Document:

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                                                                   EXHIBIT 10.10

                                LEASE AGREEMENT

     THIS INDENTURE, made and entered into this 21st day of July, A.D., 1954, by
and between LAS VEGAS LODGE NO. 32, FREE & ACCEPTED MASONS, of Las Vegas, Clark
County, Nevada, a body corporate and politic, incorporated under and pursuant to
an Act to incorporate the Grand Lodge of Free & Accepted Masons, and its
subordinate lodges in the State of Nevada, approved March 3, 1865, as amended,
Party of the First Part and Lessor hereinafter designated as the Lessor; and H.
JOHN GLUSKIN of Los Angeles, California, Party of the Second Part and Lessee,
hereinafter designated as the Lessee;

                              W I T N E S S E T H:
                              - - - - - - - - - -
                                       I

     THAT the Lessor, for and in consideration of the rents, taxes, assessments,
obligations, terms and conditions hereinafter specified to be kept and performed
by the Lessee, does hereby devise, lease and let unto said Lessee, and the
Lessee hereby hires and takes from the said lessor, the real property situated,
lying and being in the City of Las Vegas, Clark County, Nevada, described as
follows:

     Lots One (1), Two (2), Three (3), and Four (4) in Block Thirty (30),
     Clark's Las Vegas Townsite, as recorded in Book One (1) of Plats on page 37
     in the office of the County Recorder for Clark County, Nevada; to which
     record reference is hereby made for a more detailed description of the said
     lots.

     Together with all and singular the buildings and improvements thereon
     situated and the tenements, hereditaments and appurtenances thereunto
     belonging or in anywise appertaining.

     TO HAVE AND TO HOLD the same for the term of sixty-three (63) years,
beginning at the hour of 12:00 noon on the 1st day of AUGUST, 1955, provided,
however, if the Lessee shall

                               EXHIBIT "C" PAGE 1

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erect a building upon said premises, and complete said building prior to said
date last above mentioned, then and in such event, the terms of this lease shall
commence at 12:00 noon upon the day of completion of said building, and in
either event shall continue for sixty-three (63) years thereinafter.

                                       II

     The Lessee agrees to pay to the Lessor as rental for said premises the
following sum and amounts at the times and in the manner following, to-wit:

                         An annual rental of Fifteen Thousand Dollars
                         ($15,000.00) lawful money of the United States per year
                         for the first five (5) years of said term; an annual
                         rental of Twenty Thousand Dollars ($20,000.00) per year
                         for each of the sixth (6th) to and including the tenth
                         (10th) years of said term; and an annual rental of
                         Twenty Five Thousand Dollars ($25,000.00) per year for
                         each of the eleventh (11th) to and including the
                         sixty-third (63rd) years of said term. Said annual
                         rentals shall be paid in annual installments in advance
                         on the first (1st) day of August of each year during
                         the full term of this lease, except that on the
                         execution of this lease the rentals for the first (1st)
                         year and the sixth (6th) year of the duration of this
                         term are due and payable immediately, and of which
                         said payment of Thirty Five Thousand Dollars
                         ($35,000.00) the Five Thousand Dollars ($5,000.00)
                         theretofore deposited by the Lessee in the Bank of
                         Nevada, main office at 200 South Fifth Street, Las
                         Vegas, Nevada, to the credit of the Lessor as earnest
                         money shall be credited, leaving an actual balance of
                         Thirty Thousand Dollars ($30,000.00) then to be paid on
                         said rentals for the said first (1st) and sixth (6th)
                         years of the term of this lease.

                         However, if such total rentals of Thirty Five Thousand
                         Dollars ($35,000.00) are not so paid by said Lessee,
                         then and in that event said Five Thousand Dollars
                         ($5,000.00) earnest money shall be forfeited to and
                         become the sole property of Lessor as liquidated and
                         agreed damages for the failure of the Lessee to make
                         said payments as and when they have become due under
                         the terms of this agreement.

                                      III

                         The Lessee further covenants and agrees to and with the
Lessor as follows:

     (a)  The Lessee will wreck all buildings now located upon

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said leased premises and thereafter construct a new Class A fireproof building
upon said premises, having at least two stories. The said work of wrecking shall
begin within ninety (90) days from the execution of this lease, and said new
building shall be completed within one and one-half years (1 1/2) from the
execution of this lease. Said new building shall conform to plans and
specifications which must be submitted to and approved by an architect to be
selected by Lessor, who shall also inspect said building, when requested by
Lessor, to see that said plans and specifications are complied with. That said
building shall cover the entire area of the four lots hereby leased, except such
part or parts thereof as are necessary for setbacks and to have said building
conform to all space requirements provided for, or required by the Building
Code, ordinances and/or other regulations of the City of Las Vegas, the laws of
the State of Nevada, and said building shall, in all respects, conform to all
requirements and ordinances of said City of Las Vegas, the laws of the State of
Nevada and of the United States of America, or either of them which are
applicable to the construction of buildings such as the one to be built by the
Leasee.

