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Docket57053 Document2011-13523
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TRAN
CASE NO . A-6249 32-C
DEPT . NO . 3
DI STRICT COURT
CLARK COUNTY, NEVADA
* * *
VENETIAN RESORT HOTEL
CAS INO, LLC.
Plainti ff,
vs.
TWO ROADS LAS VEGAS ,
Defendant .
* *
REPORTER ' S TRANSCRI PT
OF
MTN FOR SUMMARY EVI CTI ON
BEFORE THE HONORABLE DOUGLAS HERNDON
DISTRICT COURT JUDGE
DATED : WEDNESDAY, S EPTEMBER 29 , 201 0
REPORTED BY : SHARON HOWARD, C. C. R . NO . 7 45
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APPEARANCES :
For the Plaintiff :
For the Defendant :
2
MICHAEL FEDER, ESQ .
WILLIAM COULTHARD, ESQ .
* * * * *
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LAS VEGAS , NEVADA; WEDNES DAY, SEPTEMBER 29 , 201 0
P R O C E E DI N G S
* * * * *
THE COURT : Page 1 6 , Venetian vs . Two
Roads Las Vegas , LLC .
This is plaintiff ' s ex-parte application for an order
to show cause why summary eviction should not be
granted .
MR . FEDER : Good morning, your Hono r .
Michael Feder and Michael Lynch of Lewis and Roca on
behal f of the Venetian .
With us a t the table i s Fred Crowl , general counsel
for Venetian . Als o is Gustavo Cruger from the Venetian,
as s ociate counsel . And Patrick Dumont , who is VP o f
corporate for Venetian .
MR . COULTHARD : Good morning, your
Honor .
Bill Coulthard and Matt Carter, of Kemp, Jones &
Coulthard, appearing on behalf of Two Roads Las Vegas LLC .
Als o present is Mr . Fisher, Tony Fisher, general manager
and client representative for the other ten restaurants
and operation Dos Caminos .
THE COURT : All right . They don ' t make
leases easy anymore . 25
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MR . FEDER: We think they do, your
Honor .
MR . COULTHARD : I gues s procedurall y, your
Honor, I would j ust as k --I believe that because i t comes
before the court in a unique procedural setting that as
the Defendant , the tenant , I have the burden of proof
today . The order to show cause is directed at my client
that , in effect , I' m the moving party and would request to
proceed first and have a rebuttal response .
THE COURT : Any obj ection .
MR. FEDER: Your Honor, a l l I would s a y i s
I think procedurally it is unique , in terms of how this
proces s works -- the 5-day notice . They filed the i r
affidavit . I think technically we are the moving party,
but I don ' t care i f they go first .
I think we a l l know the arguments . I think they ' re
laid out in the papers . All I will say i s in rebuttal , if
anything new is raised, I want t o reserve my right to
rebut the rebuttal as well .
THE COURT : I had a sense this wasn't
going to be a 1 , 2, 3 . There is a 4, 5, 6 as well . But
go ahead, Mr . Coulthard .
MR . COULTHARD : Thank you, your Honor . I
appreciate it .
It comes before the court on an o rder to show cause .
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I think it comes -- it is a unique procedural fashion, in
that the Defendants, my client, Two Roads Las Vegas
actually filed the initial pleading, which i s our
affidavit regarding legal defense to the summary evi ction
proceeding, which really is the first action filed in
court . And I think not only is the procedural pos ture of
the case unusual, about I think the relationship i s a
little bit unusual between the parties, in that Two Roads
Las Vegas LLC, is the tenant and the tenant is comprised
of 1 1 , 7 , DC Las Vegas , which is the manager, and t he BR
guest operator of the restaurant and VCR, Venetian Cas ino
Res orts . Those two entities make up the tenant . But the
landlord i s als o VCR, Venetian Cas ino Res ort . So they ' re
wearing a couple of hats in this . So I gues s my point is
it ' s procedurally unusual . It is also unusual and unusual
not standard, tenant landlord relationship .
The underlying lease, it ' s a 1 0 -year lease for 1 8 ,0 0 0
square feet on the first floor of the Palaz z o. The
entrance to the Dos Caminos Restaurant opens right out
onto the casino floor . Over 1 8 ,0 0 0 square feet . It ' s got
a couple of -- two options . I believe each of those
options to extend the lease term for 5 year options. So
potentially a 20 -year lease .
1 1 / 7 the operator -- 1 1 / 7 DC Las Vegas is the entity
that i s owned and controlled by Mr . Steven Hanson, who is
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the owner and principal of BR Guest, the parent holding
company, who i s really the restaurant operator in t his LLC
relationship . They have a proven track record.
Twenty-two restaurants acros s the country . Primarily in
New Yor k . But a handful of restaurants here in Las Vegas .
And frankly, they ' ve been -- and Mr . Hanson and his group
of profes sionals have been extremely succes s ful
restaurateur and operators, and I think that reall y is
s omething that the court s hould consider when you ' re
looking at thi s relationship . And I frankly think it ' s
s omething that Venetian Casino Res orts looked at initially
when they entered into the LLC operating agreement . But
also, most importantly for today ' s proceedings, when they
entered into the June 20 0 8 , second amendment . I think
much cons ideration was given to the location of thi s
restaurant, the importance of this restaurant being there,
and who would have the best opportunity, given the current
economic deep, deep recession that the country was facing.
Not only the country, but Las Vegas as a city as a whole,
and the cas ino industry . This was extremely tough times,
and the operator with the best chance to maintain this
property, to keep it a viable restaurant with the doors
open, not go dark in the cas ino or directly a adj acent to
the casino was BR Guest and Mr . Hans on .
Frankly, Mr . Hanson in 20 0 8 , was prepared to walk
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away from thi s restaurant, and prepared to cut his losses .
And that was certainly my client ' s intent at the t ime the
second amendment was entered into it .
S o with that back drop, I think it ' s important to
kind of step back a little and say, okay, what are we here
for today and really what i s the standard of review that
this court has to consider in this summary eviction
proceeding.
Again, the way this worked we were served wit h and
unfiled 5-day notice to pay rent or quit . We moved
forward with our filing, which was the affidavit regarding
legal defense to summary eviction proceedings file d
pursuant to NRS 40 . 253 .
And the statutes are real clear . They dictate that
tenant may file an affidavit with the court stat ing tenant
has paid rent, or i s not i n default of the lease for
payment of rent . If we do that -- and we did that -- then
we move forward into today ' s hearing.
Today ' s hearing the statute is real clear, NRS 40 . 253
states, if the court determines that there is a legal
defens e as to the alleged unlawful detainer, the court
s hall refuse to grant either party any relief and s hall
require further proceedings, pursuant to NRS 40 . 290 to
40 . 420 .
S o today ' s proceedings is to test the legal
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sufficiency of the affidavit of Mr . Hans on . And that ' s
the standard and that ' s what your Honor has to do. I f
there is a basis that we submit that there is a l egal
defense to the unlawful detainer action -- which I believe
we have then you cannot grant summary j Udgment .
I would apologize, because I told your law clerk on
Friday I wouldn ' t be filing anything else . But then we
did. We took a look at the case law, and we were
primarily relying on the statute . But we took a l ook at
the case law i n Nevada, and we have s ome good case l aw,
current Nevada case law 20 0 7 , on point . And that case
gives s ome really good guidance to the court . I t i s Anvui
vs . GL 1 63 Pacific, 3rd. 40 S. The court was
conside ring the standard for proceedings today . I t is a
high standard.
The court indicated that summary eviction proceedings
are anal ogous to summary j udgment proceedings . I f t here
is a triable issue of fact, then j ust as you are in
sumary j udgment proceedings you are precluded from
granting summary eviction .
I t i s a high standard, because j us t as a summary
j udgment i s a dispositive motion, this truly could be a
dispos itive motion if you were to grant summary eviction .
We would be out of that operation, and it would be,
es senti ally, a fait accompli based upon a 5-day window, an
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order to s how cause where the parties had not done any
discovery . And clearly I believe there are triabl e issues
of fact .
So the court set intentionally a very high s tandard.
And, again, the Anvui case goes on . It says today's
proceedings test the sufficiency of the affidavit t o
determine if a legal defense is available . So we ' re
testing the Steve Hanson affidavit . And I ' m not sure of
the quality of the copy that your Honor got, but certainly
the initial copies we had o f Mr . Hanson ' s affidavit were
pretty dark and difficult t o read. I ' m not sure o n the
eve of filings how it came out .
THE COURT : If you have a better one, I ' ll
take it .
MR. FEDER: I' ll take one too .
MR. COULTHARD : I know they gave me a bad
one . I apologi ze . I realized I was having trouble, and
because that is an important affidavit, I wanted to get
your Honor -- hopefully that ' s not the copy I marked up .
We ' ve given you a lot . I don ' t want to give you my
notes or highlights . I like the important part .
So the Nevada Supreme Court has given you s ome
guidance . And I think in a commercial lease setting,
standard for today ' s proceedings, the court lays out, and
it was in that case, it was a dispute as to the
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1 contractual provisions . There was the parties were in
2 dispute as to what the contract meant . The court s ays ,
3 construction of a contract is a question of law, whi ch
4 your Honor is wel l aware .
But however, in interpreting the contract , the court
6 s hall take -- s hal l effectuate the intent of the parties ,
7 which may be determined in light of the surrounding
8 circumstances if not clear from the contract itsel f.
9 Then it goes on . And this is real ly the crux of
where we are today . The court states , a contract i s
1 1 ambiguous when i t is subj ect t o more than one reasonable
12 interpretation . So my client , I can tell you, we don ' t
1 3 believe that contract i s ambiguous . We believe -- when I
say, the contract , for your Honor ' s clarification , I ' m
referring to the ground lease agreement , the LLC ope rating
16 agreement , and the second amended. The first amendment
1 7 al s o, but it ' s not real ly relevant to today ' s
1 8 proceedings .
19 THE COURT : Understood.
MR. COULTHARD : Clearly the second
21 amendment . I ' m referring to the contract relationship, as
22 those 3 documents . Importantly the second amendment
23 speci fi cally states in the second whereas , it states that
24 whereas the parties wish to amend the agreement to reflect
certain chances to their busines s relationship as set
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forth in thi s agreement, and to amend the l ease cons istent
with the provis i ons of the lease agreement . So whi l e the
second amendment is an amendment to the LLC operating
agreement, it al s o effectuated an amendment to the
underlying ground lease agreement . So a contract i s
ambiguous when it is subj ect to more than one reas onable
interpretation .
Clearly when you review the parties interpreta tions,
the competing parties, Two Roads, the tenant, and t he
landlords, as to what that second amendment does and
provides for as to the deferred rent, current rent, and
the obl igations to pay rent, clearly there are different
interpretations of what that agreement means . And
frankly, my client believes they ' re right on, spot on with
the way that second amendment dictates --
THE COURT : Sometimes I wonder how can it
not be ambiguous, if both of you have such s trongly held
beliefs .
MR. COULTHARD : They are abs olutely
diametrically opposed. And I believe that those again,
my cli ent feel s abs olutely it ' s -- frankly it i s not
ambiguous . And that my client is right and has complied
with the terms and conditions of that second amendment .
I' l l run through those . But frankly, they are
diametrically opposed.
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So the court in Anvui says it is to be conside red
ambiguous i f it ' s subj ect to reasonable -- competing
reas onable interpretations .
So really what are the competing -- and the court
importantly goes on to state that thi s ambiguity, again,
the two competing reasonable interpretations, create s a
genuine is sue of material fact as to the parties intent,
which i s a legal defense to a request for summary
eviction.
Done . End of story. Summary eviction today i n these
proceedings cannot go forward under both the statute and
the Nevada Supreme Court, when we have reas onable
competing interpretations of the underlying contractual
agreement . Much like a summary j udgment, can ' t happen
today_
S o again, that ' s where I believe the argument stops
and the court ' s interpretation ends . But I think t here
are s i gnificant i s sues at stake, and s o I need t o continue
on a l ittle further into my argument .
As to the facts of thi s case, and I mentioned the
underlying basis . I menti oned in 20 0 8 , the economy is
bad, bus iness is bad. The re have been construction delays
with the Palaz z o, with the Palaz zo s hops, with the
restaurant s . There have been delays as s ociated with
finis hing the tenant build-outs . All of that had a very
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negative impact on the 20 0 7 operations of the restaurant .
The Dos Caminos Restaurant .
Combined with that, with the economic deep, deep
economic reces s ion this country and thi s city was
experiencing, they ' re in a world of hurt . But they, they
being both the landlord and tenant, don ' t want the
operations to go dark . Again, important location,
important operation for the guests of the hotel . And
they ' re j oint venture partners in a busines s that t hey ' ve
now poured millions and millions of dollars into that the
only hopes of getting it out is to succes s fully turn thi s
restaurant around. So they entered into the second
amendment .
In the second amendment the Venetian agrees to defer
the late 20 0 8 rent . And defer all of that rent --
importantly, defer is different then waiving. Okay .
Defer, delayed. That ' s what we ' re talking about here .
Venetian didn ' t waive any of thi s rent . They deferred it
to another day, until a time when thi s operation can
afford to pay that deferred rent . So they deferred the
at that point in time, the expired the past due and
owing rent . But then they set up on a going forward basis
through this second amended, they set up a mechanism and a
priority of how the cas h flow would be spent . And it ' s
dictated. I ' m sure your Honor has read it .
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But the priority of payments after the end of
2 calendar year 20 0 8 , are specifically spelled out in
3 paragraph 4 of the second amended. And those gros s
4 operating revenues from the restaurant, there i s a
waterfall effect of how they are paid.
6 First, to pay all operating expenses . All of the
7 expenses to run and operate that busines s . All of the
8 suppliers, all of the third parties, the employers , all of
9 the operating busines s expenses get paid first .
Second, the management expenses . Again, they want,
1 1 the Venetian wants Mr . Hanson . They want BR Guest . They
1 2 want the proven operator i n there . They want to
1 3 incentives that operator, and they want to pay him the
1 4 management fees based upon his percentage agreement under
the LLC .
16 Third, the Venetian to pay current period rent s .
1 7 Well, there was not sufficient money to pay all current
1 8 period rents going forward. Busines s is starting t o turn
1 9 around. I can wal k the court through those gros s
revenues . But importantly, they could not make current
21 period rents under this agreed upon payment s chedule,
22 under the second amendment 4-A; operating expenses,
management fees , then the balance of those funds, any
24 funds available after those two priorities, agreed upon
priorities are paid, goes to the Venetian for rent .
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That's what happened under this agreement . And there is
no al legation whatsoever that my clients have vio lated the
provis ion of this 4 -A.
THE COURT : That was for a finite period
though, right . That was unti l interest on the s pecial
contribution was paid, until the s pecial contributi on was
paid, until back rents were paid .
MR . COULTHARD : That is the Venetian's
interpretation . But that is not my client's
interpretation . My cl ient's interpretation is that any
rent that they couldn't pay during those current period
rents , after they made the prior expenses -- after they
made the prior expenses , al l cash goes to the Venetian .
And that's the way they've operated .
But i f it's short on the current period rents it then
fal l s into the category of deferred rents . And there is a
mechanism under the sub- paragraph 6 of 4 , that the
deferred rents then -- again, they are having to wait .
But there is a mechanism where they are then later pai d.
THE COURT : I gues s I 'm referring to 4 -A.
Quote , "Beginning on January 1st , 2009 , and continuing
until al l interest on the s pecial contribution has been
repaid, the entire amount of the s pecial contribution has
been returned to Venetian, Venetian has been paid all
deferred rents and management has been paid all the
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deferred operator/management fee , the priority wil l as
bel ow.
Right .
MR. COULTHARD : All deferred rent s , I
believe , and my client believes -- it's laid out in the
affidavit that al l deferred rents would include any
current period rents that they were unabl e to pay under
this schedule of payments 4 -A.
So they paid those monies . Any exces s cash fl ow goes
to the Venetian . Any current period rents at that point
that aren't paid through this cash flow, gros s revenue
payment period, then those rents fal l into the deferred
rent category, and they are paid in the future at s uch
time as thes e partners and the operator can pay back those
deferred rent s . Therein lies the dispute , your Honor , and
the interpretations and the intent of the parties .
Because my clients believe that , again, any of the current
2009 , 2010, rents that there is insufficient cash t o pay,
goes into the category of deferred rents and is paid in
the future when cash flow is moving forward .
THE COURT : How are the current period
rent s deferred rents . They're j ust low priority rents .
23 They're not deferred rents .
24 The deferred are the ones that from 2008 to the
end of 2008 and before , where Venetian says , I 'm going to
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defer collecting on those . I struggle with how you ' re
characterizing current period rents as deferred . As
opposed to s imply being l ow priority payments right now
until operating expenses, et cetera, goes up and we pay
these things off .
MR. COULTHARD : Well, I think when you
look at the paragraph 3 , operator management fees , and the
very last sentence of that paragraph before this page 3 of
the agreement, it says, for all purposes of this
amendment, current period shall refer to operator
management fees and rents that have not been deferred as
provided in this agreement . There were no operator
management fees deferred at the time they entered into
this agreement . And my clients believe that any o f the
current period rents under this cash flow payment s chedule
that they are mandated to fol l ow would then be deferred .
And that ' s the agreement they have been operating under .
And that i s their interpretation of the operating
agreement, and the underlying amended lease agreement .
They have an obligation to pay that, but they pay at
such t ime as this restaurant is operating under sufficient
capacity to stand on its own two feet . And they are
complying with this agreement .
Venetian, made that deal, your Honor . That's the
dea l they cut . And I bel ieve at this j uncture things are
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starting to turn around . I ' ve got a s chedule of the
gros s --
THE COURT : Let me as k you this . I n terms
of paragraph 4-A, let ' s set as ide the i ssue of the
deferred rents . But do you agree or disagree that al l the
interest of the s pecial contribution was paid .
MR . COULTHARD : I bel ieve it ' s al l been
paid . That was one of the conditions that Venetian
reques ted to have the s pecial contribution repaid wi th all
interest and that has been repaid .
THE COURT : S o al l the special
contri buti on and the s pecial contribution interest had
been paid, so your only -- your pos ition only as t o what
hasn ' t happened is deferred rents , in part because you
bel i eve the current rents are deferred because they can ' t
be paid .
MR . COULTHARD : There are two categories
of deferred rent . There are the pre-December
pre- January 2009 , old deferred rents . And then there are
the current period rents that aren ' t completely paid . And
thos e drop into the deferred rents on a going forward
bas i s . That was the intent o f the agreement .
The intent of the agreement was to afford this
restaurant and this tenant sufficient breathing room to
increas e its operations , increase its cash flow to be able
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to pay all these rents . That ' s what -- again, there is no
allegation that we haven ' t been doing that . Every s ingle
penny after operating expenses and after the management
fees have gone to pay the rents , we paid in exces s o f a
million dol lars in rent , and they will catch up i f the
bus ines s continues to increase . And we ' ve gone from over
7 mil l ion dol lars in 2007 , to -- I was provided a revenue
summary -- but 7 million dol lars in 2008 , at the t ime this
was entered into ; 2009 , over 9 , 03 8 , 000. 00 gros s revenues ;
2010 year-to-date with the proj ected to coming in at j ust
under 10 mil lion . So this restaurant i s turning the
corner and going to be in a pos ition to pay these rents
and pay back thes e deferred rents to its partner , the
Venetian .
Frankly, they don't like the deal they cut and now
they ' re trying to change the terms and conditions o f that
deal .
THE COURT : Let me finish on what I was
trying to bring out in paragraph A . I agree with your
characteri zation that the rents can be divided into two
categories . Regardless of whether we ' re using the term
deferred right now . But there's pre-January 2009 . Then
there's January 2009 moving forward .
Do you agree that all of the deferred rents from 2009
backwards , the 2008 backwards to 2007 , al l of that has
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been paid off, as wel l .
MR. COULTHARD : I t has not . I think
there ' s in exces s of $ 3 0 0 , 0 0 0 . 0 0 due and owing . I bel ieve
that ' s numbers in Mr . Cruger ' s affidavit supplemental
affidavit . I want to say $ 3 40 , 0 0 0 . 0 0 . But all o f these
rental payments that are being paid now on a
month-to-month bas i s out of this exces s remaining cash is
being applied to those pre-January I, 20 0 9 , deferred
rents . So that number is being paid down .
But I do not agree with the Venetian ' s interpr etation
that upon the pay back of the pre-January 20 0 9 def erred
rents that this cash flow, waterfall gros s revenue payment
schedule under 4 -A expires . I won ' t be unti l s uch t ime
THE COURT : I understand that ' s your
position . You agree that as soon as all the conditions
are met, however they interpret it, then the priority
changes bac k . I mean, that ' s the intent of Section 4, is
to have this priority stay until we get al l thes e
conditions met, and we ' re dis puting what the condition
actually is . Once they ' ve been met, the priority switches
back .
MR . COULTHARD : The only condition I
believe i s the deferred rents . And your Honor focused
right in on the differing interpretations . I s it only the
pre-January 20 0 9 deferred rents that once they ' re paid
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back this Section 4 goes away . That ' s the Venetian ' s
position .
