery, if applicable) insuring the buildings
and

 

(INITIALED: MO, KW)

 

10

 

improvements of the Property (and leasehold improvements) for 100% of
their replacement value;  and
(b) fire and extended coverage insurance insuring all additions and
alterations made by the Tenant to the Demised Premises and all of its fixtures,
inventory, furniture and equipment for the full
replacement value thereof with the broadest possible coverage (“all risk” form)
on a minimum of 80% co-insurance form insuring against all risks of direct
physical loss and excluding only such unusual perils as nuclear attack, earth
movement, flood, and war. The tenant shall be billed by Landlord for the cost
of this insurance and shall repay the landlord for these billed costs within 10
business days of receipt of a bill for such insurance. Landlord’s Insurance
shall be issued by an insurance company of recognized standing, authorized to
do business in the State of Florida and having a Best’s Insurance Guide rating
of at least A:XV and satisfactory to Tenant.

 

The tenant, at tenants expense shall carry and maintain the following
insurance (“Tenant Insurance”):  (a) an “all-risk”
form of insurance policy, with an endorsement insuring against loss of Minimum
Rent (including Extended Period of Recovery, if applicable) insuring public
liability, bodily injury and damage comprehensive insurance coverage insuring
against claims of any and all personal injury, death or damage occurring in or
about the Demised Premises or the sidewalks adjacent thereto, with a combined
single limit coverage in the amount presently maintained by the Landlord
(subject only to a commercially reasonable deductible), on an “occurrence” form
and including contractual liability coverage for the performance by Tenant of
the indemnity agreements set forth in paragraph 15 above; (b) worker’s
compensation insurance insuring against and satisfying the worker’s
compensation laws of the State of Florida; and (c) “dram shop” or liquor
liability insurance. Landlord may reasonably require increases in the
above-described coverage from time to time, for which Tenant shall obtain the
same and pay the costs thereof. Tenant’s Insurance shall be issued by an
insurance company of recognized standing, authorized to do business in the
State of Florida and having a Best’s Insurance Guide rating of at least A:XV
and satisfactory to Landlord. Tenant’s Insurance (other than any policy of
worker’s compensation insurance) will name Landlord and such other persons or
firms as Landlord specifies from time to time as additional insured. Original
or copies of original policies (together with copies of the endorsements naming
Landlord, and any others specified by Landlord as additional insured) and
evidence of the payment of all premiums of such policies will be delivered to
Landlord prior to the Rent Commencement Date, on each anniversary thereof, and
at any date the prior policy expires. All public liability and property and
damage liabilities maintained by Tenant will contain a provision that Landlord
and any other additional insured will be entitled to recover under such
policies for any loss sustained by them, their agents and employees as a result
of the acts or omissions of the Tenant. Tenant’s Insurance will provide that it
may not be terminated or amended except after thirty (30) days prior written
notice to Landlord. All public liability property damage, liability and
casualty policies maintained by Tenant shall be written as primary policies,
not contributing with and not supplemental to coverage that Landlord may carry.
All policies shall name the Landlord, Gregory Kenwood Gaines,  Ralph Lunati, and KWE Group as additional
insured’s on the policy who are entitled to notice in the event of cancellation
of a policy. To the extent that it commercially practicable to obtain, Tenant
shall obtain assault and battery coverage for the business.

 

17.          UTILITIES.

 

(a)           Tenant shall pay for
all water, gas, heat, light, power, sewer charges, telephone service and all
other services and utilities supplied to the Demised Premises, together with
any taxes thereon. If any such services are not separately metered to Tenant,
Tenant shall

 

(INITIALED: MO, KW)

 

	
   

  	
  Landlord’s Initials  

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials  

  	
  MO

  

 

11

 

pay an equitable share thereof, to be determined by Landlord, of all
charges jointly metered with other Premises.

 

(b)           Landlord has advised
Tenant that presently                                         
(“Electric Service Provider”) is the utility company selected by Landlord to
provide electricity for the Property. Notwithstanding the foregoing, if
permitted by Law, Landlord shall have the right at any time and from time to
time during the Lease Term to either contract for service from a different
company or companies providing electricity service (each such company shall
hereinafter be referred to as an “Alternative Service Supplier”) or continue to
contract for service from the Electric Service Provider. Tenant shall cooperate
with Landlord, the Electric Service Provider and any Alternative Service
Provider at all times and, as reasonably necessary, shall allow Landlord,
Electric Service Provider and any Alternate Service Provider reasonable access
to the electric lines, feeders, risers, wiring, and any other machinery within
the Demised Premises which may serve the Property.

 

(c)           Landlord does not
warrant or guarantee the continued availability of any or all of the utility
services necessary or desirable for the use of the Demised Premises by Tenant. In
no event shall the interruption, diminution or cessation of such services be
construed as an actual or constructive eviction of Tenant, nor shall Tenant be
entitled to any abatement of its Rent obligations under this Lease or on
account thereof. Landlord shall in no way be liable or responsible for any
loss, damage, or expense that Tenant may sustain or incur by reason of any
change, failure, interference, interruption, disruption or defect in the supply
or character of the utilities furnished to the Demised Premises, and no such
change, failure, diminution, cessation, unavailability or unsuitability shall
constitute an actual or constructive eviction, in whole or in part, or entitle
Tenant to any abatement or diminution of rent, or relieve Tenant from any of
its obligations under the Lease.