     (b) Before the Lessee shall commence to wreck either of the buildings now
upon said premises, and before Leasee shall commence to construct said new
building, or any part thereof, the Lessee will execute and deliver to said
Lessor an indemnity bond in a sum equal to the said architect's estimate of the
cost of such wrecking work and completion of said new building, which bond shall
be executed by the Lessee as principal, and by a responsible surety company
authorized to do business in the State of Nevada as surety, or by other sureties
satisfactory to the Lessor. Said bond shall be conditioned that the Lessee shall
proceed forthwith with said wrecking and construction work and shall complete
the erection of said new building

                             EXHIBIT "C" PAGE 3

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within one (1) year from the commencement thereof, and shall also be conditioned
for performance by the Leasee of all agreements contained in this lease
applicable to such wrecking of said old building and erection of said new
building, said bond to be discharged by the Lessor upon the completion of said
wrecking work and erection of said new building, free and clear of all liens and
the expiration of the time within which liens therefor could be asserted.

     (c) That in the wrecking of said old building and in the construction of
said new building, as well as in the construction of any other building or
buildings which Lessee may erect on said leased premises the said Lessee will
fully protect said Lessor against any lien or rights to liens and from any
claims of contractors, subcontractors, mechanics, laborers, materialmen or any
other persons, and any and all other claims or liens by reason of the wrecking
or construction of said buildings, or of any of them, and the Leasee agrees to
save Lessor harmless from, and hereby indemnifies Lessor against, any and all
injury and loss which Lessor may suffer by reason of any such lien, right or
claim, including attorneys' fees, court costs and expenses.

     In addition to the bond provided for in Section III (b) Lessee, before
destroying or commencing to erect any new building or structure, alteration or
repair, other than any building mentioned in said Section III (b), costing in
excess of $10,000.00, shall furnish Lessor with an indemnity bond conditioned
and executed as provided in said Section III (b), and shall obtain Lessor's
written consent to said work.

     (d) The construction of the new building or buildings which may be
erected by the said Lessee will be modern and substantial and shall in every
respect comply with the regulations, ordinances and laws, municipal or
otherwise, that may

                               EXHIBIT "C" PAGE 4

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          govern the construction of the same; and Lessee will save Lessor
          harmless of and from any loss or damage by reason of the removal or
          destruction of the buildings now on said premises or the construction
          of the new building or buildings which may be made by Lessee and by
          reason of any mechanic's liens or incumbrances of any kind or nature
          created or claimed by reason of any acts of the said Lessee done or
          performed by reason of or under authority of this lease.

               (e)  That Lessee will pay all garbage and sewer fees, in addition
          to the said rent reserved, all rates, taxes, charges for revenue and
          otherwise, assessments and levies, general and special, ordinary and
          extraordinary, of every name, nature and kind whatsoever, including
          water rates, which may be taxed, charged, assessed, levied or imposed
          upon said premises, or upon any and all buildings and improvements
          thereon, and all which may be assessed, levied or imposed upon the
          leasehold estate hereby created and upon the reversionary estate in
          said premises during the term hereby granted, and so long thereafter
          as said Lessee, his successors and assigns, shall occupy said demised
          premises; which premise and agreement is a further consideration for
          the leasing and demising of the premises and property described
          herein.

               (f) That Lessee shall pay when due all taxes and assessments
          levied and assessed against said leased property and/or against the
          improvements to be placed upon said leased premises by the Lessee, and
          upon all personal property therein belonging to Lessee, which may be
          levied or assessed during the life of this lease; except that Lessor
          will pay when due all taxes levied and assessed upon the said leased
          premises for the year 1954.

               (g) During the wrecking of said old buildings and the erection of
          said new building, and until completion thereof,

                               EXHIBIT "C" PAGE 5

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          Lessee will carry public liability insurance not less than Two Hundred
          Thousand Dollars ($200,000.00) for injury or death of one person, and
          not less than Four Hundred Thousand Dollars ($400,000.00) for each
          accident; and property damage insurance of Twenty Five Thousand
          Dollars ($25,000.00); thereafter during the term of this lease Lessee
          will carry public liability insurance upon said premises not less than
          Fifty Thousand Dollars ($50,000.00) for injury or death of one person
          and not less than one Hundred Thousand Dollars ($100,000.00) for each
          accident, and property damage insurance of Ten Thousand Dollars
          ($10,000.00). Lessee will pay when due all premiums on said insurance
          and keep the same in force during the life of this agreement.

               (h) The Lessee agrees that he will at all times during the term
          of this lease, at his own expense, carry insurance on the buildings
          from time to time on said premises against loss or damage by fire, or
          lightning, or earthquake, or tornado, in the aggregate amount of at
          least eighty percent (80%) of the insurable value thereof; all such
          insurance against fire, lightning, earthquake or tornado shall be
          written and maintained in responsible companies satisfactory to the
          Lessor, and loss thereunder in all such policies shall be made payable
          in all cases to the Lessor. Said insurance policies shall from time to
          time as written be delivered to the Lessor, and the same shall always
          be so written and delivered at least ten days before the expiration of
          the prior insurance policies covering the same property, and the
          entire proceeds thereof, in case of loss, are to be paid to the
          Lessor, to be held as collateral security for the payment to the
          Lessor of the rent, taxes and assessments due or that may become due
          under the terms of this lease and for the payment of any and all
          obligations of the Lessee to the Lessor under this lease, and for the
          repairing, restoration and rebuilding of the building or buildings on
          account of the injury or destruction of which such insurance moneys
          have been paid. Out of the proceeds of such

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insurance policies collected and received by the Lessor, there shall be first
paid to the Lessor for its own use and benefit all sums then due and payable by
the Lessee under this lease, or which may become due and payable from the
Lessee under this lease while said moneys are so held by the Lessor, and the
surplus of such proceeds, if any, shall be paid by the Lessor to the Lessee
when the Lessee shall have repaired or rebuilt such building or buildings so
injured or destroyed, so that the same are in as good condition as the same
were prior to such injury or destruction, or so that they shall be, when
repaired or rebuilt, of the character and value required by the terms of this
lease.