The tenant , Two Roads ' pos ition i s until such time as
the 2009, 2000, unpaid rents -- which are deferred
until they ' re paid back, this mechanism, this 4 -A
waterfall payment agreed upon contractual term stays in
place . And that is the reasonable interpretation o f two
competing interpretations of this agreement that frankly
preclude your Honor from granting summary eviction
today .
THE COURT : I don ' t know that it ' s of
great consequence to me in my mind in making a decis ion
today, but j ust , you know humor me for a minute , my
curios ity .
How much time , in your position, are you looking
until you get to the point where you ' re paying current
period rents on time? Have you all done some kind of
financial analysi s to try and figure out when we ' ll get
that remaining $ 300,000. 00 deferred rents paid off, and
when we ' ll be able to start paying the current rents in a
timely fashion . Or is it too s peculative to even address
that .
MR. COULTHARD : I think I will say we ' re
coming out of the summer , which is typically the slower
times . And the hotel is bus ines s . And the Venetian
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Casino Resort i s in a better position to answer tha t .
Business is looking up. And the proj ections are going
forward . And to give a definitive time , I wouldn't be the
person to do that . I 'm certain my clients could crunch
those numbers , but is your -- I couldn't do it as I stand
here in open court . I think it's not -- it's certainly a
finite period of time until we reach that pos ition where
all deferred rent s , both from '08 , '09 and '010 are
completely paid, and then go back to the underlying
this 4 -A expires and go back to the underlying ground
lease payment obl igations .
THE COURT : Okay .
MR. COULTHARD : So I gues s I 'l l j us t focus
on a coupl e of the is sues under the affidavit of Mr.
Hanson . You know, again, he lays out , beginning i n
paragraph 7 , the purpose of the affidavit is to
demonstrate that it is not in default of the payments of
. the rents under the terms of the lease operating agreement
and s econd amended . He talks about the parties intent of
the s econd amendment in both paragraph 9 and 10. And the
second amendment acknowledges that Two Roads has been
unabl e to pay the current rent to landlord and the minimum
percentage rents . But they have been moving forward under
that operating agreement and paying rents consistent with
the s econd amendment . So they handle that i ssue .
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They talk about , in paragraph 12, the gros s revenue
And,
and the ability to pay rent . And it talks about the
pri ority of payments consistent with the discuss ions we ' ve
had in court . And l ays out those priority payments .
again, importantly no where in the Venetian ' s moving
papers have they alleged that we are not complying with
the payment obl igations under paragraph 4 -A of the s econd
amendment . The rent is not waived . I t is deferred. And
there ' s frankly, we ' re complying with those terms .
He moves on to paragraph 14 , states Two Roads has
strictly complied with the terms of the lease and t he
second amendment and used any and al l gros s sales revenues
generated in the manner prescribed by Section 4 of the
second amendment as outlined above .
At this time -- I gues s paragraph 15 really l ays out
our interpretation of the second amendment and of the
ground lease agreement between the parties . I t i s frankly
dis puted by the Venetian . But , you know, a reasonable
interpretation on page 4 of 6, of Mr . Hanson ' s affidavit
states , it foll ows that the current period rents should
only be paid after those two priorities are sati s fied . In
effect , VCR as l andl ord agreed to accept rent only to the
extent cash remained after payment of the higher priority
obligations of operating expenses and management fees .
That i s precisely what Two Roads has done . Two Roads has
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honor its payment obligations under the lease and i s not
in default and/or breach of the lease .
So the purpose behind the second amendment i s to
allow them breathing room to turn the corner . They are
turning the corner . They ' re paying rent . They ' ve paid in
exces s of a mil l ion in rent . I t is to defer rents until
we turn the corner and are out of thi s reces sion and
business is operating . That ' s in the Venetian ' s -- as
when it puts its tenant add-on in thei r best inte rest .
And als o in their best interest as landlord, becaus e these
rents aren ' t being waived, they ' re being deferred . So I
bel i eve , your Honor -- and I stand ready to answer any
questions -- I bel ieve through the affidavit of
Mr . Hanson, through the moving papers , that we ' ve met our
burden today . We have submitted a defense that we ' re not
in default of the lease agreement . We ' ve met our standard
under both NRS 4 0. 253 , and the Nevada Supreme Court
precedent on this is sue .
This ambiguity and this interpretation of deferred
rents under this operating agreement i s , in fact , a
triabl e is sue that precludes your Honor from granting
sumary eviction on today ' s proceedings . I would thank
you for your time . And if you have any additional
questions , I ' d j ust reserve a brief rebuttal .
THE COURT : Okay .
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--
it ' s
were
go
MR . COULTHARD : Thank you, your Honor .
THE COURT : Counsel .
MR . FEDER : Thank you, your Honor .
The more I looked at these papers , the more I went
back to the adage when I first started practicing law,
when the laws on your s ide you argue the law, when the
facts are on your s ide you argue the facts . I f you have
neither , you get creative . Creativity does not equal
ambiguity, your Honor . And that ' s clear when you really
look at the four corners with respect to the second
amendment of the operating agreement .
Which critically, your Honor, if you have to look at
their own affidavit and their own moving papers , they ' ve
argued -- it hasn ' t come out of counsel ' s argument here
an implied amendment to the lease . Impl ied . I mean,
not expres sly stated in this document of any provis ion in
the four corners of the second operating agreement stating
anything about expres s l y stating the argument that we
deferring! or s omehow saying keep running the bus ines s ,
ahead . Keep paying yourself your management fee . Do
everything you want , but don ' t worry about ever paying
rent t o us . In perpetuity, according to their own
interpretation . That was not what the intent was . And
it ' s not what ' s in the four corners of the agreement .
When you look at the agreement , you can -- they like
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1 to overlook and they don ' t really touch upon Section 1-A,
2 of the second amendment to the operating agreement. When
3 you look at Section 1-A, there i s critical language in
4 there counter to this whole argument about ambigui t y,
5 about deferred rent s , counter to this argument that
6 somehow the current period rents become deferred rents .
7 I t's specific, as your Honor raised, deferred rent
8 was only through the end of 2008 . What we waived, your
9 Honor , under that provis ion, was our right to declare them
10 in default under the terms of the lease for failure to pay
11 rent .
12 We waived that right . We didn't waive their
13 obl igation to pay . We said it's deferred rent , and you
14 still have to be required to pay . We get the obl igation
to evict them. Waive that . But then there i s language in
the s ame Section 1-A, your Honor, that said, we can then
17 rescind, withdraw, null ify if they fai l to comply with the
18 terms of the lease .
THE COURT : 1-B I .
20 MR . FEDER: Other then the deferred rent
21 that's referenced in the Section 1-A.
22 They are trying to create this ambiguity, and it's a
matter of law whether one exists . They're coming to your
Honor and saying there's ambiguity . But Section 1-A,
says , we can withdraw, rescind, otherwise nul lify such
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waiver declaring them in default, to evict them, and to
enforce al l of its rights in the event that -- Subsection
2 says, the company breaches any provis ion of the
lease -- parenthetical -- other then the failure to pay
rents that have been deferred, as provided in the
foregoing . What's in the foregoing, your Honor . This
section is through the calendar year 2008 -- and fail s to
cure such breach within the time frame provided in the
lease .
We gave them notice, your Honor, in April 2010. They
have failed to pay current rent . They didn ' t cure that .
They are in default . They now are j umping, your Honor, on
Section 4-A, as thei r saving grace . What's interes ting
about 4-A, your Honor, is that this provis ion was not
newly created . It's not as Mr . Hanson puts in his
affidavit, the party drafted the second amendment t o
conform to the uncertainty regarding a s pecific order
paying obl igations after the calendar year 2008 . Gues s
what . That priority existed already in the operating
agreement . It existed in Section 1. 15.
All we did in that second amendment was redefine the
operating agreement , how they were going to uti l i ze
proceeds . It went from an order of operating expenses,
rent, loan, interest, and their management fee, to putting
the management fee ahead . It was a priority for the
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business operations . But that priority and the bus iness
operations does not affect their obligations under the
terms and the payment obligations under the lease .
How do we know that, your Honor . When you go to
Section 1 . 1 5, as existed prior to this amendment , t hey
fai l to pay rent . According to them and the way they ' re
trying to interpret the amendment was that at the t ime in
2008 when the weren ' t paying rent, they were not in
default either because they didn ' t have enough proceeds
because the order of priority they couldn ' t satisfy . S o
now they are trying t o j ump the leap o f faith, your Honor,
12 redefine what distributable proceeds means within the
1 3 confines of the operating agreement .
I agree, it ' s a waterfall your Honor . But it ' s a
waterfall that ' s does not preclude -- and it doesn ' t say
16 anything in the second amendment -- their obligation to
17 continue to comply with the lease .
18 In fact, your Honor, Section 3 . 3 A, with respect to
19 capital contributi ons actually says, if you don ' t have
20 enough capital, enough revenue to satisfy your
21 obligations, including rent, have a capital call . We
22 didn ' t . They failed to comply . Again, an attempt to
23 sati s fy the obligations under the rent .
24 So when you go through the four corners of the second
25 amendment, your Honor, this had nothing to do with their
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1 obligations under the terms of the lease . You look at
2 Section 1 -A, you look at Section 4 -A -- what's cri t i cal
3 when you look at 4 -A, the last sentence of 4 -A, i s it
4 actually talks about the special contribution, addi ti onal
capital allocation that was coming out in Section 2 .
6 Gues s what it could have been used for , your Honor , but
7 they chos e not to . Number 3, payment of current rent .
8 Showing again that the obligation to continue t o pay
9 rent continued post entering into this agreement , the
second amendment , the operating agreement . Not with
1 1 respect t o the lease .
1 2 THE COURT : I don't disagree that t hey had
1 3 a n obligation to pay current rents . I ' m j ust looking at
1 4 the obli gation as to where the priority falls t o p a y that ,
and how long the 4 -A priorities were t o be i n place .
1 6 MR . FEDER : But the 4 -A priorities di d not
1 7 effect the obligation to continue to pay the lease . See,
1 8 the priority, all it did, when you went to the operating
1 9 agreement at Section 1 . 1 5, i t had a priority already . All
bus ines s es usually lay out a priority, what expens es you
need to pay before there ' s ever a distribution with
22 respect to profits . All they did was redefine that in
terms of the bus ines s operations , allowing them -- meaning
24 the management company -- to take the management fee
earlier on . That was originally allowed in the priority .
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1 But that did not eliminate the obligati on to continue to
2 pay rent . I t had nothing do with the lease . And t here's
3 nothing remember, it's implied . They argued implied .
4 I f they said that this was going to somehow b e in
5 perpetuity that this current rents were going to be come
6 deferred rents which I don't care under any reasonable
7 interpretation of this agreement that could ever be the
8 interpretation, with a due respect -- deferred rents were
9 very specific .
1 0 I t talks about -- current period shall refer t o the
1 1 operating management fee that have not been deferred as
1 2 provided in this agreement . There's only one area that
1 3 takes about deferred rent, and that's Section 1 . 1 A at 1
A.
S o t o us, in terms o f the four corners, 1 -A defies
the logic of their entire argument . Section 3 , whi ch they
relied upon, defining how current rents and throwing it in
deferred . That is not referenced in this agreement .
1 9 Section 4 A was an amendment priority payment
amendment to the operating agreement . Nothing to do with
the obligations of the lease . I f they wanted that, your
22 Honor , they should have put it into this agreement . I t's
23 not there . And it can't be implied, because even there
has always been an order of priority of payments . And the
25 redis tribution of that did not effect the obligation to
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pay rent .
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THE COURT : So your position is
3 essentially that you deferred rents for 2008 , and
4 beginning in 2009 you expected them to be paying o ff the
deferred rents as well as paying their current lease in
6 full, only under this priority where operating expenses
7 were paid first, management s econd, and the lease third
8 the rent third .
9 MR. FEDER: In terms of propriety, where
the gross revenues from the s ales from the operations, how
1 1 they were going to be applied . But it didn ' t eliminate
1 2 thei r obligation to continue to pay rent .
1 3 THE COURT : Not eliminate thei r
1 4 obligation . But am I correct . You seem t o be saying your
position was a s of January 1 , 2009, they should have been
16 not only paying thei r deferred lease payments , but als o
paying in full their current rental period payments .
1 8 MR . FEDER : Your Honor, we believe they
1 9 were required to pay al l the payments . Especially the
current payents on a going forward bas i s , yes .
21 When you take everything that ' s occurred post
22 we ' ve been working with them. And with all
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due respect in terms of what ' s been happening, we ' ve been
24 working with them. What ' s interesting in terms of certain
of these payments that have been made, what ' s really
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1 telling, is there was a provision inside the second
2 amendment that dealt with the management fee . I f the
3 management fee ever went above a million dollars, their
4 management fees then became deferred . The special
contribution never got to that level . I n fact, in terms
6 of s ome of these priority of payments , they allocated
7 certain payments that they set to pay off the speci a l
8 contribution, so it would never trigger the fact that they
9 wouldn ' t get their 5 percent management fee, your Honor .
Everything that was laid out in this second amendment
1 1 to the operating agreement, I ' m not going to dispute was
12 an attempt to allow them to survive . But it had nothing
1 3 to do or deferred any further their obligati ons to
14 continue to pay rent .
With respect to, your Honor, again, Section 3 -A, I
16 was referring to earlier, about the capital contribution,
with respect to the rent, it ' s actually in the operating
1 8 agreement . I t ' s the LLC' s obligation . So nothing in
1 9 Section 8 , of the second amendment to the operating
agreement, it stays all terms of the operating agreement
21 stay in place . I mean, everything points to, your Honor,
22 that their interpretation of what they ' re trying to do . I
23 give them credit . They ' re trying to survive . I
24 understand that . But survival and trying to create an
ambiguity -- one doesn ' t exist . To create an argument, so
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that they don't get properly evicted, enough is enough.
We have over 3 million dollars worth of rent that has not
been paid, that they j ust want to keep throwing back into
this deferred term, which is no where interpreted anywhere
in a reasonable fashion within the confines of the second
amendment to the operating agreement .
You look at the operating agreement, i f they wanted
it that way, your Honor, they should have put it that way.
Their counsel was the one who drafted initially this
document. Their counsel was the one who was involved in
the drafting of this document. No where in any of these
drafts , anywhere along these lines , has it ever come out.
And they know he is the one who put in the last section,
Section 4-A, about using special contribution in paying
current rents. They knew they were continually obligated.
They realize their backs are up against the wall, your
Honor. They're being creative. But the creativity is not
an ambiguity.
At this point, we gave them the proper notice under
the lease. They didn't cure. We gave them the 5-day
notice, as required by statute. They have not cured.
We're entitled to possession, your Honor. There's
nothing in the 4 corners of the second amendment that in
any way should prevent us -- from this court entering an
order granting summary eviction.
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THE COURT : You would agree that the
second amendment and how it plays out in Section 4-A in
the priorities would at least, in part, reasonably seem to
be saying that current period rents are going to be less
of a priority for us right now . While we ' re getting all
of these back things paid off -- as is laid off in
paragraph A, while all of these back things are being paid
off, the priority for what you need to be paying i s the
operating expenses, management fees , then current period
rents .
MR. FEDER: And then, your Honor, at that
point, special contribution, interest, loans, deferred
rent . There is a whole level of priority there .
THE COURT : I t dropped the priority for
when the current period rents needed to be paid in the
grand s cheme of things . I ' m not saying you ' re saying you
don ' t have to pay them, j ust it dropped the priority of
where it would be collected .
MR . FEDER : Within the definition of the
distributed proceeds within the operating agreement . But
know we ' re getting back into the leas e .
THE COURT : Your pos ition is that doesn ' t
have any kind of recognition that it might not all be
paid, that it ' s -- we want these other things paid first .
We realiz e there might not be enough money to pay all
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these things, so we ' re going to drop it down in the
priority for right now until we can get the back s tuff
paid off .
MR . FEDER: No, your Honor . Becaus e
that ' s the back stuff . When you look at Section 1 -A, as
to the deferred rent in 2008 , we allowed that to continue
to be deferred until with respect to, they don ' t have
breaches under the terms of the lease . Which includes the
obligation to continue to pay current rents .
There ' s no dispute that this was an opportunity to
give them breathing room and to keep BRG with respect to
its management fee . But it did not in any way implicate
or effect the terms of the lease . Just as the original
Section 1 . 1 5, which had an order of priority . I t did not
impact that upon their failure to pay rent . Under the
original section they admit they have failed . They were
in default . And we were waiving that default . They admit
that in the second amendment .
That was based upon an order of priority that was in
the original Section 1 . 1 5. They admit that they were in
default because they weren ' t paying rent . So the
implication of the order of priority has nothing do with
the obligations under the terms of the lease . They are
trying to create that correction . But it ' s not connected,
because you can ' t look at Section 1 . 1 5 in that fashion .
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1 THE COURT : I ' m j ust trying to tal k
2 logically and think that if the second amendment i s put
3 into place in June of 2008 , and it s eems to me to be a
4 recognition that this restaurant was struggling to make
5 its payments, and we recognize it ' s going to take s ome
6 time to get all these things paid off . I t seems i l logical
7 to me to think that the intent of this was, as of January
8 1 st , 2009, to say now you have to pay double . That ' s
9 essential ly what you ' re saying today .
1 0 You not only have to be paying off everything that
1 1 was deferred, but you have to be making the full, current
12 rental period payment .
1 3 MR . FEDER: That ' s not what we ' re s aying .
14 I f you look to the four corners of the agreement, i n the
order of priority, and you look at the confines of Section
16 1 . 8 , where we agree to defer the 2008 rent, that
17 obl igation to pay the 2008 deferred rent was down in level
18 6 in terms of the order of priority .
19 S o upon their ability to pay everything, including
20 the 2008 deferred rent, as you already brought out in
21 Section 4-A, this priority goes back t o the original
22 priority, which puts the rent second as opposed to, I
23 think, a fifth pos ition .
24 But with respect to the overall obligations under the
25 terms of the lease, I think that ' s where the
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differentiation really lies . This has nothing to do with
any of the obligati ons under the lease . It was an
agreement by two bus iness partners to allow them t o
reorder the priority for what they were going to do with
the gros s revenue . But Venetian, in its capacity a s a
landlord , never waived, and in any capacity, never agreed
to anything in the document stating you don ' t have to pay
rent on a going forward basi s . I t ' s not in this
agreement . I t can ' t be inferred from this agreement .
The fact that they haven ' t paid it , they admit they
haven ' t paid it . The fact they haven ' t paid it , i s the
bas i s they ' re i n default . They haven ' t cured it . We ' re
entitled t o summary eviction .
They ' re trying t o create the s ituation because we
happen to be both a partner and a landlord . And what we
need to do is differentiate between the two . They are two
different hats , your Honor .
Nothing i n this agreement - - this effected a
agreement by Venetian t o agree within the operations o f
the busines s , take your management fee . We understand .
THE COURT : You agreed to agree .
MR . FEDER : Take your management fee . But
it did not effect the terms of the lease , which had all of
its obligations , running the bus iness , everything else
along those lines , including the obligation to pay rent .
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Nothing in this document refers to a section of the lease
that says you ' re obligated to pay your rent on a monthly
bas i s on the first day of the month . Nothing in this
revises that . Nothing in the original operating agreement
dealt with the obligation -- in terms of the obligation of
the lease . Order then an o rder of priority . That's all
that happened, your Honor, was the change in order of
priority . But it didn ' t effect thei r obligation under the
terms of a separate, independent contract that when you
look at it, they ' ve admitted they haven ' t paid . And
nothing in the second amendment t o the operat ing
agreement, nothing can be implied as they argue -- that
effected the terms of the lease . I f i t was , i t would
have been i n the second amendment stating, this provision
of the lease i s now amended .
THE COURT : What is the purpose i n your
pleading about tal king about waiving the $ 300, 000. 00 in
change that ' s due as t o the past deferred rent .
MR. FEDER : We ' re showing that, your
Honor, that, again, using my term, the creativity i n their
argument . We ' re showing that if you take thei r argument
t o the end result, where l ogic can result, they admit that
there is nothing left in the special contribution on
principle and interest . S o we went ahead and waived the
remaining 350. I t goes back to the order of priority,
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which requires them to pay current rent s econd .
We're saying all that does was to bring out t o your
Honor that it's two different obligations, two different
is sues . One is distribution of proceeds within the
busines s . The other is an obligation to pay rent . That
was -- the purpose behind that was to show I mean, if
that's as s imple as it takes, well, we're not going to
waive it and all of a sudden we're back t o the other order
of priority . That's j ust -- it was j ust intended t o show
these are two separate agreements, two separate
understandings, and nothing i n the second amended
operating agreement effected the lease in any manner .
The argument that they are now rai s ing is how it
redeferred rent and encompasses current rent . That's the
argument o f saying there's an ambiguity . That does not
exist here . There's nothing that says current rent, if
not paid, will become deferred rent . Deferred rent is
very specifically defined .
THE COURT : I agree there i s nothing
expres s about that .
MR . FEDER: There's nothing implied, your
Honor .
I think the deferred rent, when you take Section I-A,
you take Section 3 , as they refer to, the current period
shall refer the operating management fees of rent that
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1 have not been deferred . But only rent that ' s been
2 deferred expressly in Section 1 -B, is the 2008 rent.