 

(d)           Landlord reserves
the right to suspend any and all utilities service to the Demised Premises
when, in Landlord’s reasonable discretion, such suspension is necessitated by
reason of accident, repairs, inspections, alterations or improvements, until
any of the same have been completed. In such event, Landlord shall not be
deemed guilty of a breach of this Lease, nor shall Tenant be entitled to any
abatement of its Rent obligations under this Lease on account thereof. If
feasible, Landlord shall give Tenant prior notice of any interruption of
utility services.

 

18.          PERSONAL PROPERTY.

 

Any property of Tenant remaining in the Demised Premises at any time
when Landlord recovers possession of the Demised Premises shall be deemed
abandoned, and Landlord shall have no responsibility or liability whatsoever
for any of the same. Notwithstanding the foregoing, Landlord may store any such
property in any public or private warehouse, and Tenant shall pay to Landlord
promptly upon demand all costs incurred in connection with such property,
including the costs of moving and storage, court costs, and attorney fees. Landlord
at its option may, without notice, sell any such personal property at any
public or private sale, with or without legal process, for such prices as
Landlord may obtain, and Landlord shall apply the proceeds of such sales first
to the costs incurred in connection with such property, and then to any amounts
due under this Lease from Tenant to Landlord, and the surplus, if any, to
Tenant.

 

(INITIALED:
MO, KW)

 

12

 

19.          FAILURE TO SURRENDER
POSSESSION.

 

(a)           The parties
recognize and agree that the damage to Landlord resulting from any failure by
Tenant to timely surrender possession of the Demised Premises will be
substantial, will exceed the amount of the monthly installments of the Rent
payable hereunder, and will be impossible to measure accurately.

 

(b)           Tenant therefore
agrees that if possession of the Demised Premises is not surrendered to
Landlord upon the expiration or sooner termination of this Lease, in addition
to any other rights or remedies Landlord may have hereunder or at law, Tenant
shall pay to Landlord, as liquidated damages, for each month and for each
portion of any month during which Tenant holds over in the Demised Premises
after the expiration or sooner termination of this Lease, a sum equal to one
and one-half (11⁄2) times the aggregate of that portion of the monthly Rent that
was payable under this Lease during the last month of the term hereof. The
provisions of this subparagraph shall survive the expiration or sooner
termination of this Lease.

 

(c)           No provision of this
paragraph 19 or any other provision of this Lease shall be deemed to permit
Tenant to retain possession of the Demised Premises after the expiration or
sooner termination of the Lease Term, or to have extended or renewed the Lease
Term beyond its expiration or termination, except by timely and proper exercise
by Tenant of the Option as provided in subparagraph 3(b) above (if applicable).
Acceptance of any payment of Rent during any holdover period by Landlord shall
not be deemed acceptance of Tenant’s occupancy.

 

(d)           At the termination
of this Lease, either upon the expiration of its term or upon default, Lessee
will execute any and all documents necessary to convey to Landlord and/or its
assignee, the Liquor License applicable to the Demised Premises, subject to
approval of the appropriate governmental authorities.

 

20.          ENTRY BY LANDLORD. Landlord
shall at any and all times have the right to enter the Demised Premises to
inspect the same, to show the Demised Premises to prospective purchasers or
tenants and to post notices of non-responsibility. Landlord shall also have the
right to conduct such maintenance and repair of or to the Demised Premises (or
the Building) as Landlord may deem necessary, without abatement of Rent, and
for that purpose may erect scaffolding and other necessary structures where reasonably
required by the character of the work to be performed, always providing that
the entrance to the Demised Premises shall not be unreasonably blocked thereby,
and further provided that the business of Tenant shall not be interfered with
unreasonably. Landlord shall use its reasonable efforts to provide advance
notice of any such entry to Tenant and shall attempt to minimize interference
with Tenant’s business. Tenant hereby waives any claim for damages or for any
injury or inconvenience to or interference with Tenant’s business, loss of
occupancy or quiet enjoyment of the Demised Premises, and any other loss
occasioned thereby. For each of the aforesaid purposes, Landlord shall at all
times have and retain a key with which to unlock all of the doors in, upon and
about the Demised Premises, excluding Tenant’s vaults, safes and files. Landlord
shall have the right to use any and all means which Landlord may deem proper to
open said doors in an emergency, in order to obtain entry to the Demised
Premises without liability to Tenant except for any failure to exercise due
care for Tenant’s property. Any entry to the Demised Premises obtained by
Landlord by any of such means, or otherwise, shall not under any circumstances
be construed or deemed to be a forcible or unlawful entry into, or a detainer
of the Demised Premises, or an eviction of Tenant from the Demised Premises or
any portion thereof.