     Provided, however, that no amount shall be so paid to the Lessee until
after the completion of such repairing or rebuilding and the payment by the
Lessee for all labor and materials used or furnished in such rebuilding or
repairing, and the payment by the Lessee of all claims and demands on account of
such repairing and rebuilding, and until the Lessee has furnished to the Lessor,
satisfactory evidence that all claims and demands for labor or material used or
furnished in repairing or rebuilding such building or buildings have been paid
in full, and that no claim or lien can accrue or be enforced against such
building or buildings or said demised premises on account thereof. Lessee will
pay when due all premiums on said insurance and keep the same in force in some
reputable fire insurance company or companies during the life of this agreement.

     (i) In case any of the buildings now or hereafter placed on said demised
premises are injured or destroyed or rendered untenantable by fire, the elements
or any other cause, such destruction or injury shall not operate to terminate
this lease, but this lease shall continue in full force and effect, but the
Lessee must thereupon repair or rebuild at the time and in the manner as in this
lease provided.

                               EXHIBIT "C" PAGE 7

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     (j) That Lessee will save harmless and indemnify the Lessor from and
against all loss, liability, or expense that may be incurred by reason of any
accident occurring on the premises, and from any damages, neglect or
misadventure arising from or in any way growing out of the use, misuse or abuse
of the city water, plumbing, electric current, gas mains or any obstructions on
or adjacent to said premises and property; nor will said Lessee make or suffer
any unlawful, improper or offensive use of the premises, or any use or
application thereof contrary to any ordinance of the City of Las Vegas, or any
law of the State of Nevada, or of the United States of America, or which shall
be injurious to any person or property of any person using or occupying said
premises as an employee or guest of the said Lessee; nor will said Lessee use,
sublease, or sublet any building so to be constructed on said leased premises,
or any part thereof, to be used for saloon or gambling purposes, save and except
that slot machines and similar devices are not included within such prohibition,
and in the event a hotel is constructed on said leased premises, which by the
ordinances of the City of Las Vegas now in force or hereafter to be enacted is
allowed to operate a bar or cocktail room or rooms in connection with the
operation of said hotel, then and in such event such operation of bar or
cocktail room by or under the supervision of such hotel is not prohibited;
neither the sale of packaged whiskey, liquors, ales, wines or beers to be
carried away by the purchaser by a duly licensed drugstore is prohibited.

     (k) The Lessee shall pay all charges of the architect to be selected by
Lessor for the examination and approval of said plans and specifications, and
such further services as he may be called upon to perform.

     (l) Lessee shall not demolish, remove or destroy any

                               EXHIBIT "C" PAGE 8

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          building or buildings which he has theretofore constructed or erected
          on the leased premises until he has given a similar indemnity bond
          conditioned as provided by subdivision (b) of Paragraph III of this
          lease agreement in an amount equal to the estimate of the cost of
          constructing a new building or buildings on said leased premises; that
          is to say after he has once constructed and erected a building or
          buildings on the leased premises such may not be demolished, removed
          or destroyed until a new indemnity bond has been given to protect the
          Lessor as fully as the original indemnity bond protected the Lessor as
          hereinbefore provided.

               (m)  That prior to and in any event within three days after the
          commencement of any work on the said leased premises, said Lessee will
          post in a conspicuous place on said premises, and also shall within
          five days after such posting, file a duplicate original of said posted
          notice with the Recorder of Clark County, Nevada, together with an
          affidavit attached thereto showing such posting of the said original
          notice, filed on behalf of Lessor, which notice shall be that the
          Lessor will not be responsible for the costs and expenses of such
          construction work, and upon the posting and recording of said notice
          and duplicate notice immediately inform the Lessor that said notice
          has been posted and recorded as provided by law, and particularly the
          provisions of the Mechanics Liens Law approved March, 1875, and
          amendments thereto.

               (n)  That at the expiration of this Lease, whether terminated by
          the passage of the time for which the property herein described is
          leased, or by reason of forfeiture or abandonment thereof, or for any
          other reason, the Lessee will peaceably yield up to the Lessor the
          premises, together with all buildings and improvements then thereon,
          in good repair in all respects; reasonable use and wear, and tear, and
          damage by fire, or other

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          unavoidable casualty, alone excepted.

               (o)  That all the property of any kind that may be on the
          premises during the continuance of this lease shall be held an kept at
          the sole risk of the Lessee, and the Lessor shall not be liable to the
          Lessee, or any person, for any injury, loss, or damage to property or
          to the person or persons on the said premises; and that no assent,
          express or implied, by the Lessor, to any breach of any of the Lessee
          covenants shall be deemed a waiver of any succeeding breach of the
          same or any other covenant.