3 When you really look at it and you really get into
4 the documentation and you really look at the amendment,
5 second amendment to the operating agreement, what were the
6 applications before, what was the application after, it's
7 always been an order of priority . That ' s the only thing
8 that was changed . Nothing to do with their obl igations to
9 continue to pay .
1 0 THE COURT : Was there ever any dis cuss ion
1 1 under the way you ' re talking about which I unde rs tand .
1 2 I understand your position is that operating expense s
1 3 under 4-A have priority. Operating expenses, management
1 4 fees would be paid . Current lease rental periods will be
1 5 paid i n full . Then 4, 5, and 6, interest, contribution
1 6 all of that t o b e paid overtime .
1 7 Was there ever any discussion about has to how
1 8 much how that was going to be paid over time? Are
they is it j ust what ' s left over gets equally divided
20 among interest and contribution . Or it all goes towards
21 int erest first, then starts on contributi on later on?
22 MR . FEDER : Your Honor, if you take what
Section 4-A states, it talks about what was going to
happen within the bus ines s .
Again, our position is that was how they were going
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1 to deal with gros s proceeds, gros s sales revenues coming
2 out of the operations of the business . How they were
3 required under the operating agreement to apply it , in
4 terms of operating expenses I mean, according to them
if they have enough revenue to pay operating expens es,
6 they don ' t have to pay their third-party vendors either .
7 Es s entially, we ' re no different, in terms of a
8 landlo rd, then any of the third-party vendors who a re
9 providing them supplies for the restaurant . You can ' t
look -- as I said, it ' s a n order of priority . That ' s all
11 it is . Businesses do it all the time in an operating
12 agreement . They want it defined . Here ' s what you ' re
1 3 going to do with the money within the operations . But it
doesn ' t effect or limit any of your other obligations to
pay rent . Third-party vendors, anybody . Okay .
1 6 I n this scenario j ust because Venetian wears two
17 hats , in terms of both an owner and a landlord, should not
1 8 impact the fact that nothing in this agreement effected
1 9 the obligations under the lease . That ' s clearly - - that ' s
what ' s critical .
21 I f you read the four corners of this -- I know I ' m
22 repeating myself -- order of priority does not equal don ' t
23 pay rent . I f they wanted it that way, they should have
24 put it in that way . I t doesn ' t say anywhere in this
agreement that any term, any section, any subparagraph of
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the lease has been amended . Nothing .
THE COURT : Okay .
Mr . Coulthard .
MR. COULTHARD : I think I ' ll start
responding right there and work backwards .
I t says the second amendment doesn ' t amend the lease .
And they want to separate the LLC bus iness obligati ons
from the lease . That ' s not what the parties intended .
That ' s not what the parties say in the second amendment .
They state whereas -- let ' s s ee . Whereas, the parti es
wish to amend the agreement to reflect certain changes to
thei r bus ines s relationship as s et forth i n this
agreement , and t o amend the lease consistent with t he
provis ions of this agreement .
This second amendment amended the lease obligati ons
to pay rent . And it ' s set up a priority to pay al l the
rent -- deferred all of this rent .
Venetian didn ' t waive any rent . I t set it up in a
waterfall tear under Section 4, operating expens es ,
management -- then to pay the rents .
Your Honor, you hit the nail on the head . You s aid,
s o they wanted them to pay double . There wasn ' t cash to
pay the current rents at that point . There wasn ' t
sufficient cash from operations to pay the 2008 past due
and owing rent . That ' s why they entered into this
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1 agreement , your Honor, to allow this restaurant to s tay in
2 business , allow this busines s entity to have s ome
3 breathing room until they could pay this amount .
4 You a s ked a question about the deferral of thes e
current period rents . I f you go through this water fall ,
6 paragraph 4, it doe s , in fact , define exactly how those
7 rents would be paid in the future under Subsecti on 6.
S Six, to the Venetian and management on an equal
9 dollar for dollar basis to pay deferred rents on the one
hand and deferred operating management fees on the other,
1 1 until the entire amount o f the deferred rents o n the one
1 2 hand, deferred operating management fees on the other gets
1 3 paid in full . That ' s the deal they entered into, your
1 4 Honor .
I want to step back a little . Okay . We ' re here o n a
1 6 summary eviction proceeding . All right . Thi s act i on got
1 7 filed 1 0 days ago . You got me as a litigator, now, who ' s
lS been handed this file the 1 st of September . You ' ve got
1 9 Lewis and Roca as a litigator . We weren ' t involved i n the
negotiations of this deal . We weren ' t involved in the
21 underlying contractual relation from ' 07 and ' O S . We
22 weren ' t involved and can ' t get in the parties head on what
23 thei r intent was when this was entered into . Yet , we
24 stand before the court with no discovery on an order to
show cause , which es sentially could evict my client and

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gain them a fait accompli and reacquire this restaurant
under essentially a summary j udgment standard when we
haven't done any discovery .
We don't know what the intents are . I have got to
tell you . I tried to work my way through the e-ma i l s by
and between the parties, and the draft agreements o f these
second amendments, and it's difficult to understand where
the parties were coming from and understand the his t ory .
It must be extremely difficult for this court .
But if the litigators have done one thing today in
court, we have demonstrated that there i s an absolute
disagreement between the interpretation and how this
second amendment works . And i n that s ituation, under our
Nevada Supreme Court case law, this ambiguity, which is,
again, back to if there is more than one reasonable
interpretation o f this 4-A second amendment, creates a
genuine issue o f a material fact as to the parties intent .
Which is a legal defense to the reques t for summary
j udgment .
Our Nevada Supreme Court said we conclude that
summary eviction was not appropriate in this case because
there is a legal defense, based upon unresolved is sues of
material fact . Clearly, there i s a dispute on how this
agreement works . Clearly the litigators before you today
don ' t know the intent of the parties .
Docket 57053 Document 2011-13523
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I can tell my client ' s intent that we ' ve laid i t out
in the affidavit i s diametrically opposed to the
Venetian ' s affidavits . I believe that ' s where today ' s
proceedings end . No sumary -- no summary eviction . And
we move forward under the statutes with them trying to
litigate, and we l ive to fight another day as to what the
parties intents are and how this deal was to work .
I ' ve got t o tell you, under the LLC operating
agreement , there i s a dispute resolution proceeding layout
that contemplates a mediation between the parties , and a
fast tracked arbitration . S o they did reserve the right
to move for summary eviction . But once we get past that
is sue , if we get past that is sue today, then these parties
have t o get together . They have t o try and mediate this
dispute . I f not , they end up i n arbitration, your Honor .
Frankly, I think it will be of f of your plate , with al l
due respect to your Honor .
Couple more points . The special contributi on ,
counsel for Venetian says we could have used this special
contribution for rent . Wel l , that ' s flat out not what the
second amendment states . He tries to say we set as ide
this 2 million dollars . You didn ' t draw down . You didn ' t
use it for rent . Shame on you . You should have . He
tried to somehow -- you weren ' t fair with your partner .
Wel l , take a look at Section I-B . I t talks about
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this provision, but it specifically -- I believe i t ' s
I-B .
Sorry . There is two points . He said both spe cial
contribution and the capital contribution could be used
for rent . That ' s flat out wrong . That ' s not what the
agreement says .
Talks about the deferral of rent , and it states --
okay -- the special contribution -- now I ' m reading from
2-A -- paragraph page 2 of the agreement .
The special contribution may be drawn upon onl y in
the event that gros s sales revenues are less than
operating expenses and operating management fees . And may
not be used to pay anything other than such a shortfall in
operating expenses and operating management fees . You
can ' t us e the special contribution to pay rent . I t flat
out s ays you can ' t .
Says the same as to the capital contribution . I
believe I have that . I ' m certain it ' s in here . That it
speci fically precludes the us e of the capital contribution
for payment of deferred rent . I can ' t put my hands on it ,
your Honor . I would j ust submit it on that , and represent
to the court I ' m pretty darn sure , there ' s a lot of moving
i s sue s , but that is specifically in that provis ion . So we
can ' t .
S o what can we use . We can use gros s revenues , and
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we ' re complying with giving them every s ingle penny .
After operating expenses are paid and after the management
fee s , they get all the money . Which i s the deal they
struc k . They want out of that deal -- they shouldn ' t be
allow to get out of this deal on a summary eviction
proceedings . Given the statutory mandates , your Honor is
obligated to follow -- and the Nevada Supreme Court , stare
decis is on this i s sue says this i s a Draconian potential
result , analogous to a summary j udgment . They should not
be able to be granted summary eviction a t this stage of
the proceedings .
Your Honor, I believe we have submitted it
completely, a defense , through the affidavit of Mr . Hanson
to this summary eviction proceeding, and we would request
that it be denied . And the next step for them is t o then
go ahead and move forward with the filing of their
verified complaint .
Whether we go to mediation or arbitration, or in this
district court , these is sues will get sorted out in the
future . But not until there ' s been discovery into what
the intent of thes e parties were . So I would respectfully
reques t that the summary eviction proceedings should be
denied, your Honor .
And i f I can addres s any other questions, I think --
I appreciate the court's time .
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THE COURT : I have no questions right
now .
MR. FEDER : I f I can have a moment .
apologi ze .
What's interesting about this entire argument i s
under the theory they keep on address ing with respect to
this distribution of proceeds in the s econd amendment , if
you take that to the effect of what they're saying , that
they could continue in the process that they're doing
right now in perpetuity -- as I said earlier -- col lecting
a management fee , and we would never have the right to
then demand payment of rent , and to then evict them for
failure to do s o . That was never -- that's a dramatic,
it's dramatic to even think that it was ever implied in
the terms of this agreement .
With respect to some of the arguments that have been
made , the special contribution I was j ust reading , your
Honor , with respect to Section 4, at the end . I t s ays ,
plus , your data on the special contribution for purposes
of making payments 1 , 2, and 3 above i f necessary . Three
is the current rents we were talking about .
I understand what they rais ed in Section 2, but what
I was referring to was Section 4. I n the ordinary
distribution that he was referring to with respect to
thei r -- which defies their argument , that they didn't
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have any obligation to pay rent .
With respect to, again, your Honor, to this i s all
they had to do was use their gros s revenue . No bus iness
can operate that way, your Honor . They have an obli gation
to pay their experiences .
THE COURT : Let me as k you this .
The interest on the special contribution and the
special contribution, according to everybody, has been
paid off at this point .
MR . FEDER : Correct .
THE COURT : Presumably it ' s been paid off
from January 1 st, 2009 through now .
MR . FEDER: Correct .
THE COURT : All right .
How much would that have paid toward current period
rents in January 1 st, 2009 forward, if this had been
applied to he rents versus interest and contribution .
MR . FEDER : I don't have that number in
front of me . Give me a second . They only drew
$ 550, 000. 00 on that special contribution .
THE COURT : I 'm s orry .
MR . FEDER: $ 550, 000. 00 as to the
appropriate amount of interest that i s -- I 'm uncertain
with respect to how that would apply with 1 0 percent
interest .
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THE COURT : The rent from January 1 s t ,
2009 , would have been what .
MR . FEDER : I f you deducted from that
point .
THE COURT : Not deducting , in total .
MR . FEDER: 3 . 2 million .
THE COURT : Okay .
And the interest and special contribution payments
would have been an eighth of what ' s due and owing i n rent ,
es sentially .
MR . FEDER : Es sentially .
THE COURT : Okay .
Sorry for interrupting you . Go ahead.
MR . FEDER : Your Honor , I wanted t o bring
up one important aspect i n Section 1 -A, again, which
doesn't get us to Section 4. I think it's critical . When
you go back to Section 1 -A, with respect to our waiver of
our obligation .
THE COURT : 1 -B .
MR. FEDER : 1 -B, your Honor, with respect
to thi s is sue with respect to the waiver of past due
deferred rents .
I think this word is critical , your Honor . And I
think it's s omething that highlights why their argument
doesn ' t make sense . And that i s when you get to
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Subsection 2, it says the company breaches any provis ion
of the lease -- any . It doesn't say any, but, with
respect to the obligation to pay rent . It says , any
provi s ion .
Again, i f their intent was to be s omething other
than, any provis ion, it would have been in this
document .
Again, two separate agreements , two separate
obligations We're here in a capacity as a landlord, not
an owner . That word, any provision, other than the
deferred rent for 2008 , that is critical . I t defeats
their enti re argument under Section 4-A. They're i n
breach . They have not cured it . There i s no ambiguity .
Your Honor, our position . They have failed to pay
rent . They have admitted it . They haven't cured i t .
We ' re entitled to summary eviction, your Honor .
We don't need to go through any additional dis covery .
All the papers have been submitted . We submitted al l the
letters . All the payment s they've made . We submit ted it
all to your Honor with respect to the 5-day notice . That
was submitted . I t's all there the operating agreement,
the s econd amendment, the letters regarding default, all
the letters pertaining to sending those payments . I t's
all in the record, your Honor .
There is no ambiguity . The interpretation i s a
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matter of law . They ' re creating -- attempting to create
one , but it doesn ' t exist . In an order of priority is
with respect to the bus ines s relationship, not with
respect to lease obligations , your Honor .
In our pos ition, we ' re entitled to eviction under the
leas e, for failure to pay rent . Admittedly, failure to
pay rent .
Thank you, your Honor .
THE COURT : Well , I will say that , you
know, part o f the debate we were having , to the extent it
wasn ' t clear t o you all . Part o f the debate I was having
philosophically and out of curiosity and things of that
nature was geared toward the ambiguity, if any . I n my
mind i t really i s t o how the interest and special
contributions were being paid in the grand scheme o f the
priority .
Not that the current rental periods were to be paid,
management was to be paid, operating expenses were to be
paid . I t was t o the extent you get down that list and you
hit i nterest , is everything left over going to interest
originally and later t o special contribution, o r i s
everything left over to be divided up, et cetera . But
that ' s really - - I don ' t think i s relevant t o deciding the
issue that we ' re dealing with . I t was j ust confus ing to
me . That ' s why I was as king were you expecting double
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payments on rent, or was it interest, or was it -- et
cetera, et cetera .
So do I think that the second amendment amends the
lease, even though it's part of the business agreement .
Yeah, I think it amends the lease .
Do I think there is some consequence to reordering
the priority . Absolutely, I think there's a consequence
to reordering the priority, in terms of who's getting paid
and when they're getting paid .
But again, I don't know that thos e things alter
obligations to make the payments on the lease . At the end
of the day, I can't find it to be a reasonable
interpretation as to what the defense is putting forth
about the deferred rents . I j ust - I think that, in my -
mind, i n reading everything i n here, the reasonable
interpretation the parties would have is that the Venetian
was deferring the right to receive rents for all of 2008 .
That beginning 2009, here's the priority that we're going
to get our payments . And everything that we're owed from
the deferred standpoint, falls way down on the priority
list .
We want you to pay your operating expenses . We're
going to bump up the management fees s o you're getting
that a s well . We want our current rents . Then we'll
slowly be paid back for everything that was deferred .
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1 I don ' t think you can interpret that reasonabl y on
2 paragraph 4 -A, where it says deferred rents, to mean we
3 can continue to not pay our current rents and they s omehow
4 morph into being deferred rents .
The expectation in my mind was we realize you had
6 problems in ' 07 and ' 08 , and we ' re going to waive our
7 right to seek default . We ' ll waive our right to s e e k
8 rents right now . Beginning January 2009 , we expect to get
9 back on where rents are being paid, and we ' ll col l ect this
other stuff as we move forward i n the best manner we
1 1 can .
1 2 As I said, it ' s kind of ambiguous to me as to how the
1 3 collection of interest and special contribution i s
1 4 suppos ed to be, i n terms o f percentages of the leftovers,
if you will . But it seemed clear to me that the only
16 reasonable interpretation is that beginning January 2009 ,
1 7 we ' re back in your obligation to pay on your current
18 period rents . I can ' t see where -- what the defens e is
putting forth, i n my mind, i s a reasonable interpretation
that would give ris e to a legal defense to eviction .
21 S o for all those reasons, I ' ll grant the application
22 for show cause eviction .
23 MR . COULTHARD : I ' d as k for a temporary
stay of your decis ion in order that we have the
opportunity to move for a more permanent stay, if you feel
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1 that ' s necessary . But clearly, given the stakes a t i s sue ,
2 we intent to immediately challenge your decision, e ither
3 by writ or appeal .
4 THE COURT : Okay .
MR. COULTHARD : But I would l i ke to be in
6 a position where we can stay that executi on, so we ' re not
7 in a s ituation where there is a fait accompli and we ' re
8 out . I t will be done at that point .
9 THE COURT : I t is a high stakes thing . I
agree that it is a s ad end result to this kind of a
1 1 bus ines s arrangement , with this kind of tenant i n this
12 s ituation . I don ' t see any reason not to certify my
rUling . This takes care of the cas e, s o that you could be
1 4 able to file an appeal on it .
What ' s your position o n a stay .
16 MR. FEDER : We ' re not going to consent to
1 7 a s tay, your Honor . We don ' t believe a stay is warranted .
1 8 It ' s over 3 million dollars that ' s already past due in
19 rent .
With respect to an appeal on the proces s of going
21 forward on the obligation to continue to pay rent on an
22 ongoing bas is , we don ' t believe that any bas i s for -- thi s
23 i s -- we ' re dealing with a s ituation where it ' s been how
many -- a 2-and-a-half year proces s with respect to the
failure to pay rent . I t ' s going to continue . They ' re not
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going to meet these obligations going forward.
I t ' s our position a stay i s unwarranted . They failed
to pay rent . They ' ll continue to fail to pay rent . I
think we should be allowed to go in there and evict them
at this point .
I f they want to go up to the Supreme Court with
respect to their appeal, and with respect to the stay as
well, they ' re entitled to it . We don ' t believe the y ' ve
met the standard, nor can they meet the standard for stay
pending appeal in this type of s ituation .
MR . COULTHARD : Specifi cally, respond t o
that .
NRS 4 0. 3 8 5, does contemplate a stay of executi on upon
appeal . And there is specific duties of the tenant who
does retain pos session of that premis es during appeal .
I believe it i s , in fact, an obligation to pay
current rents from today ' s summary eviction proceeding on
a going forward bas i s under the terms of the lease
agreement .
And so if that is, in fact, what the statute provides
and we do pay rents I have to look at the case l aw --
frankly, you know --
THE COURT : Start here . First off,
nothing is effective until a written order gets
introduced. Then obvious ly if you file the appeal you can
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request
request
well .
I
decide
it .
But if
moving parties
days,
to .
can be
can
can do
proceed .
I
as a
for stay
get the
Then
and a
the stay at the time you file the appeal . You can
that here, or request it to the Supreme Court as
would prefer to have it done in writing, then
the is sue on the stay as opposed to orally d oing
MR. COULTHARD : We ' re happy to brief it .
we do have a stay until such time as we file our
on the stay, and I ' ll file those within 7
1 0 days , whatever . I can file them in 5 if we need
Have a temporary stay until we file our motion that
brought on an order shortening time, if the court
accommodate us on that . And -- what ' s the rush .
THE COURT : Understood . I ' m as suming you
the written order today .
MR. FEDER: I ' ll have it to you today .
THE COURT : They have s ome des ire t o
wi l l orally grant a temporary stay, until such time
notice of appeal will be filed and a written motion
can be filed .
I ' ll give you one week to do that, next Monday . So
written order prepared from which they can appeal .
by next Monday you can get on file a notice of appeal
written request for stay, which I ' ll put on
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1 3
1 shortened time , i f it ' s going to be in front of me a s
2 opposed to as king the Supreme Court for the stay .
3 MR . COULTHARD : Can we have until
4 Wednesday, your Honor, next week . One week from today on
the stay _
6 THE COURT : I said one week . I was
7 thinking it was Monday as opposed to Wednesday . I
8 apologi ze .
9 MR. COULTHARD : Thank you .
We'll file that with your clerk and as k for an order
1 1 shortening time on that . At that point i t will be fully
12 briefed, what I believe our stay obligations are under
statute .
1 4 MR . FEDER: Friday is another renta l
payment day.
1 6 THE COURT : Friday i s another rental
1 7 payment day .
1 8 MR. FEDER : October 1 st , your Honor .
1 9 MR. COULTHARD : I would l i ke an opportunity
t o look --
21 MR . FEDER: It is again, if you're
22 going to have a temporary stay under that statute, they're
23 required to pay rent on a forgoing bas i s .
24 THE COURT : I would expect here's what
I wil l say . Thi s is j ust speaking logically . I would
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expect, Mr . Coulthard, that to the intent you ' re goi ng to
maintain a pos ition that based on the rulings you s till
have the ability to stay in if you begin making you r
current rental payments . I would expect they ' re going to
make that rental payment that ' s coring due .
I t becomes difficult to maintain that kind of
position when you don ' t make rental payments coring due .
But I ' m not saying that that will effect things one way or
another . I was j ust saying logically that ' s what would
seem t o occur .
MR . COULTHARD : Statute 40 . 38 5, does
provide that a tenant retains possess ion of hi s premis es
that are the subj ect of appeal, during the pendency of the
appeal , shall pay to landlord rent i n the amount provided
in the underlying contract between the tenant and l andlord
as i t becomes due . The tenant fails to pay such rent, the
landlord may initiate new proceedings for summary eviction
and s erve the tenant with new notice, pursuant to
40 . 253 .