 

(INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials  

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials  

  	
  MO

  

 

13

 

21.          TENANT’S DEFAULT. The
occurrence of any one or more of the following events shall constitute a
default and breach of this Lease by Tenant:

 

(a)           the vacating or abandonment of the
Demised Premises by Tenant;

 

(b)           failure by Tenant to
pay any Rent when required hereunder;

 

(c)           failure by Tenant to observe or
perform any of the covenants, conditions or provisions of this Lease to be
observed or performed by Tenant, except the payment of Rent, where such failure
shall continue for a period of thirty (30) days after written notice thereof by
Landlord to Tenant (provided, however, that If the nature of Tenant’s default
is such that more than thirty (30) days are reasonably required for its cure,
then Tenant shall not be deemed to be in default if Tenant commences such cure
within said thirty (30) day period and thereafter diligently prosecutes such
cure to completion, but in no event beyond an additional thirty (30) days);

 

(d)           the making by Tenant or Guarantor of
any general assignment or general arrangement for the benefit of creditors; or
the filing by or against Tenant or Guarantor of a petition to have Tenant or
Guarantor adjudged a bankrupt, or a petition or a reorganization or arrangement
under any law relating to bankruptcy (unless, in the case of a petition filed
against Tenant or Guarantor, the same is dismissed within sixty (60) days); or
the appointment of a trustee or a receiver to take possession of substantially
all of Tenant’s assets located at the Demised Premises or of Tenant’s interest
in this Lease, where possession is not restored to Tenant within thirty (30)
days; or the attachment, execution or other judicial seizure of substantially
all of Tenant’s assets located at the Demised Premises or of Tenant’s interest
in this Lease, where such seizure is not discharged within thirty (30) days; or

 

(e)           the liquor license being in imminent
danger of being revoked or the revocation of any of the Liquor Licenses/
Permits by the State of Florida or the City of Hialeah for any reason whatsoever.

 

(f)            In the event that of a Tenant
Default, Notice shall be given in accordance with the provisions of Paragraph
29(p), except that a notice of a default must be served via certified mail.

 

(g)           Notwithstanding the cure period
allowed by subparagraph (c) above, it shall be an immediate default under this
Lease if Tenant fails to surrender the Demised Premises to Landlord upon the
expiration or sooner termination of the Lease, or if any failure of Tenant to
comply with any provision of this Lease jeopardizes any insurance coverage or
causes or results in a dangerous condition on the Demised Premises or the
remainder of the Property, and such failure to comply is not cured as soon as
reasonably possible after notice thereof by Landlord to Tenant. In no event
shall financial inability be considered a reasonable ground for failure of
Tenant to cure any breach of, or failure to comply with, the provisions of this
Lease.

 

22.          LANDLORD’S REMEDIES. In
the event of any such default or breach by Tenant, Landlord may take any of the
following actions at any time thereafter, in its sole discretion, with or
without notice or demand and without limiting Landlord in the exercise of any
right or remedy which Landlord may have by reason of such default or breach
under the laws or judicial decisions of the State of Florida.

 

(INITIALED: MO, KW)

 

14

 

(a)           Landlord may terminate Tenant’s right
to possession of the Demised Premises by any lawful means, in which case this
Lease shall terminate, Tenant shall immediately surrender possession of the
Demised Premises to Landlord, and Landlord shall be entitled to recover from
Tenant all damages incurred by Landlord by reason of Tenant’s default
including, but not limited to, the cost of recovering possession of the Demised
Premises; expenses of relating, including necessary renovation and alteration
of the Demised Premises; reasonable attorney fees; the worth at the time of
award by the court having jurisdiction thereof of the amount by which the
unpaid Rent called for herein for the balance of the term after the time of
such award exceeds the amount of such loss for the same period that Tenant
proves could be reasonably avoided.

 

(b)           Landlord may reenter and take
possession of the Demised Premises or any part thereof, without demand or
notice, and repossess the same and expel Tenant and any party claiming by,
under or through Tenant, and remove the effects of both using such force for
such purposes as may be necessary, without being liable for prosecution on
account thereof of being deemed guilty of any manner of trespass, and without
prejudice to any remedies for arrears of Rent or right to bring any proceeding
for breach of covenants or conditions. No such reentry or taking possession of the
Demised Premises by Landlord shall be construed as an election by Landlord to
terminate this Lease unless a written notice of such intention is given to
Tenant. No notice from Landlord hereunder or under a forcible entry and
detainer statute or similar law shall constitute an election by Landlord to
terminate this Lease unless such notice specifically so states. Landlord
reserves the right, following any reentry or relating, to exercise its right to
terminate this Lease by giving Tenant such written notice, in which event this
Lease will terminate as specified in such notice. After recovering possession
of the Demised Premises, Landlord may, from time to time, but shall not be
obligated to, relet the Demised Premises, or any part thereof, for the account
of Tenant, for such term or terms and on such conditions and upon such other
terms as Landlord, in its discretion, may determine. Landlord may make such
repairs, alterations or improvements as Landlord may consider reasonably
appropriate to accomplish such relating, and Tenant shall reimburse Landlord
upon demand for all reasonable costs and expenses (including without limitation
leasing commissions and attorney fees) which Landlord may incur in connection
with such relating. Landlord may collect and receive the rents for such
releting but Landlord shall in no way be responsible or liable for any failure
to relet the Demised Premises, or any part thereof, or for any failure to
collect any rent due upon such relating. Notwithstanding Landlord’s recovery of
possession of the Demised Premises, Tenant shall continue to pay on the dates
herein specified, the Minimum Rent and all Additional Rent which would be
payable hereunder if such repossession had not occurred, less a credit for the
net amounts, if any, actually received by Landlord through any relating of the
Demised Premises.