               (p)  That in the event Lessee assigns this lease such assignment
          of lease shall be evidenced in writing, duly executed under seal and
          acknowledged by Lessee, and duly recorded in the Recorder's office of
          Clark County, Nevada, whereby and wherein the assignee shall expressly
          accept and assume all the terms and covenants in this lease agreement
          contained to be kept and performed by the Lessee, and agrees to comply
          with and be bound by them; and the said Lessee covenants and agrees no
          assignment will be made, except in the manner and upon the conditions
          as above set forth, and it is agreed and notice is hereby given, that
          any assignment of the said lease or leasehold interest, not in strict
          conformity with these provisions, shall be absolutely null and void.

                                       IV

                    It is further understood and agreed by and between the
          parties hereto as follows:

               (a)  That any installment of rent accruing under the provisions
          of this lease, which shall not be paid when due, or within ten (10)
          days thereafter, shall bear interest at the rate of seven percent (7%)
          per annum from the date when the same was payable until the same shall
          be paid by the Lessee.

               (b)  That the Lessor shall, at its option, have the right

                              EXHIBIT "C" PAGE 10

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          at all times during said demised term, to pay any fees, taxes,
          assessments, water rates or other charges upon said premises and
          property remaining unpaid for ten (10) days after the same became due
          and payable, and to pay, cancel and clear off all tax sales, liens,
          charges and claims upon or against said demised premises, and to
          redeem said premises from the same, or any of them, from time to time,
          and the amount paid, including reasonable expenses, shall be so much
          additional rent due from the Lessee at the next rent day after such
          payment, with interest thereon at the rate of seven percent (7%) per
          annum from the date of the payment thereof by the said Lessor.

                    It is further provided that the Lessor may advance or pay
          any such fees, taxes, assessments, water rates, or other charges, or
          pay, cancel and clear off any tax sales, liens or charges and claims
          upon and against said demised premises, and it shall not be obligatory
          upon the Lessor to inquire into the validity of any such rate, tax or
          assessment, or other charge, or any such tax sale, before making such
          advances or payments.

               (c) That if default shall be made by the Lessee, in the payment
          of any of the rent herein provided for upon the day the same becomes
          due or payable, and such default shall continue ten (10) days after
          the same became due, or in case any default in relation to liens as
          hereinbefore provided shall continue ten (10) days after service or
          written notice on Lessee demanding the same be removed, or if the
          lessee shall fail to pay any of the fees, taxes or assessments herein
          provided for to be paid by him, within the time herein provided for,
          or in case of the sale or forfeiture of said demised premises, or any
          part thereof, during said demised term, for the nonpayment of any tax,
          rate or assessment, or in case the Lessee shall fail to keep insured
          any building or buildings or improvements which may at any time
          hereafter be erected upon the said premises, as herein provided for,

                              EXHIBIT "C" PAGE 11

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          or fail to spend insurance money as herein provided for, or if he
          shall fail in any of the covenants of this lease by him to be kept or
          performed, then in any or either of such events, it shall and may be
          lawful for the Lessor, at is election, at or after the expiration of
          ten (10) days previous notice in writing requiring in the alternative
          the performance of such condition or covenant, or surrender of the
          property, to declare said demised term ended;

                    and into said demised premises, and the buildings and
          improvements situated thereon, or any part thereof, either with or
          without process of law, to reenter, the said Lessee hereby waiving any
          demand for possession of the demised premises any and all buildings
          and improvements then situated thereon, and the Lessee covenants and
          agrees that upon the termination of said demised term, he will
          surrender and deliver up said above described premises and property
          peaceably to said Lessor, its officers, agents or attorneys,
          immediately upon the termination of said demised term; and if Lessee,
          shall hold the said premises or any part thereof five (5) days after
          the same should be surrendered according to the terms of this lease,
          he shall be deemed guilty of unlawful detainer of said premises, shall
          be subject to eviction and removal, forcibly or otherwise, with or
          without process of law, and to the penalties provided by law.

               (d) That in the event of any termination of this lease, then, in
          such case, all buildings, fixtures, and improvements then situate on
          said demised premises shall belong to Lessor and become its property,
          and no compensation therefor shall be allowed or paid to said Lessee.
          And all payments made shall be kept and retained by Lessor.

               (e) That the various rights, powers, options, elections,
          appointments and remedies of the Lessor contained in this lease, shall
          be construed as cumulative, and no one of them as exclusive

                              EXHIBIT "C" PAGE 12

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of the other, or exclusive of any rights or priorities allowed by law.

     (f) That the right given in this lease to the Lessor to collect the rent
that may be due under the terms of this lease by any proceedings under the same,
or the right to collect any additional rent, moneys or payments due under the
terms of this lease by any proceedings under the same, or the right herein
given the Lessor to enforce any of the terms and provisions of this lease, shall
not in any way affect the right of such Lessor to declare this lease void, and
the term hereby created ended, as herein provided, when default is made in the
payment of said rent, or when default is made by the Lessee in any of the terms
and provisions of this lease.

     (g) That Lessee shall, at his sole cost and expense, make all necessary
repairs to, on and in the building or buildings to be erected on said leased
premises, and shall, at his sole cost and expense, replace any of said buildings
that may be destroyed by fire or otherwise during the term of this lease.