MR . FEDER : And, your Honor, with all due
respect to that provis ion, if they ' re going to be filing a
request to stay, right now they have a temporary stay,
based on your oral order, until they get the whole thing
briefed . I f we ' re going to be before you, I think it ' s an
obl i gation if they're going to seek a stay and they ' re
1 5
1 7
1 9
60
1 going to be filing, they have to first clearly -- they
2 can ' t come in good faith to this court to request a stay
3 and not comply . Now, they ' re saying they require u s to
4 give them a 5-day notice , that seems to be
5 counterintuitive , your Honor .
6 THE COURT : I don ' t disagree with you .
7 I ' m not saying that it makes a difference one way or the
8 other right now . I ' m j ust saying logically it would seem
9 if you want to maintain that position, which is what I was
1 0 explaining, you would be making the next payment that ' s
1 1 due . Because it ' s going to be thereafter that we come
1 2 into court to rule on a request for stay .
1 3 MR. COULTHARD : I understand that . I also
1 4 understand I think the current rent is 1 40-some-odd
thousand a month, and my client i s complying with the
1 6 payment waterfall provis ions . I don ' t know that they have
that kind of funds . That will require me to discuss with
1 8 them, to evaluate or options . I ' m not prepared to do
20
that today _
THE COURT : That ' s why I wasn ' t trying to
21 tell either s ide that whether that gets paid is going to
22 rule the day when we get back here in a week-and-a-half ,
23 o r whatever .
24 MR . COULTHARD : I t may very well .
25 THE COURT : All I was pointing out was
1
2
3
4
5
6
7
8
9
1 0
1 1
1 2
1 3
14
15
16
17
18
19
20
21
22
23
61
24
maintain that pos ition under the statute of maintaining
res idency within the -- or occupancy within the space ,
paying the rent would seem to be something that woul d
logically occur during this time period . I 'm not s aying
it would rule the day .
Here ' s what my intent would be . To give you until
next Wednesday to file notice of appeal and reques t for
stay _ I can put it back on calendar that following
Monday, assuming you all can get any opposition filed in a
couple of days after the motion gets filed on Wednes day.
MR . FEDER: They file their motion
Wednesday . We can get in a response by Friday .
THE COURT : I ' d put it on on Wednes day .
They file Wednesday . You could have until the following
Monday to get any oppos ition on file . Then we'll core
back on the following Wednesday .
MR . FEDER : We'll do what is neces s ary .
THE COURT : When you file the motions by
next Wednesday, know that you've got that date you can put
in the order shortening time .
MR . FEDER: Okay . We can e-mail the
documents back and forth as well . As opposed to running
acro s s the street .
MR. COULTHARD : Fine . I would like an
opportunity to review the order -- proposed order . 25
1
2
3
4
5
6
7
8
9
1 0
1 1
1 2
1 3
1 4
1 5
1 6
1 7
1 8
1 9
2 0
2 1
22
23
24
2 5
62
MR . FEDER : We ' ll run it by him thi s
afternoon .
THE COURT : Abs olutely .
We ' ll put in the date as October 6th, a motion to
stay -- formal motion to stay will be filed by .
October 1 1th, will be the date by which an oppos ition
will need to be filed to that .
We ' ll core back on -- you don ' t need to file a
written reply, but if you want to you certainly can .
We ' ll core back on Wednesday the 1 3th , to rule on that .
That will be at 9 : 00.
MR . COULTHARD : Thank you .
THE COURT : Prepare the order and s ubmit
i t to Mr . Coulthard .
MR. FEDER: That ' s fine .
* * * * *
1
2
3
4
5
6
7
8
9
10
1 1
12
1 3
14
15
16
17
18
19
20
21
22
23
24
25
63
CERT I FI CATE
OF
CERTI FIED COURT REPORTER
* * * * *
I f the undersigned certified court reporter in and for the
State of Nevada, do hereby certi fy :
That the foregoing proceedings were taken before me at the
time and place therein set forth; that the testimony and
all obj ections made at the time of the proceedings were
recorded stenographically by me and were thereafter
transcribed under my direction; that the foregoing is a
true record of the testimony and of all obj ections made at
the time of the proceedings .
3 > .
64
< Dates >
April 2 01 0.
27 : 1 0.
January 1 , 2 009
31 : 1 5.
January 1 st, 2 009
15: 2 1 , 36: 7 ,
49 : 12 , 49 : 16,
50: 1 .
January 2 009
19 : 2 3 , 54: 8 ,
54: 1 6.
June 2 008 , second
6: 1 4.
October 1 st
58 : 18 .
October 6th
62 : 4.
SEPTEMBER 2 9 , 2 01 0
1 : 2 9 , 3 : 1 .
September .
43 : 18 .
# 7 45 63 : 2 7 .
$ 3 00, 000. 00 2 0: 3,
2 1 : 1 9 , 3 8 : 17 .
$ 3 40, 000. 00.
2 0: 5.
$ 550, 000. 00 49 : 2 0,
49 : 22 .
' 01 0 2 2 : 8 .
' 07 43 : 2 1 , 54: 6.
' 08 2 2 : 8 , 54: 6 .
' 08 . 43 : 2 1 .
' 09 2 2 : 8 .
< 1 > .
1 4: 2 1, 2 0: 8 ,
30: 1 3 , 48 : 2 0.
1 -A 2 6: 1 , 2 6: 3 ,
2 6: 1 6, 2 6: 2 1,
2 6: 2 4, 2 9 : 2 ,
3 0: 1 5, 3 5: 5,
3 9 : 2 3 , 50: 1 5,
50: 1 7 .
1 -B 2 6: 1 9 , 40: 2 ,
45: 2 5, 46: 2 ,
50: 1 9 , 50: 2 0.
1 . 1 3 0: 1 3 .
1 . 1 5 2 8 : 5, 2 9 : 1 9 ,
35: 1 4, 3 5: 2 5.
1 1
1 2
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2
2 .
1 . 1 5. 2 7 : 2 0,
35: 20.
1 . 8 36: 1 6.
1 0 1 9 : 1 1 , 43 : 17 ,
49 : 2 4, 57 : 10.
1 0-year 5: 1 7 .
1 0. 2 2 : 2 0.
5: 10.
1 1 /7 5: 2 4.
1 1th 62 : 6.
2 3 : 1 .
1 3th 62 : 1 0.
14 2 3 : 10.
1 40-s ome-odd
60: 14.
15 2 3 : 1 5.
1 6 3 : 5.
1 63 8 : 1 3 .
1 8 , 000 5: 1 7 ,
5: 2 0.
1 st 43 : 18 .
2 > .
4: 2 1 , 2 7 : 3 ,
45: 2 2 , 46: 9 ,
48 : 2 0, 48 : 2 2 ,
51 : 1 .
2 -A 46: 9 .
2 -and-a-half
55: 2 4.
2 9 : 5.
2 0-year 5: 2 3 .
2 000 2 1 : 4.
2 007 8 : 1 1 , 1 3 : 1 ,
1 9 : 7 , 1 9 : 2 5.
2 008 6: 2 5, 1 2 : 2 1,
1 3 : 1 5, 1 4: 2 ,
1 6: 2 4, 1 6: 2 5,
1 9 : 8 , 1 9 : 2 5,
2 7 : 7 , 2 8 : 8 ,
3 1 : 3, 3 5: 6,
36: 3 , 36: 16,
36: 1 7 , 36: 2 0,
40: 2 , 42 : 2 4,
51 : 1 1 .
2 008 . 2 6: 8 , 2 7 : 1 8 ,
53 : 17 .
2 009 16: 1 8 , 1 8 : 19,
1 9 : 9, 1 9 : 2 4,
2 0: 8 , 2 0: 1 1 ,
2 0: 2 5, 2 1 : 4,
3 1 : 4, 53 : 1 8 .
3
3 .
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2 009 . 1 9 : 22 .
2 01 0 1 6: 1 8 ,
<
1 9 : 10.
1 : 3, 1 0: 2 2 ,
1 7 : 7 , 1 7 : 8 ,
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3-A 32 : 1 5.
4: 2 1 .
3 . 2 50: 6.
3 . 3 2 8 : 1 8 .
3 50. 3 8 : 2 5.
3rd 8 : 1 3 .
4 > .
4 4: 2 1 , 1 4: 3 ,
1 5 : 1 7 , 2 0: 1 7 ,
2 1 : 1 , 2 3 : 1 3,
2 3 : 1 9 , 3 0: 1 9,
3 3 : 2 3 , 40: 1 5,
42 : 1 9, 43 : 6,
48 : 1 8 .
4-A 1 4: 2 2 , 1 5: 3,
1 5: 2 0, 1 6: 8 ,
1 8 : 4, 2 0: 1 3,
2 1 : 5, 2 2 : 1 0,
2 3 : 7 , 2 7 : 1 3 ,
2 7 : 1 4, 2 9 : 2 ,
2 9 : 3 , 2 9 : 1 5,
2 9 : 1 6, 33 : 14,
34: 2 , 36: 2 1,
40: 1 3 , 40: 2 3,
44: 16, 51 : 12 ,
54: 2 .
4. 48 : 2 3 , 50: 1 6.
40. 2 53 7 : 1 3, 7 : 1 9,
2 4: 1 7 , 59 : 19 .
40. 2 90 7 : 2 3 .
40. 3 8 5 56: 1 3,
59 : 1 1 .
40. 42 0 7 : 2 4.
VENETIAN VS . TWO ROADS LAS VEGAS 9 / 2 9 / 2 01 0
65
405 8 : 1 3 .
< 5 > .
5 4: 21 , 5: 22,
32: 9 , 40: 1 5,
57 : 10.
5-da y 4: 1 3 , 7 : 1 0 ,
8 : 25, 3 3 : 20,
51 : 20, 60: 4.
< 6 > .
6 4: 21 , 1 5: 1 7 ,
23 : 19 , 36: 1 8 ,
40: 1 5.
6. 43 : 7 .
< 7 > .
7 5: 1 0, 1 9 : 7 ,
1 9 : 8 , 22: 16,
57 : 9 .
7 45 1 : 3 5.
< 8 > .
8 3 2: 1 9 .
< 9 > .
9 22: 20.
9 , 03 8 , 000. 00
1 9 : 9 .
9 : 00. 62: 1 1 .
< A > .
A-6249 32-C 1 : 2.
A . 1 9 : 1 9 , 3 0: 1 4.
ability 23 : 2,
3 6: 1 9 , 59 : 3 .
abl e 1 8 : 25 , 21 : 20,
47 : 1 0, 55: 1 4.
above 23 : 1 4, 32: 3 ,
48 : 20.
abs olute 44: 1 1 .
Abs olutely 1 1 : 1 9 ,
1 1 : 21 , 53 : 7 ,
62: 3 .
accept 23 : 22.
accommodate
57 : 1 3 .
accompli 8 : 25,
44: 1 , 55: 7 .
According 25: 22,
28 : 6, 41 : 4,
49 : 8 .
acknowledges
22: 21 .
acros s 6: 4,
61 : 23 .
action 5: 5, 8 : 4,
43 : 16.
actually 5: 3 ,
20: 20, 28 : 19 ,
29 : 4, 32: 1 7 .
add-on 24: 9 .
addage 25: 5.
additional 24: 23 ,
29 : 4, 51 : 1 7 .
addres s 21 : 21 ,
47 : 24.
address ing 48 : 6.
adj acent 6: 23 .
admit 3 5: 1 6,
3 5: 1 7 , 3 5: 20,
3 7 : 1 0, 3 8 : 22.
admitted 3 8 : 1 0,
51 : 1 5.
Admittedly 52: 6.
affect 28 : 2.
affidavit 4: 1 4,
5: 4, 7 : 1 1 , 7 : 1 5,
8 : 1 , 9 : 6, 9 : 8 ,
9 : 1 0, 9 : 1 8 ,
1 6: 6, 20: 4,
20: 5, 22: 1 4,
22: 16, 23 : 19 ,
24: 1 3 , 25: 1 3 ,
27 : 1 6, 45: 2,
47 : 1 3 .
affidavits 45: 3 .
afford 1 3 : 20.
affored 1 8 : 23 .
afternoon 62: 2.
ago 43 : 1 7 .
agoing 1 8 : 21 .
agree 1 8 : 5, 1 9 : 1 9 ,
1 9 : 24, 20: 1 0,
20: 1 5, 28 : 1 4,
34: 1 , 36: 1 6,
3 7 : 1 9 , 3 7 : 21 ,
39 : 1 9 , 55: 1 0.
agreed 1 4: 21 ,
1 4: 24, 21 : 6,
23 : 22, 3 7 : 6,
3 7 : 21 .
agreements 3 9 : 1 0,
44: 6, 51 : 8 .
agrees 1 3 : 1 4 .
ahead 4: 22, 25: 20,
27 : 25, 3 8 : 24,
47 : 1 5, 50: 1 3 .
allegation 1 5 : 2,
1 9 : 2.
alleged 7 : 21 ,
23 : 6.
allocated 3 2: 6.
allocation 29 : 5.
allow 24: 4, 32: 1 2,
3 7 : 3 , 43 : 1 ,
43 : 2, 47 : 5.
allowed 29 : 25,
3 5: 6, 56 : 4.
allowing 29 : 23 .
already 27 : 1 9 ,
29 : 1 9 , 3 6: 20,
55: 1 8 .
alter 53 : 1 0.
ambiguity 1 2: 5,
24: 1 9 , 25: 9 ,
26: 4, 26: 22,
26: 24, 3 2: 25,
33 : 18 , 39 : 1 5,
44: 14, 51 : 13 ,
51 : 25.
ambiguous 1 0: 1 1 ,
1 0: 1 3 , 1 1 : 6,
1 1 : 17 , 1 1 : 22,
1 2: 2, 54: 1 2.
ambiguity 52: 1 3 .
amend 7 : 3 , 1 0: 24,
1 1 : 1 , 42: 6,
42: 1 1 , 42: 1 3 .
amended 10: 1 6,
1 3 : 23 , 14: 3 ,
1 7 : 1 9 , 22: 1 9 ,
38 : 1 5, 39 : 1 1 ,
42: 1 , 42: 1 5.
VENETIAN vs . TWO ROADS LAS VEGAS 9 /29 / 2010
6 6
amendments 44: 7 .
amends 53 : 3,
53 : 5.
among 40: 20.
amount 1 5: 23 ,
43 : 3, 43 : 1 1,
49 : 23, 59 : 1 4.
analogous 8 : 17 ,
47 : 9 .
analysis 21 : 1 8 .
and/or 24: 2.
Andf 1 7 : 22.
answer 22: 1 ,
24: 1 2.
Anvui 8 : 1 2, 9 : 5,
1 2: 1 .
anybody 41 : 1 5.
apologiz e 8 : 6,
9 : 1 7 , 48 : 4,
58 : 8 .
appeal 55: 3 ,
55: 1 4, 55: 20,
56 : 7 , 56 : 1 0,
56 : 1 4, 56 : 1 5,
56 : 25, 57 : 1 ,
57 : 20, 57 : 23,
57 : 24, 59 : 1 3,
59 : 1 4, 6 1 : 7 .
APPEARANCES 2: 1 .
appearing 3 : 20.
application 3 : 7 ,
40: 6 , 54: 21 .
applications
40: 6 .
applied 20: 8 ,
3 1 : 1 1 , 49 : 17 .
apply 41 : 3 ,
49 : 24.
appreciate 4: 24,
47 : 25.
appropriate 44: 21,
49 : 23 .
apriority 41 : 22.
a rbitration 45: 1 1 ,
45: 1 5, 47 : 1 8 .
area 3 0: 1 2.
a rgue 25: 6 , 25: 7 ,
3 8 : 1 2.
a rgued 25: 1 4,
3 0: 3 .
<
argument 1 2: 1 6,
1 2: 1 9 , 25: 1 4,
25: 1 8 , 26 : 4,
26 : 5, 30: 1 6,
32: 25, 3 8 : 21,
3 9 : 1 3, 3 9 : 1 5,
48 : 5, 48 : 25,
50: 24, 51 : 1 2.
arguments 4: 1 6,
48 : 1 6 .
around 1 3 : 1 2,
1 4: 1 9 , 1 8 : 1 .
arrangement
55: 1 1 .
as ide 1 8 : 4,
45: 21 .
aspect 50: 1 5.
as sociate 3 : 1 5.
as sociated
1 2: 24.
assuming 57 : 1 4,
6 1 : 9 .
attempt 28 : 22,
32: 1 2.
attempting 52: 1 .
available 9 : 7 ,
1 4: 24.
aware 1 0: 4.
away 7 : 1 , 21 : 1 .
B > .
backs 3 3 : 1 6 .
backwards 1 9 : 25,
42: 5.
bad 9 : 1 6, 1 2: 22.
balance 1 4: 23 .
based 8 : 25, 1 4: 1 4,
3 5: 1 9 , 44: 22,
59 : 2, 59 : 23 .
bas i s 8 : 3, 1 2: 21,
1 3 : 22, 1 8 : 22,
20: 7 , 3 1 : 20,
3 7 : 8 , 37 : 1 2,
3 8 : 3 , 43 : 9,
55: 22, 56 : 1 8 ,
58 : 23 .
became 3 2: 4.
becasue 1 8 : 1 5.
become 26 : 6, 30: 5,
3 9 : 1 7 .
becomes 59 : 6,
59 : 1 6 .
begin 59 : 3 .
Beginning 1 5 : 21 ,
22: 1 5, 3 1 : 4,
53 : 1 8 , 54: 8 ,
54: 1 6 .
behalf 3 : 1 2,
3 : 20.
behind 24: 3 ,
39 : 6 .
beliefs 1 1 : 1 8 .
believe 4: 4, 5: 21,
8 : 4, 9 : 2, 1 0: 1 3,
1 1 : 20, 1 2: 1 6,
1 6 : 5, 1 6 : 1 7 ,
1 7 : 1 4, 1 7 : 25,
1 8 : 7 , 1 8 : 1 5,
20: 3, 20: 23 ,
24: 12, 24: 1 3 ,
3 1 : 1 8 , 45: 3,
46 : 1 , 46 : 1 8 ,
47 : 1 2, 55: 1 7 ,
55: 22, 56 : 8 ,
56 : 1 6, 58 : 1 2.
believes 1 1 : 1 4,
1 6 : 5.
below 1 6 : 2.
be s t 6 : 1 7 , 6 : 21,
24: 9, 24: 1 0,
54: 10.
better 9 : 1 3 ,
22: 1 .
Bill 3 : 1 9 .
bit 5: 8 .
BR 5: 1 0, 6 : 1 ,
6 : 24, 1 4: 1 1 .
breach 24: 2, 27 : 8 ,
51 : 1 3 .
breaches 27 : 3,
35: 8 , 51 : 1 .
breathing 1 8 : 24,
24: 4, 3 5: 1 1,
43 : 3 .
BRG 35: 1 1 .
brief 24: 24,
57 : 7 .
briefed 58 : 1 2,
59 : 24.
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 29 /201 0
67
bring 1 9 : 1 9 , 3 9 : 2 ,
50 : 14.
brought 3 6: 2 0 ,
57 : 12 .
build-outs
1 2 : 2 5.
Buisnes s 2 2 : 2 .
burden 4: 6,
24: 1 5.
Busines s 1 0 : 2 5,
12 : 2 2 , 1 3 : 9,
14: 7 , 1 4: 9 ,
14: 1 8 , 1 9 : 6,
2 1 : 2 5, 2 4: 8 ,
2 5: 1 9, 2 8 : 1,
2 9 : 2 3 , 3 7 : 3 ,
37 : 2 0 , 3 7 : 2 4,
3 9 : 5, 40 : 2 4,
41 : 2 , 42 : 7 ,
42 : 12 , 43 : 2 ,
49 : 3 , 52 : 3,
53 : 4, 55: 1 1 .
Busines s es 2 9 : 2 0 ,
41 : 1 1 .
< C > .
calendar 1 4: 2 ,
2 7 : 7 , 2 7 : 1 8 ,
61 : 8 .
call 2 8 : 2 1 .
Caminos 3 : 2 3 ,
5: 1 9, 1 3 : 2 .
capacity 1 7 : 2 2 ,
3 7 : 5, 3 7 : 6,
51 : 9 .
capital 2 8 : 1 9,
2 8 : 2 0 , 2 8 : 2 1,
2 9 : 5, 3 2 : 1 6,
46: 4, 46: 1 9 .
capital 46: 1 7 .
care 4: 1 5, 3 0 : 6,
55: 1 3 .
Carter 3 : 1 9 .
CASE 1 : 2 , 5: 7 ,
8 : 8 , 8 : 1 0 , 8 : 1 1 ,
9 : 5, 9 : 2 5,
1 2 : 2 0, 44: 1 4,
44: 2 1 , 55: 1 3,
56: 2 1 .
cash 1 3 : 2 4, 1 5: 1 3,
1 6: 9, 1 6: 1 1 ,
1 6: 1 8 , 1 6: 2 0 ,
1 7 : 1 5, 1 8 : 2 5,
2 0 : 7 , 2 0 : 12 ,
2 3 : 2 3 , 42 : 22 ,
42 : 2 4.