 

(c)           Landlord may maintain Tenant’s right
to possession, in which case this Lease shall continue in effect whether or not
Tenant shall have abandoned the Demised Premises. In such event Landlord shall
be entitled to enforce all of Landlord’s rights and remedies under this Lease,
including the right to recover the Rent as it becomes due hereunder.

 

(d)           In any event, Landlord shall be
entitled to recover interest on any unpaid Rent or any amounts owing pursuant
to this Lease not paid when due at the rate of eighteen percent (18%) per annum
from the date due until paid in full.

 

(INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials  

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials 

  	
  MO

  

 

15

 

23.          DEFAULT BY LANDLORD. Landlord
shall not be in default under this Lease unless Landlord fails to perform
obligations required of Landlord within a reasonable time, but in no event
later than thirty (30) days after written notice by Tenant to Landlord and to
the holder of any first mortgage or deed of trust covering the Demised Premises
whose name and address shall theretofore been furnished to Tenant in writing,
specifying wherein Landlord has failed to perform such obligation; provided, however,
that if the nature of Landlord’s obligations is such that more than thirty (30)
days are required for performance then Landlord shall not be in default if
Landlord commences performance within such thirty (30) day period and
thereafter diligently prosecutes the same to completion. In no event shall
Tenant have the right to terminate this Lease as a result of Landlord’s
default, and Tenant’s remedies shall be limited to actual (not consequential or
punitive) damages and/or an injunction.

 

24.          RECONSTRUCTION.

 

(a)           Subject to the provisions of
subparagraphs (b) and (c) below, in the event the Demised Premises or any other
portion of the Building is damaged by fire or other perils covered by extended
coverage insurance, and such damage does not require structural demolition and
reconstruction of all or part of the Building, Landlord agrees to forthwith
repair such damage utilizing the proceeds of insurance and this Lease shall
remain in full force and effect, except that Tenant shall be entitled to an equitable
reduction of Minimum Rent from the date of damage until completion of such
repairs, based on the extent to which the damage and making of such repairs
shall reasonably interfere with the business carried on by Tenant in the
Demised Premises.

 

(b)           In the event that any casualty
requires structural demolition and reconstruction of all or part of the
Building (whether or not such reconstruction involves any portion of the
Demised Premises), Landlord may, at its election, give notice to Tenant at any
time within sixty (60) days after such damage, terminating this Lease as of a
date specified in such notice not more than thirty (30) days after the giving
of such notice. In the event of giving such notice, this Lease and all interest
of Tenant in the Demised Premises shall terminate on the date so specified in
such notice, and the Minimum Rent, reduced by a proportionate reduction, based
upon the extent, if any, to which such damage interfered with the business
carried on by Tenant in the Demised Premises, shall be paid up to date of such
termination. In the alternative, Landlord may, by written notice to Tenant
within such 60-day period, elect to repair or restore such damage, in which
case the Minimum Rent shall be proportionately reduced as provided in subparagraph
(a) above and this Lease shall continue in full force and effect; PROVIDED,
HOWEVER, that Landlord shall have the right to alter the size and configuration
of the Building in the course of such reconstruction, so long as the Building
as reconstructed is an integrated architectural unit and the dimensions of the
Demised Premises are substantially the same as prior to such casualty.

 

(c)           Notwithstanding anything to the
contrary contained in this Article, Landlord shall not have any obligation
whatsoever to repair any injury or damage by other cause to any leasehold
improvements, fixtures or other personal property of Tenant, or to repair,
reconstruct or restore the Demised Premises or any other part of the Building
when the damage resulting from any casualty occurs during the last twenty-four
months of the term of this Lease or any extension thereof.

 

(INITIALED:
MO, KW)

 

16

 

25.          EMINENT DOMAIN. If
more than twenty-five percent (25%) of the Building  shall be taken or appropriated by any public
or quasi-public authority under the power of eminent domain, either party
hereto shall have the right, at it’s option, within sixty (60) days after said
taking, to terminate this Lease upon thirty (30) days written notice. If less
than twenty-five percent (25%) of the Building is taken (or if more than 25% is
taken but neither party elects to terminate as herein provided), the Minimum
Rent thereafter to be paid shall be equitably reduced. If any part of the
Property other than the Building shall be so taken or appropriated, Landlord
shall within sixty (60) days of said taking have the right at its option to
terminate this Lease upon written notice to Tenant. In the event of any taking
appropriation whatsoever, Landlord shall be entitled to any and all awards
and/or settlements which may be given for the value of the property and Tenant
shall be entitled to any award for the value of any unexpired term of this
Lease and for its relocation expenses, or any award for any business loss of
any kind whatsoever relating to the operation of the Tenant’s business.

 

26.          SIGNS. Tenant
may affix and maintain only such signs, advertising placards, names, insignia,
trademarks and descriptive material to the premises without the consent of the
Landlord. However, all signs must comply with all state and local building
codes and Tenant shall acquire all permits required by any governmental agency
necessary relating to signage on the Premise. The Landlord shall reasonably
cooperate with the tenant in obtaining any required approvals/permits. Upon
expiration or earlier termination of this Lease, such signage and repair any
damage to the Building fascia resulting from the installation and removal of
Tenant’s sign shall remain on the Building unless Landlord requests Tenant to
remove such signage, in which case Tenant shall remove such signage.