                                       V

          It is further stipulated and agreed by and between the parties hereto
as follows:

     (a) That Lessee will permit Lessor, or its representatives, to enter upon
said leased premises at all reasonable daylight hours for the purpose of
inspecting the same.

     (b) That Lessee will keep and hold harmless the Lessor from any and all
damages and liability for anything and everything whatsoever arising from or out
of the occupancy or operation to be conducted by the Lessee under this lease,
and from any loss or damage arising from any fault or negligence by the Lessee,
his agents or servants, or failure on the part of the Lessee to comply with any
of the covenants, terms or conditions herein contained on his part to be kept
and performed.

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          It is further understood and agreed by and between the parties hereto
as follows:

     (a) In case default be made in the payment of rent within the times and in
the amounts as herein specified, or in case default be made in any covenant or
agreement herein contained on the part of the said Lessee to be kept and
performed, or in case the Lessee shall be adjudged insolvent or a bankrupt, or
make an assignment for the benefit of his creditors, or in case a receiver be
appointed for Lessee, or to take possession for the lease premises as the result
of any act; or omission of the Lessee, or possession of the leased premises
shall be taken by virtue of any attachment or execution, the Lessor may at its
option, declare the said term ended; and may, upon ten (10) days' notice to
Lessee, reenter upon said premises either with or without process of law, using
all necessary force so to do, and remove all persons therefrom and retain the
possession thereof.

     (b) That in the event legal action is brought by either of the parties
hereto for enforcement of the terms and/or provisions of this lease the Court
may award a reasonable attorneys' fee and court costs to the successful party.

     (c) Should the leased premises be taken under condemnation proceedings or
be acquired by any public authority in any other manner, the estate of Lessee
shall cease and determine upon but not prior to the date when the Lessee shall
be actually required to yield possession, and all liabilities of the Lessee
hereunder accruing subsequent to such date shall cease. If only a part of the
demised premises shall be so taken, Lessee's estate and his liability for rent
hereunder shall abate proportionately after said date. Lessee hereby assigns to
Lessor his right to any and all damages for property taken in any

                                                             EXHIBIT "C" PAGE 14

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such proceeding and all such damages shall be payable to Lessor. In the event
that any condemnation proceeding should be had to change the grade of or to
widen a street or sidewalk or for other purpose of similar nature, and the
Lessee should be in any manner injured or damaged thereby or suffer loss
therefrom, his liability for rent shall not be diminished or affected except as
in this paragraph provided.

                                      VII

          It is further understood and agreed by and between the parties hereto
as follows:

     (a) That time of payment of rentals is of the essence of this agreement,
and that the payments of the monies to become due under this lease, as
hereinabove provided, shall be made by Lessee paying the same unto the Lessor,
by depositing the same in the Bank of Nevada, Main Office, 200 South 5th Street,
Las Vegas, Nevada, to the credit of Las Vegas Lodge No. 32, Free & Accepted
Masons, of Las Vegas, Nevada, or as hereafter otherwise directed in writing by
said Lessor.

     (b) Notices to be given by the parties hereto pertaining to this agreement
of lease shall be given by personal service, or by registered mail, addressed to
the person to be served, at its or his address, respectively, as follows:

          To The Lessor, at P.O. Box 855
                               Las Vegas, Nevada

          To The Lessee, at:

     (c) That Lessor does hereby covenant and agree that the said Lessee, paying
the said rent and performing the aforesaid covenants and agreements, by this
lease provided and agreed to be performed by him, may at all times during the
term of this lease, peaceably and quietly have, hold, and enjoy the said demised
premises without any manner of trouble or hindrance of or from the said Lessor
or any other person or persons whomsoever.

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(d) The Lessee hereby covenants, promises and agrees that on the last day of
said term or sooner termination of the Estate herby granted, he will peacefully
and quietly leave, surrender and hand up to said Lessor the said premises in as
good condition as the same were received by him, and the building or buildings
erected thereon in as good a condition as they were at the time of their
completion, reasonable use and wear thereof, and damage by the elements alone
excepted.

     (e) That this lease agreement is executed in duplicate, each copy of which
shall be deemed to be and is an original of said lease agreement.

                                      VIII

          It is further understood and agreed by and between the parties hereto
that the terms and conditions of this Agreement of Lease shall extend to and be
binding upon the successors and assigns of the Lessor hereto, and also upon
their heirs, executors, administrators, successors, and assigns of the Lessee.

          IN WITNESS WHEREOF the Party of the First Part and Lessor, acting by
and through its duly authorized trustees; and the Party of the Second Part and
Lessee, have executed this AGREEMENT OF LEASE in duplicate, each copy of which
is deemed to be and is an original; the day and year in this AGREEMENT OF LEASE
first above written.