Cas ino 1 : 1 1, 5: 1 1 ,
5: 1 3 , 5: 2 0 ,
6: 1 1, 6: 2 0 ,
6: 2 3 , 6: 2 4,
2 2 : 1 .
category 1 5: 1 6.
catch 1 9 : 5.
categories 1 8 ! 1 7 ,
1 9 : 2 1 .
category 1 6: 1 3,
1 6: 1 9 .
cause 3 : 8 , 4: 7 ,
4: 2 5, 9 : 1,
43 : 2 5, 54: 2 2 .
certain 1 0 : 2 5,
2 2 : 4, 3 1 : 2 4,
32 : 7 , 42 : 1 1,
46: 1 8 .
certainly 7 : 2 ,
9 : 9, 2 2 : 6,
62 : 9 .
CERTIFICATE
63 : 1 .
CERTI FIED 63 : 3,
63 : 8 .
certify 55: 1 2 ,
63 : 9 .
cetera 1 7 : 4,
52 : 22 , 53 : 2 .
challenge 55: 2 .
chance 6: 2 1 .
chances 1 0 : 2 5.
change 1 9 : 1 6,
3 8 : 7 , 3 8 : 18 .
changed 40 : 8 .
changes 2 0 : 17 ,
42 : 1 1 .
characteri zation
1 9 : 2 0 .
characteriz ing
1 7 : 2 .
chose 2 9 : 7 .
circumstances
1 0 : 8 .
city 6: 1 9 , 1 3 : 4.
clarificati on
1 0 : 1 4.
CLARK 1 : 7 .
clear 7 : 1 4, 7 : 1 9,
1 0 : 8 , 2 5: 9 ,
52 : 1 1 , 54: 1 5.
Clearly 9 : 2 ,
1 0 : 2 0, 1 1 : 8,
1 1 : 1 2 , 41 : 1 9 ,
44: 2 3 , 44: 2 4,
55: 1 , 60 : 1 .
clerk 8 : 6,
58 : 1 0 .
client 3 : 2 2 , 4: 7 ,
5: 2 , 7 : 2 , 1 0 : 1 2 ,
1 1 : 1 4, 1 1 : 2 1 ,
1 1 : 2 2 , 1 5 : 9 ,
1 5: 1 0 , 1 6: 5,
43 : 2 5, 45: 1,
60 : 1 5.
clients 1 5: 2,
1 6: 1 7 , 1 7 : 1 4,
2 2 : 4.
collect 54: 9 .
collected 3 4: 1 8 .
collecting 1 7 : 1 ,
48 : 1 0 .
collection
54: 1 3 .
Combined 1 3 : 3 .
comes 4: 4, 4 : 2 5,
5: 1 .
coming 1 9 : 1 0 ,
2 1 : 2 4, 2 6: 2 3 ,
2 9 : 5, 41 : 1,
44: 8, 59 : 5,
59 : 7 .
commercial 9 : 2 3 .
company 6: 2 , 2 7 : 3,
2 9 : 2 4, 51 : 1 .
competing 1 1 : 9,
1 2 : 2 , 1 2 : 4,
1 2 : 6, 1 2 : 1 3 ,
2 1 : 8 .
complaint 47 : 1 7 .
completely 1 8 : 2 0 ,
2 2 : 9, 47 : 12 .
complied 1 1 : 22 ,
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 /2 0 1 0
68
23 : II.
comply 26 : 17 ,
28 : 17 , 28 : 22,
60: 3 .
complying 1 7 : 23,
23 : 6, 23 : 9,
47 : 1, 60: 1 5.
comprised 5: 9 .
conclude 44: 20.
condition 20: 1 9,
20: 22.
conditions 1 1 : 23,
1 8 : 8 , 1 9 : 1 6,
20: 1 5, 20: 1 9 .
confines 28 : 1 3,
3 3 : 5, 3 6 : 15.
conform 27 : 17 .
confus ing 52: 24.
connected 3 5: 24.
consent 55: 1 6 .
cons equence 21 : 1 2,
53 : 6, 53 : 7 .
consider 6 : 9,
7 : 7 .
consideration
6 : 1 5.
cons idered 1 2: 1 .
cons idering
8 : 14.
cons istent 1 1 : 1 ,
22: 24, 23 : 3 ,
42: 1 3 .
construction 10: 3 ,
1 2: 22.
contemplate
56 : 1 3 .
contemplates
45: 1 0.
contributions
28 : 1 9 .
continue 1 2: 1 8 ,
28 : 1 7 , 29 : 8 ,
29 : 17 , 30: 1 ,
3 1 : 1 2, 32: 1 4,
3 5: 6 , 3 5: 9 ,
40: 9 , 48 : 9,
54: 3 , 55: 21 ,
55: 25, 56 : 3 .
continued 29 : 9 .
continues 1 9 : 6 .
continuing
1 5: 2I.
continurally
3 3 : 1 5.
contract 1 0: 2,
1 0: 3 , 1 0: 5,
1 0: 8 , 1 0: 1 0,
1 0: 1 3, 1 0: 1 4,
1 0: 21, 1 1 : 5,
38 : 9, 59 : 1 5.
contractual 1 0: 1,
1 2: 1 3 , 21 : 6,
43 : 2I.
contributions
52: 1 5.
controlled 5: 25.
copies 9 : 1 0.
copy 9 : 9, 9 : 1 9 .
corner 1 9 : 1 2,
24: 4, 24: 5,
24: 7 .
corners 25: 1 0,
25: 1 7 , 25: 24,
28 : 24, 30: 1 5,
3 3 : 23 , 3 6 : 1 4,
41 : 2I.
corporate 3 : 1 6 .
Correct 3 1 : 1 4,
49 : 1 0, 49 : 1 3 .
correction
3 5: 24.
Counsel 3 : 1 3 ,
3 : 1 5, 25: 2,
25: 1 4, 3 3 : 9,
3 3 : 1 0, 45: 1 9 .
counter 26 : 4,
26 : 5.
counterintuitive
6 0: 5.
country 6 : 4, 6 : 1 8 ,
6 : 1 9, 1 3 : 4.
COUNTY 1 : 7 .
Couple 5: 1 4, 5: 21 ,
22: 1 4, 45: 1 8 ,
6 1 : 1 0.
couri s ity 52: 1 2.
create 26 : 22,
32: 24, 3 2: 25,
3 5: 24, 37 : 1 4,
52: 1 .
<
created 27 : 1 5.
creates 1 2: 6 ,
44: 1 6 .
creating 52: 1 .
creative 25: 8 ,
3 3 : 17 .
Creativity 25: 8 ,
33 : 1 8 , 3 8 : 20.
credit 3 2: 23 .
critical 26 : 3,
29 : 2, 41 : 20,
50: 1 6, 50: 23,
51 : II.
critically
25: 1 2.
Crowl 3 : 1 3 .
Cruger 3 : 1 4,
20: 4.
crunch 22: 4.
crux 1 0: 9 .
cure 27 : 8 , 27 : 1 1,
33 : 20.
cured 3 3 : 21 ,
37 : 1 2, 51 : 1 3 ,
51 : 1 5.
curiosity 21 : 1 4.
currrent 48 : 21 .
cut 7 : I, 1 7 : 25,
1 9 : 1 5.
D > .
default 3 7 : 1 2.
dark 6 : 23 , 9 : 1 1 ,
1 3 : 7 .
darn 46 : 22.
data 48 : 1 9 .
date 6 1 : 1 9, 62: 4,
62: 6 .
DATED 1 : 29 .
day 1 3 : 1 9, 3 8 : 3,
45: 6 , 53 : 1 2,
58 : 1 5, 58 : 17 ,
60: 22, 6 1 : 5.
days 43 : 1 7 , 57 : 1 0,
61 : 1 0.
DC 5: 1 0, 5: 24.
deal 1 7 : 24, 1 7 : 25,
1 9 : 1 5, 1 9 : 1 7 ,
41 : 1 , 43 : 1 3,
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 29 / 201 0
69
4 3 : 2 0 , 4 5 : 7 ,
4 7 : 3 , 4 7 : 4 ,
4 7 : 5 .
dealing 52 : 2 4 ,
55 : 2 3 .
dealt 3 2 : 2 ,
3 8 : 5 .
debate 52 : 10 ,
52 : I I .
decide 5 7 : 5 .
deciding 52 : 2 3 .
decis ion 2 1 : 12 ,
5 4 : 2 4 , 5 5 : 2 .
decis i s 4 7 : 8 .
declare 2 6 : 9 .
declaring 2 7 : 1 .
deducted 5 0 : 3 .
deducting 5 0 : 5 .
deep 6 : 1 8 , 1 3 : 3 .
default 7 : 1 6 ,
2 2 : 1 7 , 2 4 : 2 ,
2 4 : 1 6 , 2 6 : 1 0 ,
2 7 : 1 , 2 7 : 1 2 ,
2 8 : 9 , 3 5 : 1 7 ,
3 5 : 2 1 , 5 1 : 2 2 ,
5 4 : 7 .
defeats 5 1 : I I .
defendant 1 : 2 1 ,
2 : 4 , 4 : 6 .
Defendants 5 : 2 .
defens e 5 : 4 , 7 : 1 2 ,
7 : 2 1 , 8 : 4 , 9 : 7 ,
1 2 : 8 , 2 4 : 1 5 ,
4 4 : 1 8 , 4 4 : 2 2 ,
4 7 : 13 , 5 3 : 1 3 ,
5 4 : 1 8 , 5 4 : 2 0 .
Defer 1 3 : 1 4 ,
1 3 : 1 5 , 1 3 : 1 6 ,
1 3 : 17 , 1 7 : 1 ,
2 4 : 6 , 3 6 : 1 6 .
deferral 4 3 : 4 ,
4 6 : 7 .
deferring 2 5 : 1 9 ,
5 3 : 17 .
defies 3 0 : 1 5 ,
4 8 : 2 5 .
define 4 3 : 6 .
defined 3 9 : 1 8 ,
4 1 : 12 .
defining 3 0 : 17 .
definition
3 4 : 1 9 .
definitive 2 2 : 3 .
delayed 13 : 1 7 .
delays 12 : 22 ,
12 : 2 4 .
demand 4 8 : 12 .
demonstrate
2 2 : 1 7 .
demonstrated
4 4 : 1 I .
denied 4 7 : 1 5 ,
4 7 : 23 .
DEPT . 1 : 3 .
des ire 5 7 : 1 7 .
detainer 7 : 2 1 ,
8 : 4 .
determine 9 : 7 .
determined 1 0 : 7 .
determines 7 : 2 0 .
diametrically
1 1 : 2 0 , 1 1 : 2 5 ,
4 5 : 2 .
dictate 7 : 1 4 .
dictated 1 3 : 2 5 .
dictates 1 1 : 1 5 .
difference 6 0 : 7 .
different 1 1 : 12 ,
1 3 : 1 6 , 3 7 : 1 7 ,
3 9 : 3 , 4 1 : 7 .
differentiation
3 7 : 1 .
differientiate
3 7 : 1 6 .
differing 2 0 : 2 4 .
difficult 9 : 1 1 ,
4 4 : 7 , 4 4 : 9 ,
5 9 : 6 .
directed 4 : 7 .
direction 63 : 1 5 .
directly 6 : 2 3 .
disagree 1 8 : 5 ,
2 9 : 12 , 60 : 6 .
disagreement
4 4 : 12 .
discovery 9 : 2 ,
4 3 : 2 4 , 4 4 : 3 ,
4 7 : 2 0 , 5 1 : 1 7 .
discuss 60 : 1 7 .
discussion 4 0 : 1 0 ,
4 0 : 1 7 .
dis cussions
2 3 : 3 .
dispositive 8 : 2 2 ,
8 : 2 3 .
dispute 9 : 2 5 ,
1 0 : 2 , 1 6 : 1 5 ,
32 : 1 1 , 3 5 : 1 0 ,
4 4 : 2 3 , 4 5 : 9 ,
4 5 : 15 .
disputed 2 3 : 1 8 .
disputing 2 0 : 1 9 .
distributabl e
2 8 : 12 .
distributed
3 4 : 2 0 .
distribution
2 9 : 2 1 , 3 9 : 4 ,
4 8 : 7 , 4 8 : 2 4 .
DISTRICT 1 : 6 ,
1 : 2 7 , 4 7 : 1 9 .
divided 1 9 : 2 0 ,
4 0 : 1 9 , 52 : 2 2 .
document 2 5 : 1 6 ,
33 : 1 0 , 3 3 : 1 1 ,
3 7 : 7 , 3 8 : 1 ,
5 1 : 7 .
documentat i on
4 0 : 4 .
documents 1 0 : 22 ,
61 : 2 2 .
doing 1 9 :- 2 , 4 8 : 9 ,
5 7 : 5 .
dollar 4 3 : 9 .
dollars 1 3 : 1 0 ,
1 9 : 5 , 1 9 : 7 ,
1 9 : 8 , 3 2 : 3 ,
3 3 : 2 , 4 5 : 22 ,
5 5 : 1 8 .
Done 9 : 1 , 1 2 : 1 0 ,
2 1 : 17 , 2 3 : 2 5 ,
4 4 : 3 , 4 4 : 1 0 ,
5 5 : 8 , 5 7 : 4 .
doors 6 : 22 .
Do s 3 : 2 3 f 5 : 1 9 ,
1 3 : 2 .
double 3 6 : 8 ,
4 2 : 2 2 , 52 : 2 5 .
Douglas Herndon
1 : 2 6 .
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 /2 0 1 0
7 0
5 9 : 4 .
down 2 0 : 9 , 3 5 : 1 ,
3 6 : 1 7 , 4 5 : 2 2 ,
52 : 1 9 , 5 3 : 2 0 .
draft 4 4 : 6 .
drafted 2 7 : 1 6 ,
33 : 9 .
drafting 3 3 : 1 1 .
drafts 3 3 : 12 .
Dragon 8 : 1 3 .
dragonian 4 7 : 8 .
dramatic 4 8 : 1 3 ,
4 8 : 1 4 .
draw 4 5 : 2 2 .
drawn 4 6 : 1 0 .
drew 4 9 : 1 9 .
drop 7 : 4 , 1 8 : 2 1 ,
35 : 1 .
dropped 3 4 : 1 4 ,
3 4 : 17 .
due 1 3 : 2 1 , 2 0 : 3 ,
3 0 : 8 , 3 1 : 2 3 ,
3 8 : 1 8 , 4 2 : 2 4 ,
4 5 : 1 7 , 5 0 : 9 ,
5 0 : 2 1 , 5 5 : 1 8 ,
5 9 : 5 , 5 9 : 7 ,
5 9 : 1 6 , 5 9 : 2 0 ,
60 : 1 1 .
Dumont 3 : 1 5 .
during 1 5 : 1 1 ,
5 6 : 1 5 , 5 9 : 1 3 ,
6 1 : 4 .
duties 5 6 : 1 4 .
< E > .
e-mail 6 1 : 2 1 .
e-mails 4 4 : 5 .
earlier 2 9 : 2 5 ,
32 : 1 6 , 4 8 : 1 0 .
easy 3 : 2 5 .
economic 6 : 1 8 ,
1 3 : 3 , 1 3 : 4 .
economy 1 2 : 2 1 .
effect 4 : 8 , 1 4 : 5 ,
2 3 : 22 , 2 9 : 1 7 ,
3 0 : 2 5 , 3 5 : 1 3 ,
3 7 : 2 3 , 3 8 : 8 ,
4 1 : 1 4 , 4 8 : 8 ,
5 9 : 8 .
3 8 : 1 3 , 3 9 : 12 ,
4 1 : 1 8 .
effective 5 6 : 2 4 .
effectuate 1 0 : 6 .
effectuated
1 1 : 4 .
eighth 5 0 : 9 .
either 7 : 2 2 , 2 8 : 9 ,
4 1 : 6 , 5 5 : 2 ,
60 : 2 1 .
eliminate 3 0 : 1 ,
3 1 : 1 1 , 3 1 : 1 3 .
employers 1 4 : 8 .
encompas ses
3 9 : 1 4 .
End 12 : 1 0 , 1 4 : 1 ,
1 6 : 2 5 , 2 6 : 8 ,
3 8 : 2 2 , 4 5 : 4 ,
4 5 : 1 5 , 4 8 : 1 8 ,
53 : 1 1 , 5 5 : 1 0 .
ends 12 : 17 .
enforce 2 7 : 2 .
enough 2 8 : 9 ,
2 8 : 2 0 , 3 3 : 1 ,
3 4 : 2 5 , 4 1 : 5 .
entered 6 : 12 ,
6 : 1 4 , 7 : 3 ,
1 3 : 1 2 , 1 7 : 1 3 ,
1 9 : 9 , 4 2 : 2 5 ,
4 3 : 1 3 , 4 3 : 2 3 .
entering 2 9 : 9 ,
33 : 2 4 .
entire 1 5 : 2 3 ,
3 0 : 1 6 , 4 3 : 1 1 ,
4 8 : 5 , 5 1 : 12 .
entities 5 : 1 2 .
entitled 3 3 : 2 2 ,
5 1 : 1 6 , 52 : 5 ,
5 6 : 8 .
entity 5 : 2 4 ,
4 3 : 2 .
entrance 5 : 1 9 .
equal 2 5 : 8 , 4 1 : 2 2 ,
4 3 : 8 .
equally 4 0 : 1 9 .
esentially 8 : 2 5 .
Especially
3 1 : 1 9 .
ESQ 2 : 2 , 2 : 4 .
3 6 : 9 , 4 1 : 7 ,
4 3 : 2 5 , 4 4 : 2 ,
5 0 : 1 0 , 5 0 : 1 1 .
et 1 7 : 4 , 5 2 : 22 ,
53 : 1 , 5 3 : 2 .
evaluate 6 0 : 1 8 .
eve 9 : 12 .
event 2 7 : 2 ,
4 6 : 1 1 .
everybody 4 9 : 8 .
Everything 2 5 : 2 1 ,
3 1 : 2 1 , 3 2 : 1 0 ,
32 : 2 1 , 3 6 : 1 0 ,
3 6 : 1 9 , 3 7 : 2 4 ,
52 : 2 0 , 5 2 : 22 ,
53 : 1 5 , 5 3 : 1 9 ,
53 : 2 5 .
evict 2 6 : 1 5 , 2 7 : 1 ,
4 3 : 2 5 , 4 8 : 12 ,
5 6 : 4 .
evicted 3 3 : 1 .
EVICTION 1 : 1 6 ,
3 : 8 , 5 : 4 , 7 : 7 ,
7 : 12 , 8 : 1 6 ,
8 : 2 0 , 8 : 2 3 ,
12 : 9 , 1 2 : 1 0 ,
2 1 : 9 , 2 4 : 2 2.,
33 : 2 5 , 3 7 : 1 3 ,
4 3 : 1 6 , 4 4 : 2 1 ,
4 5 : 4 , 4 5 : 1 2 ,
4 7 : 5 , 4 7 : 1 0 ,
4 7 : 1 4 , 4 7 : 22 ,
51 : 1 6 , 52 : 5 ,
54 : 2 0 , 5 4 : 22 ,
5 6 : 1 7 , 5 9 : 1 7 .
ex-parte 3 : 7 .
exactly 4 3 : 6 .
exces s 1 6 : 9 , 1 9 : 4 ,
2 0 : 3 , 2 0 : 7 ,
2 4 : 6 .
execution 5 5 : 6 ,
5 6 : 1 3 .
exist 32 : 2 5 ,
3 9 : 1 6 , 52 : 2 .
existed 2 7 : 1 9 ,
2 7 : 2 0 , 2 8 : 5 .
exists 2 6 : 2 3 .
expect 5 4 : 8 ,
5 8 : 2 4 , 5 9 : 1 ,
effected 3 7 : 1 8 , Essentially 3 1 : 3 ,
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 /2 0 1 0
7 1
expectation
5 4 : 5 .
expected 3 1 : 4 .
expecting 52 : 2 5 .
expenses 1 4 : 6 ,
1 4 : 7 , 1 4 : 9 ,
1 4 : 1 0 , 1 4 : 2 2 ,
1 5 : 1 2 , 1 5 : 1 3 ,
1 7 : 4 , 1 9 : 3 ,
2 3 : 2 4 , 2 7 : 2 3 ,
2 9 : 2 0 , 3 1 : 6 ,
3 4 : 9 , 4 0 : 12 ,
4 0 : 1 3 , 4 1 : 4 ,
4 1 : 5 , 4 2 : 1 9 ,
4 6 : 1 2 , 4 6 : 1 4 ,
4 7 : 2 , 5 2 : 1 8 ,
53 : 2 2 .
experiences
4 9 : 5 .
experiencing
1 3 : 5 .
expired 1 3 : 2 1 .
expires 2 0 : 1 3 ,
2 2 : 1 0 .
explaning 6 0 : 1 0 .
expres s 3 9 : 2 0 .
expressly 2 5 : 1 6 ,
2 5 : 1 8 , 4 0 : 2 .
extend 5 : 2 2 .
extent 2 3 : 2 3 ,
52 : 1 0 , 5 2 : 1 9 .
extremely 6 : 7 ,
6 : 2 0 , 4 4 : 9 .