 

27.          GUARANTY.
All obligations of Tenant shall be guaranteed by the
Guarantor pursuant to the form of Guaranty Agreement attached hereto as Exhibit
B. In addition, Tenant pledges, as additional security for the obligations of
the Tenant under this Agreement, its Liquor License, issued by the State of
Florida, and any and all  necessary
permits issued by the State of Florida. In the event of an uncured default,
Landlord shall have the same rights and remedies of any secured party which are
provided by law in the Liquor License and necessary permits. Landlord and
Tenant agree to cooperate with one another to reasonably effectuate this
guarantee.

 

28.          ACCORD AND
SATISFACTION. No payment by Tenant, nor receipt by
Landlord, of a lesser amount than the Rent herein stipulated shall be deemed to
be other than on an account of the earliest stipulated Rent, nor shall any
endorsement or statement on any check or any letter accompanying any check, or
payment as Rent, be deemed an accord and satisfaction, and Landlord shall
accept such check for payment without prejudice to Landlord’s right to recover
the balance of such Rent or pursue any other remedy available to Landlord. Tenant
expressly waives any right it may have to claim that any payment due from
Tenant to Landlord hereunder, which payment is less than the full amount due to
the Landlord or claimed by Landlord, shall be deemed an accord and satisfaction.
This waiver of Tenant’s right to claim an accord and satisfaction shall be
without regard to whether or not a dispute exists with regard to the amount
claimed by Landlord. No payment by Tenant, nor receipt by Landlord, of a lesser
amount than the full amount due pursuant to this Lease shall be deemed to be
other than on an account of Tenant toward the amount claimed by Landlord, nor
shall any letter or statement accompanying any such payment be deemed an accord
and satisfaction, and Tenant hereby waives its right to so claim.

 

(INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials  

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials 

  	
  MO

  

 

17

 

29.          GENERAL PROVISIONS.

 

(a)           Waiver. The
waiver by Landlord of any term, covenant or condition herein contained shall
not be deemed to be a waiver of such term, covenant or condition or any
subsequent breach of the same or any other term, covenant or condition herein
contained. The subsequent acceptance of rent hereunder by Landlord shall not be
deemed to be a waiver of any preceding default by Tenant of any term, covenant
or condition of this Lease, other than the failure of Tenant to pay the
particular rental so accepted, regardless of Landlord’s knowledge of such
preceding default at the time of the acceptance of such rent.

 

(b)           Marginal Headings. The
marginal headings and titles to the articles of this Lease are not a part of
the Lease and shall have no effect upon the construction or interpretation of
any part hereof.

 

(c)           Time. Time
is of the essence of this Lease and each and all of its provisions in which
performance is a factor.

 

(d)           Successors and Assigns.
The covenants and conditions herein contained, subject to the
provisions as to assignment, apply to and bind the heirs, successors,
executors, administrators and assigns of the parties hereto.

 

(e)           Recordation. Neither
Landlord nor Tenant shall record this Lease, but a short form memorandum hereof
may be recorded at the request of Landlord.

 

(f)            Late Charges. Tenant
hereby acknowledges that late payment by Tenant to Landlord of Minimum Rent and
scheduled Additional Rent due hereunder will cause Landlord to incur costs not
contemplated by this Lease, the exact amount of which will be extremely
difficult to ascertain. Such costs include, but are not limited to, processing
and accounting charges, and late charges which may be imposed upon Landlord by
terms of any mortgage or trust deed covering the Demised Premises. Accordingly,
if any installment of Rent due from Tenant shall not be received by Landlord or
Landlord’s designee within three (3) days after the due date, then Tenant shall
pay to Landlord a late charge equal to five percent (5%) per month on the
outstanding balance or $500, whatever is greater, plus any attorney fees
incurred by Landlord by reason of Tenant’s failure to pay Rent when due
hereunder. The late fee shall be calculated and paid for every five (5) days
that the rent due under this lease is late. The parties hereby agree that such
late charges represent a fair and reasonable estimate of the cost that Landlord
will incur by reason of the late payment of Tenant. Acceptance of such late
charges by Landlord shall in no event constitute a waiver of Tenant’s default
with respect to such overdue amount, nor prevent Landlord from exercising any
of the other rights and remedies granted hereunder.

 

(g)           Prior Agreements. This
Lease contains all of the Agreements of the parties hereto with respect to any
matter covered or mentioned in this Lease, and no prior agreement or
understanding pertaining to any such matters shall be effective for any purpose.
No provision of this Lease may be amended or added to except by an agreement in
writing signed by the parties hereto of their respective successors in interest.
This Lease shall not be effective or binding on any party until fully executed
by both parties hereto. All prior leases between Landlord and Tenant are hereby
void.

 

(INITIALED:
MO, KW)

 

18

 

(h)           Partial Invalidity. Any
provisions of this Lease which shall prove to be invalid, void, or illegal
shall in no way effect, impair or invalidate any other provision hereof, and
all such other provisions shall remain in full force and effect.

 

(i)            Cumulative Remedies. No
remedy or election hereunder shall be deemed exclusive but shall, whenever
possible, be cumulative with all other remedies at law or in equity.

 

(j)            Choice of Law. This
Lease shall be governed by the laws of the State of Florida.