                             LAS VEGAS LODGE NO. 32, FREE &
                             ACCEPTED MASONS, of Las Vegas,
                             Clark County, Nevada,
                             PARTY OF THE FIRST PART & LESSOR

                             By /s/ Kenneth H. Zahn   Trustee
                             --------------------------------

                             By /s/ W.E. Fitzgerald   Trustee
                             --------------------------------

    (SEAL)                   By /s/ Kenneth W. Saxon  Trustee
                             --------------------------------

                             H. JOHN GLUSKIN, of LOS ANGELES,
                                       CALIFORNIA
                             PARTY OF THE SECOND PART & LESSEE

                             /s/ H. John Gluskin
                             --------------------------------

                              EXHIBIT "C" PAGE 16

                                      -16-
<PAGE>

STATE OF NEVADA          }
                         } ss
COUNTY OF CLARK          }

     On this 21st day of July, A.D., 1954, personally appeared before me, a
Notary Public in and for Clark County, KENNETH W. SAXON, known to me to be one
of the Trustees of the LAS VEGAS LODGE NO. 32, FREE & ACCEPTED MASONS of Las
Vegas, Clark County, Nevada, the corporation that executed the foregoing LEASE
AGREEMENT as Party of the First Part and Lessor, and upon depose that he is one
of the trustees of said corporation as above described that he is acquainted
with the seal of said corporation, and that the seal affixed to said instrument
is the corporate seal of said corporation; signatures to said instrument were
made by Trustees of said corporation indicated after said signature; and that
the said corporation executed said instrument freely and voluntarily and for the
uses and purposes first mentioned.

     IN WITNESS WHEREOF, I have hereunto set my hand and affixed this seal in
Las Vegas, Clark County, Nevada, the day and year in this certificate above
written.

                              /s/  L.O. HAWKINS
                                   --------------------------------
                                   Notary Public as aforesaid
                                   My Commission Expires: XXX
                                        (Notarial Seal)

STATE OF NEVADA          }
                         } ss
COUNTY OF LOS ANGELES    }

     On this 23rd day of July, A.D., 1954, personally appeared before me, Notary
Public in and for Los Angeles County, H. JOHN GLUSKIN, known to me to be the
Party of the Second Part and Lessee who executed the foregoing LEASE and upon
oath did depose and duly acknowledge to me that he executed this instrument
freely and voluntarily and for the uses and purposes therein.

     IN WITNESS WHEREOF, I have hereunto set my hand and affixed my seal in Los
Angeles County, California, the day and year in this certificate above written.

                              /s/  Harry Bauer
                                   --------------------------------
                                   Notary Public as Aforesaid
                                   My Commission Expires: XXX
                                        (Notarial Seal)

16355

RECORDED AT THE REQUEST OF                   Ret. to
HAWKINS AND CANNON                           David Goldwater
July 27 3:15pm '54                           300 Fremont
OFFICIAL RECORDS BOOK NO. 17
CLARK COUNTY, NEVADA
Paul C. O'Malley, Recorder
File # 9 50     Deputy
     ---------
                              CERTIFIED TO BE A TRUE AND CORRECT COPY OF THE
                              ORIGINAL NEVADA SOUTHERN TITLE INC.
                              BY   /s/    XXX
                                  --------------------------

                              EXHIBIT "C" PAGE 17

                                      -17-<PAGE>
                                                                 EXHIBIT 10.10.1

                          AMENDMENT TO LEASE AGREEMENT

     THIS AMENDMENT to lease agreement entered into on the 24th day of July,
1954, by and between LAS VEGAS LODGE NO. 32, FREE & ACCEPTED MASONS of Las
Vegas, Nevada, hereinafter, designated as the Lessor, and H. JOHN GLUSKIN of Los
Angeles, California, hereinafter designated as the Lessee.

                             W I T N E S S E T H :-

     REFERRING TO PARAGRAPH II

     Lessor represents that each of the present occupants and Lessees of the
premises is on a month to month basis and that they will be duly given the
legally required 60 days' notice to vacate the premises. Lessor shall deliver
possession of said premises to Lessee no later than October 1, XXX

     That Lessee shall be under no obligation to pay any consideration for the
use and occupancy of said premises during said period from October 1954 and
until the formal term of this lease begins as herein provided.

     The purpose of this provision is to afford Lessee an opportunity to comply
with the provisions of Paragraph III of this lease.

     REFERRING TO PARAGRAPH III

     As to sub-division (a)

     In the event that the completion of the new building is prevented by
reason of things beyond the control of Lessee and through no failure or fault on
the part of Lessee, such as strikes, governmental restrictions etc., then the
completion date of said building shall be deemed extended by such time as said
condition exists. However, nothing herein contained shall relieve the Lessee of
his obligation to pay the rent specified herein.

     Although a 90 day date for the commencement of the wrecking is fixed, time
shall not be considered of the essence.

     As to sub-division (b)

                              EXHIBIT "C" PAGE 18
                                      -1-
<PAGE>

     Notwithstanding anything to the contrary herein contained, it is agreed
that the general contractor to be selected by Lessee shall be approved by the
Lessor and that the contract given for the demolition of the present structures
as well as the construction of the new building shall be approved by the Lessor.
That said contract shall be guaranteed by the delivery by Lessee to Lessor of a
standard form of lien and complete bond as provided in said lease. Although said
bond will guarantee the completion of the building and the payment of all bills
in connection therewith, it will not necessarily guarantee the date of
completion.

     REFERRING TO PARAGRAPH IV

     As to sub-division (c)

     Except insofar as the payment of rent is concerned, the default period
shall be 30 days instead of 10 days.

     REFERRING TO PARAGRAPH VI

     As to sub-division (a)

     The notice to be given Lessee therein shall be 30 days instead of 10 days.