< F > .
facing 6 : 1 8 .
fact 8 : 1 8 , 9 : 3 ,
1 2 : 7 , 2 4 : 2 0 ,
2 8 : 1 8 , 3 2 : 5 ,
3 2 : 8 , 3 7 : 1 0 ,
3 7 : 1 1 , 4 1 : 1 8 ,
4 3 : 6 , 4 4 : 1 7 ,
4 4 : 2 3 , 5 6 : 1 6 ,
5 6 : 2 0 .
facts 1 2 : 2 0 ,
2 5 : 7 .
fail 2 6 : 1 7 , 2 8 : 6 ,
5 6 : 3 .
failed 2 7 : 1 1 ,
2 8 : 2 2 , 3 5 : 1 6 ,
5 1 : 1 4 , 5 6 : 2 .
fails 2 7 : 7 ,
5 9 : 1 6 .
fai lure 2 6 : 1 0 ,
2 7 : 4 , 3 5 : 1 5 ,
4 8 : 1 3 , 52 : 6 ,
5 5 : 2 5 .
fair 4 5 : 2 4 .
fait 8 : 2 5 , 4 4 : 1 ,
5 5 : 7 .
faith 2 8 : 1 1 ,
6 0 : 2 .
fall 1 6 : 12 .
falls 1 5 : 1 6 ,
2 9 : 1 4 , 5 3 : 2 0 .
fashion 5 : 1 ,
2 1 : 2 1 , 3 3 : 5 ,
3 5 : 2 5 .
fast 4 5 : 1 1 .
fee 1 6 : 1 , 2 5 : 2 0 ,
2 7 : 2 4 , 2 7 : 2 5 ,
2 9 : 2 4 , 3 0 : 1 1 ,
32 : 2 , 32 : 3 ,
32 : 9 , 3 5 : 1 2 ,
37 : 2 0 , 3 7 : 2 2 ,
4 8 : 1 1 .
feel 5 4 : 2 5 .
feels 1 1 : 2 1 .
fees 1 4 : 1 4 , 1 4 : 2 3 ,
1 7 : 7 , 1 7 : 1 1 ,
1 7 : 1 3 , 1 9 : 4 ,
2 3 : 2 4 , 32 : 4 ,
34 : 9 , 3 9 : 2 5 ,
4 0 : 1 4 , 4 3 : 1 0 ,
4 3 : 12 , 4 6 : 12 ,
4 6 : 1 4 , 4 7 : 3 ,
5 3 : 2 3 .
feet 5 : 1 8 , 5 : 2 0 ,
1 7 : 22 .
fifth 3 6 : 2 3 .
fight 4 5 : 6 .
figure 2 1 : 1 8 .
file 7 : 1 5 , 4 3 : 1 8 ,
5 5 : 1 4 , 5 6 : 2 5 ,
5 7 : 1 , 5 7 : 8 ,
5 7 : 9 , 5 7 : 1 0 ,
5 7 : 1 1 , 5 7 : 2 4 ,
5 8 : 1 0 , 6 1 : 7 ,
61 : 1 1 , 61 : 1 4 ,
6 1 : 1 5 , 6 1 : 1 8 ,
62 : 8 .
filed 4 : 1 3 , 5 : 3 ,
5 : 5 , 7 : 12 ,
4 3 : 1 7 , 5 7 : 2 0 ,
5 7 : 2 1 , 6 1 : 9 ,
6 1 : 1 0 , 62 : 5 ,
62 : 7 .
filing 7 : 1 1 , 8 : 7 ,
4 7 : 1 6 , 5 9 : 2 1 ,
6 0 : 1 .
filings 9 : 1 2 .
financial 2 1 : 1 8 .
find 53 : 12 .
Fine 6 1 : 2 4 ,
62 : 1 5 .
finish 1 9 : 1 8 .
finishing 1 2 : 2 5 .
finite 1 5 : 4 ,
2 2 : 7 .
First 4 : 9 , 4 : 1 5 ,
5 : 5 , 5 : 1 8 ,
1 0 : 1 6 , 1 4 : 6 ,
1 4 : 9 , 2 5 : 5 ,
3 1 : 7 , 3 4 : 2 4 ,
3 8 : 3 , 4 0 : 2 1 ,
5 6 : 2 3 , 6 0 : 1 .
Fisher 3 : 2 1 .
flat 4 5 : 2 0 , 4 6 : 5 ,
4 6 : 15 .
floor 5 : 1 8 ,
5 : 2 0 .
flow 13 : 2 4 , 1 6 : 9 ,
1 6 : 1 1 , 1 6 : 2 0 ,
1 7 : 1 5 , 1 8 : 2 5 ,
2 0 : 12 .
focus 22 : 1 3 .
focused 2 0 : 2 3 .
follow 1 7 : 1 6 ,
4 7 : 7 .
following 6 1 : 8 ,
6 1 : 1 4 , 6 1 : 1 6 .
follows 2 3 : 2 0 .
foregoing 2 7 : 6 ,
6 3 : 1 1 , 63 : 15 .
forgoing 5 8 : 2 3 .
formal 62 : 5 .
forth 1 1 : 1 , 4 2 : 1 2 ,
53 : 1 3 , 5 4 : 1 9 ,
6 1 : 22 , 6 3 : 12 .
VENETIAN VS . TWO ROADS LAS VEGAS 9 / 2 9 / 2 0 1 0
7 2
forward 7 : 1 1 ,
7 : 1 8 , 12 : 1 1 ,
13 : 2 2 , 1 4 : 1 8 ,
1 6 : 2 0 , 1 8 : 2 1 ,
1 9 : 2 3 , 2 2 : 3 ,
2 2 : 2 3 , 3 1 : 2 0 ,
3 7 : 8 , 4 5 : 5 ,
4 7 : 1 6 , 4 9 : 1 6 ,
5 4 : 1 0 , 5 5 : 2 1 ,
5 6 : 1 , 5 6 : 1 8 .
four 2 5 : 1 0 , 2 5 : 17 ,
2 5 : 2 4 , 2 8 : 2 4 ,
3 0 : 1 5 , 3 6 : 1 4 ,
4 1 : 2 I .
frame 2 7 : 8 .
Frankly 6 : 6 , 6 : 1 0 ,
6 : 2 5 , 1 1 : 1 3 ,
1 1 : 2 1 , 1 1 : 2 4 ,
1 9 : 1 5 , 2 1 : 8 ,
2 3 : 9 , 2 3 : 1 7 ,
4 5 : 1 6 , 5 6 : 22 .
Fred 3 : 1 3 .
Friday 8 : 7 , 5 8 : 1 4 ,
5 8 : 1 6 , 6 1 : 12 .
front 4 9 : 1 9 ,
5 8 : 1 .
full 3 1 : 6 , 3 1 : 1 7 ,
3 6 : 1 1 , 4 0 : 1 5 ,
4 3 : 1 3 .
fully 5 8 : 1 I .
funds 1 4 : 2 3 ,
1 4 : 2 4 , 6 0 : 1 7 .
future 1 6 : 1 3 ,
1 6 : 2 0 , 4 3 : 7 ,
4 7 : 2 0 .
< G > .
gain 4 4 : I .
gave 9 : 1 6 , 2 7 : 1 0 ,
3 3 : 1 9 , 3 3 : 2 0 .
geared 5 2 : 13 .
general 3 : 1 3 ,
3 : 2 I .
generated 2 3 : 1 3 .
genuine 1 2 : 7 ,
4 4 : 1 7 .
get s 4 0 : 1 9 , 4 3 : 12 ,
5 6 : 2 4 , 6 0 : 2 1 ,
6 1 : 1 0 .
GL
getting 1 3 : 1 1 ,
3 4 : 5 , 34 : 2 1 ,
5 3 : 8 , 5 3 : 9 ,
5 3 : 2 3 .
Give 9 : 2 0 , 2 2 : 3 ,
32 : 2 3 , 3 5 : 1 1 ,
4 9 : 1 9 , 5 4 : 2 0 ,
5 7 : 2 2 , 6 0 : 4 ,
6 1 : 6 .
Given 6 : 15 , 6 : 1 7 ,
9 : 2 0 , 9 : 22 ,
4 7 : 6 , 5 5 : I .
gives 8 : 12 .
gi ving 4 7 : I .
8 : 1 3 .
grace 2 7 : 1 3 .
grand 3 4 : 1 6 ,
52 : 1 5 .
grant 7 : 22 , 8 : 5 ,
8 : 2 3 , 5 4 : 2 1 ,
5 7 : 1 9 .
granted 3 : 9 ,
4 7 : 1 0 .
granting 8 : 2 0 ,
2 1 : 9 , 2 4 : 2 1 ,
3 3 : 2 5 .
great 2 1 : 12 .
gross 1 4 : 3 , 1 4 : 1 9 ,
1 6 : 1 1 , 1 8 : 2 ,
1 9 : 9 , 2 0 : 12 ,
2 3 : 1 , 2 3 : 12 ,
3 1 : 1 0 , 3 7 : 5 ,
4 1 : 1 , 4 6 : 1 1 ,
4 6 : 2 5 , 4 9 : 3 .
ground 1 0 : 15 ,
1 1 : 5 , 2 2 : 1 0 ,
2 3 : 1 7 .
group 6 : 6 .
Gues s 4 : 3 , 5 : 1 4 ,
1 5 : 2 0 , 2 2 : 1 3 ,
2 3 : 1 5 , 2 7 : 1 8 ,
2 9 : 6 .
Guest 5 : 1 1 , 6 : 1 ,
6 : 2 4 , 1 4 : 1 I .
guests 1 3 : 8 .
guidance 8 : 12 ,
9 : 2 3 .
Gustavo 3 : 1 4 .
< H > .
hand 4 3 : 1 0 ,
4 3 : 12 .
handed 4 3 : 1 8 .
handful 6 : 5 .
handle 2 2 : 2 5 .
hands 4 6 : 2 0 .
Hanson 5 : 2 5 , 6 : 6 ,
6 : 2 4 , 6 : 2 5 , 8 : 1 ,
9 : 8 , 9 : 1 0 ,
1 4 : 1 1 , 2 2 : 1 5 ,
2 3 : 1 9 , 2 4 : 1 4 ,
2 7 : 1 5 , 4 7 : 1 3 .
happen 1 2 : 1 4 ,
3 7 : 1 5 , 4 0 : 2 4 .
happened 1 5 : 1 ,
1 8 : 1 4 , 3 8 : 7 .
happening 3 1 : 2 3 .
happy 5 7 : 7 .
hat s 5 : 1 4 , 3 7 : 1 7 ,
4 1 : 1 7 .
head 4 2 : 2 1 ,
4 3 : 2 2 .
hearing 7 : 1 8 ,
7 : 1 9 .
held 1 1 : 1 7 .
hereby 6 3 : 9 .
high 8 : 1 5 , 8 : 2 1 ,
9 : 4 , 5 5 : 9 .
higher 2 3 : 2 3 .
highlights 9 : 2 1 ,
5 0 : 2 4 .
history 4 4 : 8 .
hit 4 2 : 2 1 ,
52 : 2 0 .
holding 6 : 1 .
HONORABLE 1 : 2 6 .
Honr 3 1 : 1 8 .
hopefully 9 : 1 9 .
hopes 1 3 : I I .
HOTEL 1 : 1 0 , 13 : 8 ,
2 1 : 2 5 .
Howard 1 : 35 ,
63 : 2 6 .
Hre 6 1 : 6 .
the 3 1 : 1 9 .
humor 2 1 : 1 3 .
hurt 1 3 : 5 .
VENETIAN vs . TWO ROADS LAS VEGAS 9/2 9 / 2 0 1 0
7 3
< I > . 4 3 : 2 3 , 4 4 : 17 ,
illogical 3 6 : 6 . 4 4 : 2 5 , 4 5 : 1 ,
immediately 4 7 : 2 1 , 5 1 : 5 ,
5 5 : 2 . 5 5 : 2 , 5 9 : 1 ,
impact 1 3 : 1 , 6 1 : 6 .
35 : 1 5 , 4 1 : 1 8 . intentionally
implication 9 : 4 .
3 5 : 2 2 . intents 4 4 : 4 ,
implicte 3 5 : 12 . 4 5 : 7 .
Implied 2 5 : 1 5 , interest 1 5 : 5 ,
30 : 3 , 3 0 : 2 3 , 1 5 : 2 2 , 1 8 : 6 ,
3 8 : 12 , 3 9 : 2 1 , 1 8 : 1 0 , 1 8 : 12 ,
4 8 : 1 4 . 2 4 : 9 , 2 4 : 1 0 ,
importance 6 : 1 6 . 2 7 : 2 4 , 3 4 : 12 ,
important 7 : 4 , 3 8 : 2 4 , 4 0 : 1 5 ,
9 : 1 8 , 9 : 2 1 , 4 0 : 2 0 , 4 0 : 2 1 ,
1 3 : 7 , 1 3 : 8 , 4 9 : 7 , 4 9 : 1 7 ,
5 0 : 1 5 . 4 9 : 2 3 , 4 9 : 2 5 ,
Importantly 6 : 1 3 , 5 0 : 8 , 5 2 : 1 4 ,
1 0 : 2 2 , 1 2 : 5 , 52 : 2 0 , 5 3 : 1 ,
1 3 : 1 6 , 1 4 : 2 0 , 5 4 : 13 .
2 3 : 5 . interesting 2 7 : 1 3 ,
include 1 6 : 6 . 3 1 : 2 4 , 4 8 : 5 .
includes 3 5 : 8 . interpret 2 0 : 1 6 ,
including 2 8 : 2 1 , 2 8 : 7 , 5 4 : 1 .
3 6 : 1 9 , 3 7 : 2 5 . interpretation
increas e 1 8 : 2 5 , 1 0 : 12 , 1 1 : 7 ,
1 9 : 6 . 1 2 : 1 7 , 1 5 : 9 ,
independent 1 5 : 1 0 , 1 7 : 1 8 ,
3 8 : 9 . 2 0 : 1 0 , 2 1 : 7 ,
indicated 8 : 1 6 . 2 3 : 1 6 , 2 3 : 1 9 ,
industry 6 : 2 0 . 2 4 : 1 9 , 2 5 : 2 3 ,
inferred 3 7 : 9 . 3 0 : 7 , 3 0 : 8 ,
initial 5 : 3 , 3 2 : 2 2 , 4 4 : 1 2 ,
9 : 1 0 . 4 4 : 1 6 , 5 1 : 2 5 ,
initially 6 : 1 1 , 5 3 : 1 6 , 5 4 : 1 6 ,
3 3 : 9 . 5 4 : 1 9 .
initiate 5 9 : 1 7 . interpretations
insentivise 1 1 : 8 , 1 2 : 3 ,
1 4 : 1 3 . 1 2 : 6 , 1 2 : 1 3 ,
inside 3 2 : 1 . 1 6 : 1 6 , 2 0 : 2 4 ,
insufficient 2 1 : 8 .
1 6 : 1 8 . interpreted
intended 3 9 : 9 , 3 3 : 4 .
4 2 : 8 . interpreting
intent 7 : 2 , 1 0 : 6 , 1 0 : 5 .
1 2 : 7 , 1 6 : 1 6 , interpretation
1 8 : 2 2 , 1 8 : 2 3 , 5 3 : 1 3 .
2 0 : 1 7 , 2 2 : 1 9 , interpret ions
2 5 : 2 3 , 3 6 : 7 , 1 1 : 1 3 .
interrupting
5 0 : 13 .
intitled 3 7 : 1 3 .
introduced
5 6 : 2 5 .
involved 3 3 : 1 0 ,
4 3 : 1 9 , 4 3 : 2 0 ,
4 3 : 22 .
isses 4 6 : 2 3 .
i ssue 8 : 1 8 , 1 2 : 7 ,
1 8 : 4 , 2 2 : 2 5 ,
2 4 : 1 8 , 2 4 : 2 1 ,
4 4 : 1 7 , 4 5 : 13 ,
4 7 : 8 , 5 0 : 2 1 ,
52 : 2 4 , 5 5 : 1 ,
5 7 : 5 .
i s sues 9 : 2 , 1 2 : 1 8 ,
2 2 : 1 4 , 3 9 : 4 ,
4 4 : 22 , 4 7 : 1 9 .
itself 1 0 : 8 .
< J > .
j oint 13 : 9 .
Jones 3 : 1 9 .
JUDGE 1 : 2 7 .
j udgment 8 : 5 ,
8 : 1 7 , 8 : 1 9 ,
8 : 22 , 1 2 : 1 4 ,
4 4 : 2 , 4 4 : 1 9 ,
4 7 : 9 .
j ump 2 8 : 1 1 .
j umping 2 7 : 12 .
j uncture 1 7 : 2 5 .
June 3 6 : 3 .
j uut 4 6 : 2 1 .
< K > .
Keep 6 : 22 , 2 5 : 1 9 ,
2 5 : 2 0 , 33 : 3 ,
35 : 1 1 , 4 8 : 6 .
Kemp 3 : 1 9 .
kind 7 : 5 , 2 1 : 1 7 ,
3 4 : 2 3 , 5 4 : 12 ,
5 5 : 1 0 , 5 5 : 1 1 ,
5 9 : 6 , 6 0 : 1 7 .
< L > .
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 / 2 0 1 0
7 4
laid 4 : 1 7 , 1 6 : 5 ,
32 : 1 0 , 3 4 : 6 ,
4 5 : l .
landlord 5 : 1 3 ,
5 : 1 6 , 1 3 : 6 ,
22 : 22 , 2 3 : 2 2 ,
2 4 : 1 0 , 3 7 : 6 ,
3 7 : 1 5 , 4 1 : 8 ,
4 1 : 1 7 , 5 1 : 9 ,
5 9 : 1 4 , 5 9 : 1 5 ,
5 9 : 17 .
landlords 1 1 : 1 0 .
language 2 6 : 3 ,
2 6 : 1 5 .
La s 1 : 1 9 , 3 : 1 ,
3 : 6 , 3 : 2 0 , 5 : 2 ,
5 : 9 , 5 : 1 0 , 5 : 2 4 ,
6 : 5 , 6 : 1 9 .
last 1 7 : 8 , 2 9 : 3 ,
3 3 : 1 3 .
late 1 3 : 1 5 .
later 1 5 : 1 9 ,
4 0 : 2 1 , 52 : 2 l .
law 8 : 6 , 8 : 8 ,
8 : 1 0 , 8 : 1 1 ,
1 0 : 3 , 2 5 : 5 ,
2 5 : 6 , 2 6 : 2 3 ,
4 4 : 1 4 , 52 : 1 ,
5 6 : 2 l .
laws 2 5 : 6 .
lay 2 9 : 2 0 .
layout 4 5 : 9 .
lays 9 : 2 4 , 2 2 : 1 5 ,
2 3 : 4 , 2 3 : 1 5 .
leap 2 8 : 1 1 .
leases 3 : 2 5 .
least 3 4 : 3 .
left 3 8 : 2 3 , 4 0 : 1 9 ,
52 : 2 0 , 52 : 22 .
leftovers 5 4 : 14 .
legal 5 : 4 , 7 : 12 ,
7 : 2 0 , 7 : 2 5 , 8 : 3 ,
9 : 7 , 1 2 : 8 ,
4 4 : 1 8 , 4 4 : 2 2 ,
5 4 : 2 0 .
less 3 4 : 4 ,
4 6 : 1 l .
letters 5 1 : 1 9 ,
5 1 : 2 2 , 5 1 : 2 3 .
level 3 2 : 5 , 3 4 : 1 3 ,
3 6 : 1 7 .
Lewis 3 : 1 1 ,
4 3 : 1 9 .
lies 1 6 : 1 5 ,
3 7 : l .
light 1 0 : 7 .
limit 4 1 : 1 4 .
lines 33 : 1 2 ,
3 7 : 2 5 .
list 52 : 1 9 ,
5 3 : 2 l .
litigate 4 5 : 6 .
litigator 4 3 : 1 7 ,
4 3 : 1 9 .
litigators 4 4 : 1 0 ,
4 4 : 2 4 .
little 5 : 8 , 7 : 5 ,
1 2 : 1 9 , 4 3 : 1 5 .
live 4 5 : 6 .
LLC 1 : 1 1 , 3 : 6 ,
3 : 2 0 , 5 : 9 , 6 : 2 ,
6 : 12 , 1 0 : 15 ,
1 1 : 3 , 1 4 : 15 ,
3 2 : 1 8 , 4 2 : 7 ,
4 5 : 8 .
loan 2 7 : 2 4 .
loans 3 4 : 12 .
location 6 : 1 5 ,
1 3 : 7 .
logically 3 6 : 2 ,
6 1 : 4 .
logic 3 0 : 1 6 ,
3 8 : 2 2 .
logically 5 8 : 2 5 ,
5 9 : 9 , 6 0 : 8 .
long 2 9 : 1 5 .
look 8 : 8 , 8 : 9 ,
1 7 : 7 , 2 5 : 1 0 ,
2 5 : 12 , 2 5 : 2 5 ,
2 6 : 3 , 2 9 : 1 ,
2 9 : 2 , 2 9 : 3 ,
3 3 : 7 , 3 5 : 5 ,
3 5 : 2 5 , 3 6 : 1 4 ,
3 6 : 1 5 , 3 8 : 1 0 ,
4 0 : 3 , 4 0 : 4 ,
4 1 : 1 0 , 4 5 : 2 5 ,
5 6 : 2 1 , 5 8 : 2 0 .
looked 6 : 1 1 ,
2 5 : 4 .
looking 6 : 1 0 ,
2 1 : 1 5 , 2 2 : 2 ,
2 9 : 1 3 .