 

(k)           Attorney Fees. In
the event any action or proceeding is brought by either party against the other
under this Lease, the prevailing party shall be entitled to recover for the
fees of its attorneys in such action or proceeding, including costs of appeal,
if any, such amount as the court may adjudge reasonable as attorney fees. In
addition, should it be necessary for Landlord to employ legal counsel to
enforce any of the provisions herein contained, tenant agrees to pay all
attorney fees and court costs reasonably incurred.

 

(l)            Sale of Demised
Premises by Landlord. In the event of any sale of the Demised
Premises by Landlord, Landlord shall be and is hereby entirely freed and
relieved of all liability under any and all of its covenants and obligations
contained in or derived from this Lease arising out of any act, occurrence or omission
occurring after the consummation of such sale; and the purchaser, at such sale
or any subsequent sale of the Premises, shall be deemed, without any further
agreement between the parties or their successors in interest or between the
parties and any such purchaser, to have assumed and agreed to carry out any and
all of the covenants and obligations of Landlord under this Lease.

 

(m) Right of First Refusal. 1) Provided that Tenant is not in
default under this Lease, Tenant shall have the absolute right to match any
purchase agreement for the Premises that Landlord receives from any third
party. In the event that Landlord receives an offer to purchase the Premises it
shall provide written notice to Tenant of the purchase price, terms and
conditions of said proposed sale (“Term Notice”). Tenant shall have a period of
Fifteen (15) days after receipt of the Term Notice to notify Landlord that it
desires to purchase the Premises in accordance with Term Notice (“Tenant’s
Acceptance Notice”) and a initial down payment equal to Five (5%) percent of
the purchase price, which shall be non-refundable. In the event that Tenant
timely provides Tenant’s Acceptance Notice, the closing of the sale will take
place no later than thirty (30) days after Tenant provides said Tenant’s
Acceptance Notice. If Tenant fails to provide the Tenant’s Acceptance Notice or
if, after providing Tenant’s Acceptance Notice, Tenant fails to close the
transaction with said thirty (30) day period then any rights of Tenant to
acquire the Premises shall cease and be of no further force or effect and
Landlord shall have the right to sell to market and sell the Premises to a
third party on terms and conditions reasonably acceptable to Landlord. 2) In
the event that the Landlord desires to sell the Premise, it shall provide
written notice to Tenant of the purchase price, terms and conditions of the
price it would propose to sell said premise (“Offer Term Notice”).Tenant shall
have a period of thirty (30) days after receipt of the Offer Term Notice to
notify Landlord that it desires to purchase the Premises in accordance with
Offer Term Notice (“Tenant’s Offer Acceptance Notice”). In the event that
Tenant timely provides Tenant’s Offer Acceptance Notice, the closing of the
sale will take place no later than thirty (30) days after Tenant provides said
Tenant’s Offer Acceptance Notice. If Tenant fails to provide the Tenant’s Offer
Acceptance Notice or if, after providing Tenant’s Acceptance Notice, Tenant
fails to close the transaction with said thirty (30) day period then any

 

(INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials 

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials 

  	
  MO

  

 

19

 

rights of Tenant to acquire the
Premises shall cease and be of no further force or effect and Landlord shall
have the right to sell to market and sell the Premises to a third party on
terms and conditions reasonably acceptable to Landlord, however, the Tenant
shall have the right to match any offer received by Landlord from such persons,
as provided in Section 1 of this paragraph. This provision shall not apply to a
sale between the present shareholders of Landlord to one another or among their
respective heirs, which will not trigger this right of first refusal, nor shall
any gifts to the heirs of such owner. However the death of all present
shareholders of Landlord will in fact trigger the Tenants right to acquire the
property for Landlord for fair market value.

 

(n) Option to Purchase. Provided that the Tenant is not then in
default under the terms of this Lease, then the Landlord grants Tenant the
Option to Purchase the Premises at Fair Market Value, without accounting for
the valuation of the lease between Landlord and Tenant, the value of the
Premise based upon the fact that it possesses all permits necessary to operate
an adult entertainment nightclub in the City of Hialeah, Florida, or the value
of the property described on Exhibit A-1.

 

In order to
exercise this Option, Tenant shall notify the Landlord, in writing, of its
desire to exercise the Option which shall contain a proposed purchase price
supported by a Real Estate Appraisal. If the Landlord agrees to the Purchase
Price proposed by Tenant, then the closing shall occur within 60 days of the
date that the Offer is received by the Landlord. Within 14 days of the Offer
date, the Landlord shall notify Tenant whether it agrees to the Offer Price. If
the Landlord does not agree to the Offer Price, then the Landlord shall, within
45 days of the receipt of the Offer, send a counter-proposal to Tenant, setting
forth its proposed sale price, which sale price shall be supported by a Real
Estate Appraisal. (“Counter-Offer”) If the Tenant agrees to the Purchase Price
proposed by Landlord, then the closing shall occur within 60 days of the date
that the Counter-Offer is received by the Tenant. If the Tenant does not accept
the Counter-Offer, then the parties agree that the Purchase Price will be set
by a third party real estate appraiser. This appraiser shall be selected by
agreement of the Tenants Real Estate Appraiser and the Landlords Real Estate
Appraiser, who shall independently appraise the Premise and set the purchase
price. Such real estate appraisal shall be completed within 45 days of the date
that the Real Estate Appraiser is selected by the Appraiser, who shall select
an appraiser within 14 days of being notified that the Tenant has rejected the
Landlord’s Counter-Offer. If the Appraisers cannot agree on a Third Party Real
Estate Appraiser, then the Appraiser shall be selected by the American
Arbitration Association. The Closing of the transaction shall occur within 30
days of the date that the Appraiser issues his Appraisal of the Premise.