     As to sub-division (c)

     Any award made in condemnation wherein the improvement made by Lessee are
made a part of the consideration for the award of damages same shall be shared
by Lessor and Lessee on the following basis: The full cost of the improvements
shall be amortized over a 50 year period and whatever the remaining period shall
be at the time of the condemnation its proportionate share shall go to the
Lessee. In other words, for this purpose only, the landlord becomes the owner of
the improvements at the rate of 2% per year and entitled to receive any award to
damages based upon the number of years expired.

     In the event that the Lessor shall decide to sell said premises, the right
of first refusal shall be given to Lessee who

                              Exhibit "C" page 19

                                      -2-
<PAGE>

          shall have 30 days within which to accept the same.

               In the event of a sale of the premises by Lessor, any
          restrictions regarding the use of said premises shall be deemed
          terminated and from that point forward said premises may be used for
          any lawful purpose.

               IN WITNESS WHEREOF, Lessor, acting by and through its duly
          authorized trustees and Lessee, have executed this AMENDMENT TO LEASE
          AGREEMENT in duplicate, each copy of which is deemed to be and is an
          original, the day and year in this AMENDMENT TO LEASE AGREEMENT first
          above written.

                                        LAS VEGAS LODGE NO. 32, FREE & ACCEPTED
                                        MASONS, of Las Vegas, Nevada, Lessor

                                        By /s/  K.H. Zahn           Trustee
                                           -------------------------

                                        By /s/ W.E. Fitzgerald, Sr. Trustee
                                           -------------------------

                                        By /s/ Kenneth W. Saxon     Trustee
                                           -------------------------

                                        H. JOHN GLUSKIN, of Los Angeles,
                                        California, Lessee

                                        By /s/ H. John Gluskin
                                           -----------------------

                                                             EXHIBIT "C" PAGE 20

                                                                      -3-
<PAGE>

          STATE OF NEVADA  )
                           ) SS
          COUNTY OF CLARK  )

               On this 24th day of July, A.D., 1954, personally appeared before
          me, a Notary Public in and for Clark County, KENNETH W. SAXON, known
          to me to be one of the Trustees of the LAS VEGAS LODGE NO. 32, FREE &
          ACCEPTED MASONS, of Las Vegas, Clark County, Nevada, the corporation
          that executed the foregoing AMENDMENT TO LEASE AGREEMENT as Party of
          the First Part and Lessor, and upon oath did depose that he is one of
          the trustees of said corporation as above designated; that he is
          acquainted with the seal of said corporation, and that the seal
          affixed to said instrument is the corporate seal of said corporation;
          that the signatures to said instrument were made by Trustees of said
          corporation as indicated after said signatures; and that the said
          corporation executed the said instrument freely and voluntarily and
          for the uses and purposes therein mentioned.

               IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
          notarial seal in Las Vegas, Clark County, Nevada, the day and year in
          this certificate first above written.

                                        /s/       L.O. Hawkins
                                           --------------------------
                                           Notary Public As Aforesaid
                                            My Commission Expires: Jan. 4, 1955

                                           (NOTARIAL SEAL)

STATE OF CALIFORNIA    )
                       ) SS
COUNTY OF LOS ANGELES  )

               On this 26 day of July, 1954, personally appeared before me, a
          Notary Public in and for Los Angeles County, State of California, H.
          JOHN GLUSKIN, known to me to be the Lessee who executed the foregoing
          AMENDMENT TO LEASE AGREEMENT, and upon oath did depose and duly
          acknowledge to me that he executed the above instrument freely and
          voluntarily and for the uses and purposes therein mentioned.

               IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
          official seal in Los Angeles, California, the day and year in this
          certificate first above written.

                                        /s/    Harry J. BAUER
                                           -------------------------
                                           Notary Public in and for
                                            said County and State

                                           My Commission Expires: May 11, 1957

                                           (NOTARIAL SEAL)

DOCUMENT #16356 RECORDED                     CERTIFIED TO BE A TRUE AND
JULY 27, 1954  3:16PM                        CORRECT COPY OF THE ORIGINAL
                                             NEVADA SOUTHERN TITLE, INC.

                                             BY /s/ XXX
                                               -------------------------

                                                     EXHIBIT "C" PAGE 21

                                                             -4-

<PAGE>

                               Power of Attorney

          Know All Men by These Presents:  That  H. JOHN GLUSKIN
          the undersigned (jointly and severally, if more than one) hereby make,
          constitute and appoint HY GOLDFELD (as per signed rider attached) my
          true and lawful Attorney for me and is my name, place and stead and
          for my use and benefit:

               (a) To ask, demand, sue for, recover, collect and receive each
          and every sum of money, debt, account, legacy, bequest, interest,
          dividend, annuity and demand (which now is or hereafter shall become
          due, owing or payable) belonging to or claimed by me and to use and
          take any lawful means for the recovery thereof by legal process or
          otherwise, and to execute and deliver a satisfaction or release
          therefor, together with the right and power to compromise or compound
          any claim or demand;
                (b) To exercise any or all of the following powers as to real
          property, any interest therein and/or any building thereon; To
          contract for, purchase, receive and take possession thereof and of
          evidence of title thereto; to lease the same for any terms or purpose
          including leases for business, residence, and oil and/or mineral
          development; to sell, exchange, grant or convey the same with or
          without warranty; and to mortgage, transfer is true, or otherwise
          encumber or hypothecate the same to secure payment of a negotiable or
          non-negotiable note or performance of any obligation or agreement;
               (c) To exercise any or all of the following powers as to all
          kinds of personal property and goods, wares and merchandise, choses in
          action and other property in possession or in action; To contract for,
          buy, sell, exchange, transfer and in any legal manner deal in and with
          the same; and to mortgage, transfer in trust, or otherwise encumber or
          hypothecate the same to secure payment of a negotiable or
          non-negotiable note or performance of any obligation or agreement;
               (d) To borrow money and to execute and deliver negotiable or
          non-negotiable notes therefor with or without security; and to loan
          money and receive negotiable or non-negotiable notes therefor with
          such security as he shall deem proper;
               (e) To create, amend, supplement and terminate any trust and to
          instruct and advise the trustee of any trust wherein I am or may be
          trustor or beneficiary; to represent and vote stock, exercise stock
          rights, accept and deal with any dividend, distribution or bonus, join
          in any corporate financing, reorganization, merger, liquidation,
          consolidation or other action and the extension, compromise,
          conversion, adjustment, enforcement or foreclosure singly or in
          conjunction with others of any corporate stock, bond, note, debenture
          or other security; to compound, compromise, adjust, settle and satisfy
          any obligation, secured or unsecured, owing by or to me and to give or
          accept say property and/or money whether or not equal to or less in
          value than the amount owing in payment, settlement or satisfactions
          thereof;
               (f) To transact business of any kind or class and as my act and
          deed to sign, execute, acknowledge and deliver say deed, lease,
          assignment of lease, covenant, indenture, indemnity, agreement,
          mortgage, deed of trust, assignment of mortgage or of the beneficial
          interest under deed of trust, extension or renewal of any obligations,
          subordination or waiver of priority, hypothecation, bottomry,
          charter-party, bill of lading, bill of sale, bill, bond, note, whether
          negotiable or non-negotiable, receipt, evidence of debt, full or
          partial release or satisfaction of mortgage, judgement and other debt,
          request for partial or full reconveyance of deed of trust and such
          other instruments in writing of any kind or class as may be necessary
          or proper in the premises.

                              EXHIBIT "C" PAGE 22
<PAGE>

          Giving and Granting unto my said Attorney full power and authority to
          do and perform all and every act and thing whatsoever requisite,
          necessary or appropriate to be done in and about the premises as fully
          to all intents and purposes as I might or could do if personally
          present, hereby ratifying all that my said Attorney shall lawfully do
          or cause to be done by virtue of these presents. The powers and
          authority hereby conferred upon my said Attorney shall be applicable
          to all real and personal property or interests therein now owned or
          hereafter acquired by me and wherever situate.
               My said Attorney is empowered hereby to determine in his sole
          discretion the time when, purpose for and manner in which any power
          herein conferred upon his shall be exercised, and the conditions,
          provisions and covenants of any instrument or document which may be
          executed by him pursuant hereto; and in the acquisition or disposition
          of real or personal property, my said Attorney shall have exclusive
          power to fix the terms thereof for cash, credit and/or property, and
          if on credit with or without security.
               The undersigned, if a married woman, hereby further authorizes
          and empowers my said Attorney, as my duly authorized agent, to join in
          my behalf, in the execution of any instrument by which any community
          real property or any interest therein, now owned or hereafter acquired
          by my spouse and myself, or either of us, is sold, leased, encumbered,
          or conveyed:
               When the context so requires, the masculine gender includes the
          feminine and/or neuter, and the singular number includes the plural.
          See rider attached.

          Witness my hand this 26th day of July, 1954
                              ------      ------

                                        /s/  H. JOHN GLUSKIN
                                             ------------------
                                             H. John Gluskin

STATE OF CALIFORNIA  )
     COUNTY OF       ) SS:
                     )
LOS ANGELES

On, July 26, 1954
before me, the undersigned A Notary Public in
and for said County and State, personally appeared
          H. JOHN GLUSKIN

NOTARIAL SEAL

known to me to be the person whose name is
subscribed to the within instrument and acknowledged
that he executed the same.              No. 16357
                                        RECORDED AT THE REQUEST OF
WITNESS my hand and official seal       Hawkins and Cannon
                                        Jul 27 3:27pm '54
(SEAL AFFIXED)  HARRY S BAUER           OFFICIAL RECORDS BOOK NO. 17
                Notary Public           Clark County, Nevada

                              EXHIBIT "C" PAGE 23

                                      -1-
<PAGE>

          The powers hereinabove enumerated shall apply only to acts performed
          in connection with the property hereinafter legally described as:

               Lots One (1), Two (2), Three (3) and Four (4) in Block Thirty
               (30), Clark's Las Vegas Townsite, as recorded in Book 1 of Plats
               on page 37 in the Office of the County Recorder for Clark County,
               Nevada; to which record reference is hereby made for a more
               detailed description of the said lots.

                                        /s/ H. JOHN GLUSKIN

                                             CERTIFIED TO BE A TRUE AND
                                             CORRECT COPY OF THE ORIGINAL
                                             NEVADA SOUTHERN TITLE, INC.

                                             BY /s/ XXX
                                               -------------------------

                              EXHIBIT "C" PAGE 24

                                      -2-

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