<
losses 7 : 1 .
lot 9 : 2 0 , 4 6 : 22 .
low 1 6 : 22 , 1 7 : 3 .
Lynch 3 : 1 1 .
M > .
maintain 6 : 2 1 ,
5 9 : 2 , 5 9 : 6 ,
60 : 9 , 6 1 : 1 .
maintaining
6 1 : l .
managements
3 4 : 9 .
management 2 9 : 2 4 ,
4 6 : 12 .
manager 3 : 2 1 ,
5 : 1 0 .
management
3 7 : 2 0 .
mandated 1 7 : 1 6 .
mandates 4 7 : 6 .
manner 2 3 : 1 3 ,
3 9 : 12 , 5 4 : 1 0 .
marked 9 : 1 9 .
material 1 2 : 7 ,
4 4 : 1 7 , 4 4 : 2 3 .
Matt 3 : 1 9 .
matter 2 6 : 2 3 ,
52 : 1 .
mean 2 0 : 1 7 , 2 5 : 1 5 ,
32 : 2 1 , 3 9 : 6 ,
4 1 : 4 , 5 4 : 2 .
meaning 2 9 : 2 3 .
means 1 1 : 1 3 ,
2 8 : 1 2 .
meant 1 0 : 2 .
mechanism 1 3 : 2 3 ,
1 5 : 1 7 , 1 5 : 1 9 ,
2 1 : 5 .
mediate 4 5 : 1 4 .
mediation 4 5 : 10 ,
4 7 : 1 8 .
meet 5 6 : 1 , 5 6 : 9 .
ment 7 : 3 .
mentioned 1 2 : 2 0 ,
12 : 2 l .
met 2 0 : 1 6 , 2 0 : 1 9 ,
VENETIAN vs . TWO ROADS LAS VEGAS 9 /2 9 /2 0 1 0
7 5
2 0 : 2 0 , 2 4 : 1 4 ,
2 4 : 1 6 , 5 6 : 9 .
Michael 2 : 2 ,
3 : I I .
million 1 9 : 5 ,
1 9 : 7 , 1 9 : 8 ,
1 9 : 1 1 , 2 4 : 6 ,
32 : 3 , 3 3 : 2 ,
4 5 : 22 , 5 0 : 6 ,
5 5 : 1 8 .
millions 1 3 : 1 0 .
mind 2 1 : 12 , 52 : 1 4 ,
53 : 1 4 , 5 4 : 5 ,
5 4 : 1 9 .
minimum 2 2 : 22 .
minute 2 1 : 1 3 .
moment 4 8 : 3 .
Monday 5 7 : 2 2 ,
5 7 : 2 4 , 5 8 : 7 ,
6 1 : 9 , 6 1 : 1 5 .
money 1 4 : 1 7 ,
3 4 : 2 5 , 4 1 : 1 3 ,
4 7 : 3 .
monies 1 6 : 9 .
month 3 8 : 3 ,
6 0 : 1 5 .
month-to-month
2 0 : 7 .
monthly 3 8 : 2 .
morning 3 : 1 0 ,
3 : 1 7 .
morph 5 4 : 4 .
motion 8 : 2 2 , 8 : 2 3 ,
5 7 : 1 1 , 5 7 : 2 0 ,
6 1 : 1 0 , 6 1 : 1 1 ,
62 : 4 , 62 : 5 .
motions 6 1 : 1 8 .
move 7 : 1 8 , 4 5 : 5 ,
4 5 : 1 2 , 4 7 : 1 6 ,
5 4 : 1 0 , 5 4 : 2 5 .
moved 7 : 1 0 .
moves 2 3 : 1 0 .
moving 4 : 8 , 4 : 1 4 ,
1 6 : 2 0 , 1 9 : 2 3 ,
2 2 : 2 3 , 2 3 : 5 ,
2 4 : 1 4 , 2 5 : 1 3 ,
4 6 : 2 2 , 5 7 : 9 .
MTN 1 : 1 6 .
myself 4 1 : 22 .
< N > .
and 5 7 : 2 5 .
nail 4 2 : 2 I .
nature 5 2 : 1 3 .
neces sary 4 8 : 2 0 ,
5 5 : 1 , 6 1 : 17 .
need 12 : 1 8 , 2 9 : 2 1 ,
3 4 : 8 , 3 7 : 1 6 ,
5 1 : 1 7 , 5 7 : 1 0 ,
62 : 7 , 62 : 8 .
needed 3 4 : 1 5 .
negati ve 1 3 : I .
negotiations
4 3 : 2 0 .
neither 2 5 : 8 .
Nevada 1 : 7 , 3 : 1 ,
8 : 1 0 , 8 : 1 1 ,
9 : 22 , 1 2 : 12 ,
2 4 : 1 7 , 4 4 : 1 4 ,
4 4 : 2 0 , 4 7 : 7 ,
63 : 9 .
New 4 : 1 8 , 6 : 5 ,
5 9 : 17 , 5 9 : 1 8 .
newly 2 7 : 1 5 .
next 4 7 : 1 5 , 5 7 : 2 2 ,
5 7 : 2 4 , 5 8 : 4 ,
60 : 10 , 6 1 : 7 ,
6 1 : 1 9 .
NO . 1 : 2 , 1 : 3 ,
1 : 35 .
nor 5 6 : 9 .
notes 9 : 2 I .
Nothing 2 8 : 2 5 ,
3 0 : 2 , 3 0 : 3 ,
3 0 : 2 0 , 32 : 1 2 ,
32 : 1 8 , 3 3 : 2 3 ,
35 : 2 2 , 3 7 : 1 ,
3 7 : 1 8 , 3 8 : 1 ,
3 8 : 3 , 3 8 : 4 ,
3 8 : 1 1 , 3 8 : 12 ,
3 8 : 2 3 , 3 9 : 1 1 ,
3 9 : 1 6 , 3 9 : 1 9 ,
3 9 : 2 1 , 4 0 : 8 ,
4 1 : 1 8 , 4 2 : 1 ,
5 6 : 2 4 .
notice 4 : 1 3 , 7 : 1 0 ,
2 7 : 1 0 , 3 3 : 1 9 ,
3 3 : 2 1 , 5 1 : 2 0 ,
57 : 2 0 , 5 7 : 2 4 ,
5 9 : 1 8 , 6 0 : 4 ,
61 : 7 .
nrs 7 : 1 3 , 7 : 1 9 ,
7 : 2 3 , 2 4 : 1 7 ,
5 6 : 1 3 .
nullify 2 6 : 1 7 ,
2 6 : 2 5 .
Number 2 0 : 9 , 2 9 : 7 ,
4 9 : 1 8 .
numbers 2 0 : 4 ,
2 2 : 5 .
< 0 > .
obj ection 4 : 1 0 .
obj ections 6 3 : 1 3 ,
63 : 1 6 .
obligated 3 3 : 1 6 ,
3 8 : 2 , 4 7 : 7 .
obligation 1 7 : 2 0 ,
2 6 : 1 3 , 2 6 : 1 4 ,
2 8 : 1 6 , 2 9 : 8 ,
2 9 : 1 3 , 2 9 : 1 4 ,
2 9 : 1 7 , 3 0 : 1 ,
3 0 : 2 5 , 3 1 : 12 ,
3 1 : 1 4 , 32 : 1 8 ,
35 : 9 , 3 6 : 1 7 ,
3 7 : 2 5 , 3 8 : 5 ,
3 8 : 8 , 3 9 : 5 ,
4 9 : 1 , 4 9 : 4 ,
5 0 : 1 8 , 5 1 : 3 ,
5 4 : 1 7 , 5 5 : 2 1 ,
5 6 : 1 6 , 5 9 : 2 5 .
obligations 1 1 : 12 ,
2 2 : 1 1 , 2 3 : 7 ,
2 3 : 2 4 , 2 4 : 1 ,
2 7 : 1 8 , 2 8 : 2 ,
2 8 : 3 , 2 8 : 2 1 ,
2 8 : 2 3 , 2 9 : 1 ,
3 0 : 2 1 , 3 2 : 1 3 ,
35 : 2 3 , 3 6 : 2 4 ,
3 7 : 2 , 3 7 : 2 4 ,
3 9 : 3 , 4 0 : 8 ,
4 1 : 1 4 , 4 1 : 1 9 ,
4 2 : 7 , 4 2 : 1 5 ,
5 1 : 9 , 52 : 4 ,
53 : 1 1 , 5 6 : 1 ,
5 8 : 12 .
obviously 5 6 : 2 5 .
occupancy 61 : 2 .
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 / 2 0 1 0
7 6
occur 5 9 : 1 0 ,
6 1 : 4 .
occurred 3 1 : 2 1 .
October 6 2 : 6 .
Okay 7 : 5 , 1 3 : 1 6 ,
2 2 : 1 2 , 2 4 : 2 5 ,
4 1 : 1 5 , 4 2 : 2 ,
4 3 : 1 5 , 4 6 : 8 ,
5 0 : 7 , 5 0 : 12 ,
5 5 : 4 , 6 1 : 2 1 .
old 1 8 : 1 9 .
Once 2 0 : 2 0 , 2 0 : 2 5 ,
4 5 : 12 .
One 9 : 13 , 9 : 1 5 ,
1 0 : 1 1 , 1 1 : 6 ,
1 8 : 8 , 2 6 : 2 3 ,
3 0 : 1 2 , 32 : 2 5 ,
3 3 : 9 , 3 3 : 1 0 ,
3 3 : 1 3 , 3 9 : 4 ,
4 3 : 9 , 4 3 : 1 1 ,
4 4 : 1 0 , 4 4 : 15 ,
5 0 : 1 5 , 52 : 2 ,
5 7 : 2 2 , 5 8 : 4 ,
5 8 : 6 , 5 9 : 8 ,
6 0 : 7 .
one . 9 : 1 7 .
ones 1 6 : 2 4 .
ongoing 5 5 : 22 .
open 6 : 2 3 , 2 2 : 6 .
opens 5 : 1 9 .
operate 1 4 : 7 ,
4 9 : 4 .
operated 1 5 : 1 4 .
operation 3 : 2 3 ,
8 : 2 4 , 1 3 : 8 ,
1 3 : 1 9 .
operati ons 1 3 : 1 ,
1 3 : 7 , 1 8 : 2 5 ,
2 8 : 1 , 2 8 : 2 ,
2 9 : 2 3 , 3 1 : 1 0 ,
3 7 : 1 9 , 4 1 : 2 ,
4 1 : 1 3 , 4 2 : 2 4 .
operato r 5 : 1 1 ,
6 : 2 , 6 : 2 1 ,
1 4 : 1 2 , 1 4 : 1 3 ,
1 6 : 1 4 , 1 7 : 7 ,
1 7 : 1 0 .
operator/managemen
t 1 6 : 1 .
operators 6 : 8 .
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operator 1 7 : 12 .
oporator 5 : 2 4 .
opportunity 6 : 1 7 ,
35 : 1 0 , 5 4 : 2 5 ,
5 8 : 1 9 , 6 1 : 2 5 .
opposed 1 1 : 2 0 ,
1 1 : 2 5 , 1 7 : 3 ,
3 6 : 22 , 4 5 : 2 ,
5 7 : 5 , 5 8 : 2 ,
5 8 : 7 , 6 1 : 22 .
opposition 6 1 : 9 ,
6 1 : 1 5 , 62 : 6 .
options 5 : 2 1 ,
5 : 22 , 6 0 : 1 8 .
oral 5 9 : 2 3 .
orally 5 7 : 5 ,
5 7 : 1 9 .
ordinary 4 8 : 2 3 .
original 3 5 : 1 3 ,
3 5 : 1 6 , 3 5 : 2 0 ,
3 6 : 2 1 , 3 8 : 4 .
originally 2 9 : 2 5 ,
52 : 2 1 .
ot 22 : 1 .
otherwise 2 6 : 2 5 .
outlined 2 3 : 1 4 .
overall 3 6 : 2 4 .
overlook 2 6 : 1 .
overtime 4 0 : 1 6 .
owed 53 : 1 9 .
owing 1 3 : 2 2 , 2 0 : 3 ,
4 2 : 2 5 , 5 0 : 9 .
own 1 7 : 2 2 , 2 5 : 1 3 ,
2 5 : 22 .
owned 5 : 2 5 .
owner 6 : 1 , 4 1 : 1 7 ,
5 1 : 1 0 .
P > .
Pacific 8 : 1 3 .
Page 3 : 5 , 1 7 : 8 ,
2 3 : 1 9 , 4 6 : 9 .
Palazzo 5 : 1 8 ,
12 : 2 3 .
papers 4 : 1 7 , 2 3 : 6 ,
2 4 : 1 4 , 2 5 : 4 ,
2 5 : 1 3 , 5 1 : 1 8 .
paragraph 1 4 : 3 ,
1 7 : 7 , 1 7 : 8 ,
1 8 : 4 , 1 9 : 1 9 ,
2 2 : 1 6 , 2 2 : 2 0 ,
2 3 : 1 , 2 3 : 7 ,
2 3 : 1 0 , 2 3 : 1 5 ,
3 4 : 7 , 4 3 : 6 ,
4 6 : 9 , 5 4 : 2 .
parent 6 : 1 .
parenthetical
2 7 : 4 .
Part 9 : 2 1 , 1 8 : 1 4 ,
3 4 : 3 , 52 : 1 0 ,
52 : 1 1 , 5 3 : 4 .
parties 5 : 8 , 9 : 1 ,
1 0 : 1 , 1 0 : 6 ,
1 0 : 2 4 , 1 1 : 8 ,
1 1 : 9 , 12 : 7 ,
1 4 : 8 , 1 6 : 1 6 ,
2 2 : 1 9 , 2 3 : 1 7 ,
4 2 : 8 , 4 2 : 9 ,
4 2 : 1 0 , 4 3 : 22 ,
4 4 : 6 , 4 4 : 8 ,
4 4 : 1 7 , 4 4 : 2 5 ,
4 5 : 7 , 4 5 : 1 0 ,
4 5 : 1 3 , 4 7 : 2 1 ,
53 : 1 6 , 5 7 : 9 .
partner 1 9 : 1 3 ,
3 7 : 1 5 , 4 5 : 2 4 .
partners 1 3 : 9 ,
1 6 : 1 4 , 37 : 3 .
party 4 : 8 , 4 : 1 4 ,
7 : 22 , 2 7 : 1 6 .
past 1 3 : 2 1 , 3 8 : 1 8 ,
4 2 : 2 4 , 4 5 : 1 2 ,
4 5 : 1 3 , 5 0 : 2 1 ,
5 5 : 1 8 .
Patrick 3 : 1 5 .
paying 2 1 : 1 6 ,
2 1 : 2 0 , 22 : 2 4 ,
2 4 : 5 , 2 5 : 2 0 ,
2 5 : 2 1 , 2 7 : 1 8 ,
2 8 : 8 , 3 1 : 4 ,
3 1 : 5 , 3 1 : 1 6 ,
3 1 : 1 7 , 33 : 1 4 ,
3 4 : 8 , 3 5 : 2 1 ,
3 6 : 1 0 , 61 : 3 .
payment 7 : 1 7 ,
1 4 : 2 1 , 1 6 : 1 2 ,
1 7 : 1 5 , 2 0 : 12 ,
2 1 : 6 , 2 2 : 1 1 ,
2 3 : 7 , 2 3 : 2 3 ,
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 / 2 0 1 0
7 7
2 4 : 1 , 2 8 : 3 ,
2 9 : 7 , 3 0 : 1 9 ,
3 6 : 12 , 4 6 : 2 0 ,
4 8 : 12 , 5 8 : 1 5 ,
5 8 : 1 7 , 5 9 : 5 ,
6 0 : 1 0 , 6 0 : 1 6 .
payments 1 4 : 1 ,
1 6 : 8 , 1 7 : 3 ,
2 0 : 6 , 2 2 : 17 ,
2 3 : 3 , 2 3 : 4 ,
3 0 : 2 4 , 3 1 : 1 6 ,
3 1 : 17 , 3 1 : 1 9 ,
3 1 : 2 0 , 3 1 : 2 5 ,
32 : 6 , 3 2 : 7 ,
3 6 : 5 , 4 8 : 2 0 ,
5 0 : 8 , 5 1 : 1 9 ,
5 1 : 2 3 , 5 3 : 1 ,
5 3 : 1 1 , 5 3 : 1 9 ,
5 9 : 4 , 5 9 : 7 .
pendency 5 9 : 1 3 .
pending 5 6 : 1 0 .
penny 1 9 : 3 ,
4 7 : l .
percent 3 2 : 9 ,
4 9 : 2 4 .
percentage 1 4 : 1 4 ,
2 2 : 2 3 .
percentages
5 4 : 1 4 .
period 1 4 : 1 6 ,
1 4 : 1 8 , 1 4 : 2 1 ,
1 5 : 4 , 1 5 : 1 1 ,
1 5 : 1 5 , 1 6 : 7 ,
1 6 : 1 0 , 1 6 : 1 2 ,
1 6 : 2 1 , 1 7 : 2 ,
1 7 : 1 0 , 1 7 : 1 5 ,
1 8 : 2 0 , 2 1 : 1 7 ,
2 2 : 7 , 2 3 : 2 0 ,
2 6 : 6 , 3 0 : 1 0 ,
3 1 : 1 7 , 3 4 : 4 ,
3 4 : 9 , 3 4 : 1 5 ,
3 6 : 1 2 , 3 9 : 2 4 ,
4 3 : 5 , 4 9 : 1 5 ,
5 4 : 1 8 , 6 1 : 4 .
periods 4 0 : 1 4 ,
52 : 1 7 .
permanent 5 4 : 2 5 .
perpetuity 2 5 : 2 2 ,
3 0 : 5 , 4 8 : 1 0 .
person 2 2 : 4 .
pertaining
5 1 : 2 3 .
philosophically
52 : 1 2 .
place 2 1 : 7 , 2 9 : 1 5 ,
32 : 2 1 , 3 6 : 3 ,
63 : 1 2 .
plaintiff 1 : 1 3 ,
2 : 2 , 3 : 7 .
plate 4 5 : 1 6 .
plays 3 4 : 2 .
pleading 5 : 3 ,
3 8 : 1 7 .
plus 4 8 : 1 9 .
point 5 : 1 4 , 1 3 : 2 1 ,
1 6 : 1 0 , 2 1 : 1 6 ,
3 3 : 1 9 , 3 4 : 12 ,
4 9 : 9 , 5 0 : 4 ,
5 5 : 8 , 5 6 : 5 ,
5 8 : 1 l .
point . 8 : 1 1 ,
4 2 : 2 3 .
pointing 6 0 : 2 5 .
point s 32 : 2 1 ,
4 5 : 1 8 , 4 6 : 3 .
position 1 8 : 1 3 ,
1 9 : 12 , 2 0 : 1 5 ,
2 1 : 2 , 2 1 : 3 ,
2 1 : 1 5 , 2 2 : 1 ,
2 2 : 7 , 3 1 : 2 ,
3 1 : 1 5 , 3 4 : 2 2 ,
3 6 : 2 3 , 4 0 : 1 2 f
4 0 : 2 5 , 5 1 : 1 4 ,
52 : 5 , 5 5 : 6 ,
5 5 : 1 5 , 5 6 : 2 ,
5 9 : 2 , 5 9 : 7 ,
6 0 : 9 , 6 1 : l .
pos ses s ion 3 3 : 22 ,
5 6 : 1 5 , 5 9 : 12 .
post 2 9 : 9 ,
3 1 : 2 l .
posture 5 : 6 .
potential 4 7 : 8 .
potentially
5 : 2 3 .
poured 1 3 : 1 0 .
practicing 2 5 : 5 .
pre-december
1 8 : 1 8 .
pre- j anuary 1 8 : 1 9 ,
1 9 : 2 2 , 2 0 : 8 ,
2 0 : 1 1 , 2 0 : 2 5 .
precedent 2 4 : 1 8 .
precisely 2 3 : 2 5 .
preclude 2 1 : 9 ,
2 8 : 1 5 .
precluded 8 : 1 9 .
precludes 2 4 : 2 1 ,
4 6 : 1 9 .
prefer 5 7 : 4 .
premis es 5 6 : 1 5 ,
5 9 : 1 2 .
Prepare 62 : 1 3 .
prepared 6 : 2 5 ,
7 : 1 , 5 7 : 2 3 ,
6 0 : 1 8 .
prescribed
2 3 : 1 3 .
present 3 : 2 1 .
Presummably
4 9 : 1 l .
pretty 9 : 1 1 ,
4 6 : 2 2 .
prevent 3 3 : 2 4 .