 

Notwithstanding
the above, the minimum purchase price shall be Two Million and 00/100                   ($ 2,000,000.00).

 

This option
may be exercised by Tenant during the first 37 months of the lease. Should the
option not be exercised within the first 37 months of the lease, then the
option shall expire. In order to exercise the Option, the Tenant shall notify
the Landlord in writing as required for notice under the Lease and the closing
shall occur as within 60 days thereafter or as soon thereafter as clear title
may be give by Landlord.

 

(o) Subordination, Attornment. Upon request of Landlord, Tenant
will in writing subordinate its rights hereunder to the lien of any mortgage or
deed of trust, to any bank, insurance company or other lending institution, now
or hereafter in force against the Demised Premises, and to all advances made or
hereafter to be made upon the security thereof. In the

 

(INITIALED:
MO, KW)

 

20

 

event any proceedings are
brought for foreclosure, or in the event of the exercise of  the power of sale under any mortgage or deed
of trust made by Landlord covering the Demised Premises, Tenant shall attorn to
the purchaser upon any such foreclosure or sale, and recognize such purchaser
as the Landlord under this Lease. The provisions of this subparagraph to the
contrary notwithstanding, and so long as Tenant is not in default hereunder,
this Lease shall remain in full force and effect for the full Lease Term
hereof.

 

31.           Notices. Except
as set forth below, all notices to be given hereunder by either of the parties
shall be in writing. Any notice may be served by Landlord upon Tenant
personally by delivering the same to an employee of Tenant, or to Tenant
directly. Any notice shall be deemed duly served by either party if addressed
as set forth below and (i) deposited with the United States Postal Service as
certified mail, return receipt requested, with proper postage  prepaid, or (ii) deposited with FedEx or
other reliable overnight courier for expedited delivery. Either party may
change the address to which the notices may be sent by delivering a copy
thereof to the other party in the manner aforesaid and sent contemporaneously
by telecopy and e-mail. If service is made by personal delivery or Federal
Express, such service shall be deemed completed upon actual receipt of such
material. If service shall be made by certified mail, such service shall be
deemed completed as of the third day following the mailing of such notice in
the manner aforesaid.

 

	
   

  	
  To Landlord:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Third
  Properties, LLC.

  
	
   

  	
   

  	
   

  	
  800 Bush
  River Road, Ste. C

  
	
   

  	
   

  	
   

  	
  Columbia,
  South Carolina 29210

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  and

  	
  Mr. Harry T.
  Heizer, Jr.

  
	
   

  	
   

  	
   

  	
  PO Box 3928

  
	
   

  	
   

  	
   

  	
  Irmo, South Carolina 29063

  
	
   

  	
   

  	
   

  	
  Facsimile:
  (803) 750-6457

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  To Tenant:

  	
   

  	
  Kenja II,
  Inc.

  
	
   

  	
   

  	
   

  	
  7565 W. 20th
  Avenue

  
	
   

  	
   

  	
   

  	
  Hialeah,
  Florida, 33014

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  With a copy to:

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Troy Lowrie

  
	
   

  	
   

  	
   

  	
  VCG Holding Corp.

  
	
   

  	
   

  	
   

  	
  390 Union St., Suite 540

  
	
   

  	
   

  	
   

  	
  Lakewood, CO 80228

  
	
   

  	
   

  	
   

  	
  Facsimile: (303) 922-0746

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  and

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  (INITIALED: MO, KW)

  

 

	
   

  	
  Landlord’s Initials  

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials  

  	
  MO

  

 

 

21

 

	
   

  	
   

  	
   

  	
  Michael L. Ocello

  
	
   

  	
   

  	
   

  	
  VCG Holding Corp.

  
	
   

  	
   

  	
   

  	
  1401 Mississippi Avenue, #10

  
	
   

  	
   

  	
   

  	
  Sauget, IL 62201

  
	
   

  	
   

  	
   

  	
  Facsimile: (681) 271-8384

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  Allan S.
  Rubin, Esq.

  
	
   

  	
   

  	
   

  	
  Draper,
  Rubin & Shulman, P.L.C.

  
	
   

  	
   

  	
   

  	
  29800
  Telegraph Road

  
	
   

  	
   

  	
   

  	
  Southfield,
  Michigan 48034

  
	
   

  	
   

  	
   

  	
  Facsimile:
  248-358-9729

  

 

(q)           Sale
Termination. In the event that the Agreement for the Purchase and
Sale of Assets (“Agreement”) between Gregory Kenwood Gaines,  Kenja,Inc., and Kenja II, Inc., and VCG
Holding Corp., is terminated for any reason whatsoever, then this Lease shall
automatically terminate, any security deposit paid by Tenant shall be returned
and all parties shall be released from any further liability under this Lease.

 

(r)            Tenant’s Statement. Tenant
shall at any time and from time to time, upon not less than ten (10) days prior
written notice from Landlord, execute, acknowledge and deliver to Landlord a
statement in writing containing such statements as Landlord or any prospective
purchaser or mortgagee of the Property may require, including (a) certification
that this Lease is unmodified and in full force and effect (or, if modified,
stating the nature of such modification and certifying that this Lease as so
modified is in full force and effect), and the date to which the rental and
other charges are paid in advance, if any, (b) Tenant’s acknowledgment that
there are not, to Tenant’s knowledge, any uncured defaults on the part of
Landlord hereunder, or specifying such defaults if any are claimed, (c)
confirmation of the Rent Commencement Date and the expiration date of the Lease
Term, (d) confirmation that no rents have been paid more than one (1) month in
advance, and (e) confirmation that Tenant has no right to purchase the Premises
other that as contained herein. If Tenant fails to execute Tenant’s  Statement within such ten (10) day period,
Landlord is hereby authorized to execute Tenant’s Statement as Tenant’s
attorney in fact. Any such statement may be relied upon by the prospective
purchaser or encumbrance of all or any portion of the Property.

 

(s)           Authority. If
Tenant is a corporation, partnership, trust or limited liability company, each
individual executing this Lease on behalf of Tenant represents and warrants
that he or she is duly authorized to execute and deliver this Lease on behalf
of Tenant in accordance with the bylaws, partnership agreement or operating
agreement (as the case may be) of Tenant, and that this Lease is binding upon
Tenant.

 

(t)            No
Partnership. It is expressly understood that the Landlord and Tenant
are not partners or co-venturers and that the Landlord has no right, title or
interest in and to the business of the Tenant, and that the Tenant has no right
to represent or bind the Landlord in any respect whatsoever, and that nothing
contained herein shall be deemed, held or construed as making the Landlord a
partner or associate of the Tenant, or as rendering the Landlord liable for

 

(INITIALED:
MO, KW)

 

22

 

any debts, liabilities or
obligations incurred by the Tenant; it is being expressly understood that the
relationship between the parties hereto is, and shall at all times remain that
of Landlord and Tenant.

 

(u)           Nondisclosure
Statement. Tenant hereby agrees that as of the date set forth
herein, and for the term of this Lease as set forth herein, Tenant shall not
disclose the terms of this Lease or the negotiations thereof to any individual,
firm or corporation. This nondisclosure statement shall not preclude Tenant
from disclosing the terms of this Lease or negotiations thereunder to Tenant’s legal
counsel, a financial institution, the Internal Revenue Service, or any
administrative or judicial entity which may require such information.

 

30.           BROKERS. Tenant
warrants that except for the principals of Landlord (who may be licensed real
estate brokers acting on their own behalf), it has had no dealings with any
real estate broker or agents in connection with the negotiation of this Lease.

 

IN WITNESS
WHEREOF, Landlord and Tenant have executed this Lease as dated:

 

	
   

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
  Third
  Properties, Inc.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ G.
  Kenwood Gaines

  	
   

  
	
   

  	
   

  	
  Name: 

  	
    G.
  Kenwood Gaines

  	
   

  
	
   

  	
   

  	
  Title: 

  	
    Pres.

  	
   

  
	
   

  	
   

  	
  Date: 

  	
    10/29/07

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
  Kenja II,
  Inc.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Micheal
  L Ocello

  	
   

  
	
   

  	
   

  	
  Name: 

  	
    Micheal
  L Ocello

  	
   

  
	
   

  	
   

  	
  Title: 

  	
    Vice
  Pres

  	
   

  
	
   

  	
   

  	
  Date: 

  	
    10-29-07

  	
   

  
									

 

(INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials  

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials  

  	
  MO

  

 

23

 

EXHIBIT “A”

 

LOCATION OF DEMISED PREMISES

 

(INITIALED:
MO, KW)

 

24

 

Exhibit “A”

 

Legal
Description:

 

Begin
at a point 25 feet South of the Northeast corner of Tract 13 of CHAMBERS LAND
COMPANY SUBDIVISION of the Southwest 1⁄4 of Section 25, Township 52 South, Range
40, East; thence run Westerly for a distance of 160 feet; thence run Southerly
for a distance of 190.14 feet; thence run Easterly for a distance of 60.0 feet
to a point of tangency of a curve; thence proceed Southerly along the arc of
said curve a distance of 110.22 feet; thence run Northerly a distance of 185 feet
to the Point of Beginning.

 

(INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials  

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials  

  	
  MO

  

 

25

 

EXHIBIT “A-1”

ADDITIONAL PARKING LOT PROPERTY

 

(INITIALED: MO, KW)

 

26

 

Exhibit “A”

 

Legal
Description:

 

The
North 165 feet of the East 140 feet of the West 280.10 feet of Tract 13, LESS
AND EXCEPT the North 25 feet thereof, of CHAMBERS LAND COMPANY SUBDIVISION of
the Southwest 1⁄4 of Section 26, Township 52 South, Range 40 East, according to
the Plat thereof recorded in Plat Book 2, Page 68, of the Public Records of
Miami-Dade County, Florida.

 

(INITIALED:
MO, KW)

 

	
   

  	
  Landlord’s Initials  

  	
  KW

  
	
   

  	
   

  
	
   

  	
  Tenant’s Initials  

  	
  MO

  

 

27

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00132-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00132-of-00352.parquet"}]]