Primarily 6 : 4 ,
8 : 9 .
principal 6 : 1 .
principle 3 8 : 2 4 .
prior 1 5 : 12 ,
1 5 : 1 3 , 2 8 : 5 .
priorities 1 4 : 2 4 ,
1 4 : 2 5 , 2 3 : 2 1 ,
2 9 : 1 5 , 2 9 : 1 6 ,
3 4 : 3 .
problems 5 4 : 6 .
procedural 4 : 5 ,
5 : 1 , 5 : 6 .
procedurally 4 : 3 ,
4 : 1 2 , 5 : 1 5 .
proceed 4 : 9 ,
57 : 1 8 .
proceeding 5 : 5 ,
7 : 8 , 4 3 : 1 6 ,
4 5 : 9 , 4 7 : 1 4 ,
5 6 : 17 .
proceedings 6 : 13 ,
7 : 12 , 7 : 2 3 ,
7 : 2 5 , 8 : 1 4 ,
8 : 1 6 , 8 : 1 7 ,
8 : 1 9 , 9 : 6 , 9 : 2 4 ,
VENETIAN vs . TWO ROADS LAS VEGAS 9 /2 9 / 2 0 1 0
Q > .
7 8
1 0 : 1 8 , 12 : 1 1 ,
2 4 : 22 , 4 5 : 4 ,
4 7 : 6 , 4 7 : 1 1 ,
4 7 : 2 2 , 5 9 : 1 7 ,
63 : 1 1 , 63 : 1 3,
63 : 17 .
proceeds 2 7 : 2 3 ,
2 8 : 9 , 2 8 : 1 2 ,
3 4 : 2 0 , 3 9 : 4 ,
4 1 : 1 , 4 8 : 7 .
proces s 4 : 1 3 ,
4 8 : 9 , 5 5 : 2 0 ,
5 5 : 2 4 .
profes s ionals
6 : 7 .
profits 2 9 : 22 .
provided 1 7 : 12 .
proj ected 1 9 : 1 0 .
proj ections
2 2 : 2 .
proof 4 : 6 .
proper 3 3 : 1 9 .
properly 33 : 1 .
property 6 : 2 2 .
proposed 6 1 : 2 5 .
propriety 3 1 : 9 .
proven 6 : 3 ,
1 4 : 12 .
provide 5 9 : 12 .
provided 1 9 : 7 ,
2 7 : 5 , 2 7 : 8 ,
3 0 : 1 2 , 5 9 : 1 4 .
provides 1 1 : 1 1 ,
5 6 : 2 0 .
providing 4 1 : 9 .
provis ion 1 5 : 3 ,
2 5 : 1 6 , 2 6 : 9 ,
2 7 : 3 , 2 7 : 1 4 ,
32 : 1 , 3 8 : 1 4 ,
4 6 : 1 , 4 6 : 2 3 ,
5 1 : 1 , 5 1 : 4 ,
5 1 : 6 , 5 1 : 1 0 ,
5 9 : 2 1 .
provis ions 1 0 : 1 ,
1 1 : 2 , 4 2 : 1 4 ,
6 0 : 1 6 .
purpos e 2 2 : 1 6 ,
2 4 : 3 , 3 8 : 1 6 ,
3 9 : 6 .
purpos e s 1 7 : 9 ,
<
4 8 : 1 9 .
pursuant 7 : 1 3 ,
7 : 2 3 , 5 9 : 1 8 .
<
put 3 0 : 2 2 , 33 : 8 ,
3 3 : 1 3 , 3 6 : 2 ,
4 1 : 2 4 , 4 6 : 2 0 ,
5 7 : 2 5 , 6 1 : 8 ,
6 1 : 1 3 , 61 : 1 9 ,
62 : 4 .
puts 2 4 : 9 , 2 7 : 15 ,
3 6 : 22 .
putting 2 7 : 2 4 ,
5 3 : 1 3 , 5 4 : 1 9 .
reasonable 1 0 : 1 1 ,
1 1 : 6 , 1 2 : 2 ,
12 : 3 , 1 2 : 6 ,
12 : 12 , 2 1 : 7 ,
2 3 : 1 8 , 3 0 : 6 ,
33 : 5 , 4 4 : 1 5 ,
53 : 12 , 5 3 : 1 5 ,
5 4 : 1 6 , 5 4 : 1 9 .
reasonably 3 4 : 3 ,
5 4 : 1 .
reasons 5 4 : 2 1 .
rebut 4 : 1 9 .
rebuttal 4 : 9 ,
4 : 1 7 , 4 : 1 9 ,
2 4 : 2 4 .
receive 5 3 : 1 7 .
quality 9 : 9 .
question 1 0 : 3 ,
4 3 : 4 .
questions 2 4 : 1 3 ,
2 4 : 2 4 , 4 7 : 2 4 ,
4 8 : 1 .
quit 7 : 1 0 .
Quote 1 5 : 2 1 .
R > .
raised 4 : 1 8 , 2 6 : 7 ,
4 8 : 22 .
raising 3 9 : 1 3 .
reaccuire 4 4 : 1 .
reach 22 : 7 .
read 9 : 1 1 , 1 3 : 2 5 ,
4 1 : 2 1 .
reading 4 6 : 8 ,
4 8 : 17 , 5 3 : 1 5 .
ready 2 4 : 12 .
real 7 : 1 4 , 7 : 1 9 .
realiz e 33 : 1 6 ,
34 : 2 5 , 5 4 : 5 .
realized 9 : 1 7 .
really 5 : 5 , 6 : 2 ,
6 : 8 , 7 : 6 , 8 : 12 ,
1 0 : 9 , 1 0 : 1 7 ,
1 2 : 4 , 2 3 : 1 5 ,
2 5 : 9 , 2 6 : 1 ,
3 1 : 2 5 , 3 7 : 1 ,
4 0 : 3 , 4 0 : 4 ,
52 : 1 4 , 52 : 2 3 .
reason 5 5 : 12 .
reces s ion 1 3 : 4 .
recind 2 6 : 1 7 .
recognition 3 4 : 2 3 ,
3 6 : 4 .
recognize 3 6 : 5 .
record 6 : 3 , 5 1 : 2 4 ,
63 : 1 6 .
recorded 6 3 : 1 4 .
redeferred
3 9 : 1 4 .
redefine 2 7 : 2 1 ,
2 8 : 12 , 2 9 : 22 .
redistribution
3 0 : 2 5 .
refer 1 7 : 1 0 ,
30 : 1 0 , 3 9 : 2 4 ,
3 9 : 2 5 .
referenced 2 6 : 2 1 ,
3 0 : 1 8 .
referring 1 0 : 1 5 ,
1 0 : 2 1 , 1 5 : 2 0 ,
32 : 1 6 , 4 8 : 2 3 ,
4 8 : 2 4 .
refers 3 8 : 1 .
reflect 1 0 : 2 4 ,
4 2 : 1 1 .
refuse 7 : 2 2 .
regarding 5 : 4 ,
7 : 1 1 , 2 7 : 1 7 ,
5 1 : 22 .
Regardles s
1 9 : 2 1 .
relation 4 3 : 2 1 .
relationship 5 : 7 ,
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 / 2 0 1 0
7 9
5 : 1 6 , 6 : 3 , 6 : 1 0 ,
1 0 : 2 1 , 1 0 : 2 5 ,
42 : 1 2 , 5 2 : 3 .
relevant 1 0 : 1 7 ,
52 : 2 3 .
relied 3 0 : 1 7 .
relief 7 : 2 2 .
relying 8 : 9 .
remained 2 3 : 2 3 .
remaining 2 0 : 7 ,
2 1 : 1 9 , 3 8 : 2 5 .
remember 3 0 : 3 .
rental 2 0 : 6 ,
3 1 : 1 7 , 3 6 : 12 ,
4 0 : 1 4 , 5 2 : 1 7 ,
5 8 : 1 4 , 5 8 : 1 6 ,
5 9 : 4 , 5 9 : 5 ,
5 9 : 7 .
reorder 3 7 : 4 .
reordering 5 3 : 6 ,
53 : 8 .
repaid 1 5 : 2 3 ,
1 8 : 9 , 1 8 : 1 0 .
repeating 4 1 : 22 .
reply 6 2 : 9 .
REPORTED 1 : 3 5 .
REPORTER 6 3 : 3 ,
63 : 8 .
REPORTER ' S 1 : 1 4 .
represent 4 6 : 2 I .
representative
3 : 2 2 .
request 4 : 8 , 12 : 8 ,
4 4 : 1 8 , 4 7 : 1 4 ,
4 7 : 2 2 , 5 7 : 1 ,
5 7 : 2 , 5 7 : 2 5 ,
5 9 : 2 2 , 6 0 : 2 ,
60 : 1 2 , 6 1 : 7 .
requested 1 8 : 9 .
require 7 : 2 3 ,
6 0 : 3 , 6 0 : 1 7 .
required 2 6 : 1 4 ,
3 1 : 1 9 , 3 3 : 2 1 ,
4 1 : 3 , 5 8 : 2 3 .
requires 3 9 : 1 .
res cind 2 6 : 2 5 .
reserve 4 : 1 8 ,
2 4 : 2 4 , 4 5 : 1 I .
res es s i on 6 : 1 8 .
res idency 6 1 : 2 .
resolution 4 5 : 9 .
Resort 1 : 1 0 , 5 : 1 3 ,
2 2 : I .
Resorts 5 : 12 ,
6 : I I .
respct 5 0 : 17 .
respect 2 5 : 1 0 ,
2 8 : 1 8 , 2 9 : 1 1 ,
2 9 : 22 , 3 0 : 8 ,
3 1 : 23 , 32 : 1 5 ,
32 : 17 , 3 5 : 7 ,
3 5 : 1 1 , 3 6 : 2 4 ,
4 5 : 17 , 4 8 : 6 ,
4 8 : 1 6 , 4 8 : 1 8 ,
4 8 : 2 4 , 4 9 : 2 ,
4 9 : 2 4 , 5 0 : 2 0 ,
5 0 :' 2 1 , 5 1 : 3 ,
5 1 : 2 0 , 52 : 3 ,
52 : 4 , 5 5 : 2 0 ,
5 5 : 2 4 , 5 6 : 7 ,
5 9 : 2 I .
respectfully
4 7 : 2 I .
respond 5 6 : I I .
responding 4 2 : 5 .
response 4 : 9 ,
6 1 : 12 .
resses sion 2 4 : 7 .
Restaurant 5 : 1 1 ,
5 : 1 9 , 6 : 2 , 6 : 1 6 ,
6 : 22 , 7 : 1 , 1 3 : 1 ,
1 3 : 2 , 1 3 : 1 2 ,
1 4 : 4 , 1 7 : 2 1 ,
1 8 : 2 4 , 1 9 : 1 1 ,
3 6 : 4 , 4 1 : 9 ,
4 3 : 1 , 4 4 : I .
restauranteur
6 : 8 .
restaurants 3 : 22 ,
6 : 4 , 6 : 5 ,
12 : 2 4 .
result 3 8 : 22 ,
4 7 : 9 , 5 5 : 1 0 .
retain 5 6 : 15 .
retains 5 9 : 12 .
returned 1 5 : 2 4 .
revenue 1 6 : 1 1 ,
1 9 : 7 , 2 0 : 12 ,
2 3 : 1 , 2 8 : 2 0 ,
3 7 : 5 , 4 1 : 5 ,
4 9 : 3 .
<
revenues 1 4 : 4 ,
1 4 : 2 0 , 1 9 : 9 ,
2 3 : 1 2 , 3 1 : 1 0 ,
4 1 : 1 , 4 6 : 1 1 ,
4 6 : 2 5 .
revices 3 8 : 4 .
review 7 : 6 , 1 1 : 8 ,
6 1 : 2 5 .
rights 2 7 : 2 .
rise 5 4 : 2 0 .
Roads 1 : 1 9 , 3 : 6 ,
3 : 2 0 , 5 : 2 , 5 : 8 ,
1 1 : 9 , 2 1 : 3 ,
22 : 2 1 , 2 3 : 1 0 ,
2 3 : 2 5 .
Rocha 3 : 1 1 ,
4 3 : 1 9 .
room 1 8 : 2 4 , 2 4 : 4 ,
35 : 1 1 , 4 3 : 3 .
rule 60 : 1 2 , 6 0 : 2 2 ,
6 1 : 5 , 62 : 1 0 .
ruling 5 5 : 1 3 .
rulings 5 9 : 2 .
run 1 1 : 2 4 , 1 4 : 7 ,
62 : 1 .
running 2 5 : 1 9 ,
3 7 : 2 4 , 6 1 : 2 2 .
rush 57 : 1 3 .
S > .
sad 5 5 : 1 0 .
sales 2 3 : 1 2 ,
31 : 1 0 , 4 1 : 1 ,
4 6 : 1 I .
satis fied 2 3 : 2 1 .
satis fy 2 8 : 1 0 ,
2 8 : 2 0 , 2 8 : 2 3 .
saving 2 7 : 1 3 .
saying 2 5 : 1 9 ,
2 6 : 2 4 , 3 1 : 1 4 ,
3 4 : 4 , 3 4 : 1 6 ,
3 6 : 9 , 3 6 : 1 3 ,
3 9 : 2 , 3 9 : 1 5 ,
4 8 : 8 , 5 9 : 8 ,
5 9 : 9 , 6 0 : 3 ,
60 : 7 , 6 0 : 8 ,
6 1 : 4 .
Says 9 : 5 , 1 0 : 2 ,
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 / 2 0 1 0
8 0
12 : 1 , 1 6 : 2 5 , shortening 5 7 : 12 , 52 : 2 1 , 5 4 : 1 3 .
1 7 : 9 , 2 6 : 2 5 , 5 8 : 1 1 , 6 1 : 2 0 . specific 2 6 : 7 ,
2 7 : 3 , 2 8 : 1 9 , shortfall 4 6 : 1 3 . 2 7 : 1 7 , 3 0 : 9 ,
3 8 : 2 , 3 9 : 1 6 , should 2 3 : 2 0 . 5 6 : 1 4 .
4 2 : 6 , 4 5 : 1 9 , shouldn ' t 4 7 : 4 . Specifica l l y
4 6 : 6 , 4 6 : 1 6 , show 3 : 8 , 4 : 7 , 10 : 2 3 , 1 4 : 2 ,
4 6 : 1 7 , 4 7 : 8 , 4 : 2 5 , 9 : 1 , 3 9 : 6 , 3 9 : 1 8 , 4 6 : 1 ,
4 8 : 1 8 , 5 1 : 1 , 3 9 : 9 , 4 3 : 2 5 , 4 6 : 1 9 , 4 6 : 2 3 ,
5 1 : 3 , 5 4 : 2 . 5 4 : 22 . 5 6 : 1 l .
s cenario 4 1 : 1 6 . Showing 2 9 : 8 , speculative
s chedule 1 4 : 2 1 , 3 8 : 1 9 , 3 8 : 2 l . 2 1 : 2 l .
1 6 : 8 , 17 : 1 5 , s ide 2 5 : 6 , 2 5 : 7 , spelled 1 4 : 2 .
1 8 : 1 , 2 0 : 13 . 6 0 : 2 l . spent 1 3 : 2 4 .
s cheme 3 4 : 1 6 , s ignificant spot 1 1 : 1 4 .
52 : 1 5 . 12 : 1 8 . square 5 : 1 8 ,
seek 5 4 : 7 , s imple 3 9 : 7 . 5 : 2 0 .
5 9 : 2 5 . s imply 1 7 : 3 . stage 4 7 : 1 0 .
seem 3 1 : 14 , 3 4 : 3 , s ingle 1 9 : 2 , stake 1 2 : 1 8 .
5 9 : 1 0 , 60 : 8 , 4 7 : l . stakes 5 5 : 1 ,
6 1 : 3 . s ituation 3 7 : 1 4 , 5 5 : 9 .
seemed 5 4 : 1 5 . 4 4 : 1 3 , 5 5 : 7 , stand 1 7 : 2 2 , 2 2 : 5 ,
seems 3 6 : 3 , 3 6 : 6 , 5 5 : 1 2 , 5 5 : 2 3 , 2 4 : 12 , 4 3 : 2 4 .
6 0 : 4 . 5 6 : 1 0 . standard 5 : 1 6 ,
s ending 5 1 : 2 3 . Six 4 3 : 8 . 7 : 6 , 8 : 2 , 8 : 1 4 ,
sense 4 : 2 0 , s lower 2 1 : 2 4 . 8 : 1 5 , 8 : 2 1 , 9 : 4 ,
5 0 : 2 5 . s lowly 5 3 : 2 5 . 9 : 2 4 , 2 4 : 1 6 ,
s entence 1 7 : 8 , somehow 2 5 : 1 9 , 4 4 : 2 , 5 6 : 9 .
2 9 : 3 . 2 6 : 6 , 3 0 : 4 , standpoint
s eparate 3 8 : 9 , 4 5 : 2 4 , 5 4 : 3 . 53 : 2 0 .
3 9 : 1 0 , 4 2 : 7 , Sometimes 1 1 : 1 6 . stari 4 7 : 7 .
5 1 : 8 . soon 2 0 : 1 5 . Start 2 1 : 2 0 , 4 2 : 4 ,
s erve 5 9 : 1 8 . Sorry 4 6 : 3 , 4 9 : 2 1 , 5 6 : 2 3 .
s erved 7 : 9 . 5 0 : 1 3 . started 2 5 : 5 .
set 9 : 4 , 1 0 : 2 5 , sorted 4 7 : 1 9 . starting 1 4 : 1 8 ,
1 3 : 22 , 1 3 : 2 3 , space 6 1 : 2 . 1 8 : 1 .
1 8 : 4 , 3 2 : 7 , speaking 5 8 : 2 5 . starts 4 0 : 2 l .
4 2 : 1 2 , 4 2 : 1 6 , special 1 5 : 5 , State 12 : 5 , 4 2 : 1 0 ,
4 2 : 1 8 , 4 5 : 2 1 , 1 5 : 6 , 1 5 : 22 , 63 : 9 .
6 3 : 12 . 1 5 : 2 3 , 1 8 : 6 , stated 2 5 : 1 6 .
setting 4 : 5 , 1 8 : 9 , 1 8 : 1 1 , states 7 : 2 0 ,
9 : 2 3 . 1 8 : 12 , 2 9 : 4 , 1 0 : 10 , 1 0 : 2 3 ,
shall 7 : 22 , 1 0 : 6 , 3 2 : 4 , 32 : 7 , 2 3 : 1 0 , 2 3 : 2 0 ,
1 7 : 1 0 , 3 0 : 1 0 , 3 3 : 1 4 , 3 4 : 12 , 4 0 : 2 3 , 4 5 : 2 1 ,
3 9 : 2 5 , 5 9 : 1 4 . 3 8 : 2 3 , 4 5 : 1 8 , 4 6 : 7 .
Shame 4 5 : 2 3 . 4 5 : 1 9 , 4 6 : 3 , stating 7 : 1 5 ,
Sharon 1 : 3 5 , 4 6 : 8 , 4 6 : 1 0 , 2 5 : 17 , 2 5 : 1 8 ,
6 3 : 2 6 . 4 6 : 1 5 , 4 8 : 1 7 , 3 7 : 7 , 3 8 : 1 4 .
shops 1 2 : 2 3 . 4 8 : 1 9 , 4 9 : 7 , Statute 7 : 1 9 , 8 : 9 ,
short 1 5 : 1 5 . 4 9 : 8 , 4 9 : 2 0 , 12 : 1 1 , 3 3 : 2 1 ,
shortened 5 8 : 1 . 5 0 : 8 , 52 : 1 4 , 5 6 : 2 0 , 5 8 : 13 ,
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 / 2 0 1 0
8 1
5 8 : 2 2 , 5 9 : 1 1 ,
61 : I .
statutes 7 : 1 4 ,
4 5 : 5 .
statutory 4 7 : 6 .
stays 2 1 : 6 ,
32 : 2 0 .
s tenographically
63 : 1 4 .
step 7 : 5 , 4 3 : 1 5 ,
4 7 : 1 5 .
Steve 9 : 8 .
Steven 5 : 2 5 .
s tops 1 2 : 1 6 .
s tory 12 : 1 0 .
s treet 6 1 : 2 3 .
strictly 2 3 : 1 1 .
strongly 1 1 : 1 7 .
s truck 4 7 : 4 .
s truggle 1 7 : 1 .
s truggling 3 6 : 4 .
stuff 35 : 2 , 3 5 : 5 ,
5 4 : 1 0 .
sub-paragraph
1 5 : 1 7 .
s ubj ect 1 0 : 1 1 ,
1 1 : 6 , 12 : 2 ,
5 9 : 1 3 .
s ubmit 8 : 3 , 4 6 : 2 1 ,
62 : 1 3 .
submited 4 7 : 12 .
submitted 2 4 : 1 5 ,
5 1 : 1 8 , 5 1 : 1 9 ,
5 1 : 2 I .
subparagraph
4 1 : 2 5 .
Subsection 2 7 : 2 ,
4 3 : 7 , 5 1 : I .
succes s ful 6 : 7 .
succe s s fully
1 3 : 1 I .
sudden 3 9 : 8 .
sufficiency 8 : 1 ,
9 : 6 .
sufficient 1 4 : 1 7 ,
1 7 : 2 1 , 1 8 : 2 4 ,
4 2 : 2 4 .
summer 2 1 : 2 4 .
suppl emental
2 0 : 4 .
suppliers 14 : 8 .
supplies 4 1 : 9 .
supposed 5 4 : 1 4 .
Supreme 9 : 22 ,
12 : 12 , 2 4 : 17 ,
4 4 : 1 4 , 4 4 : 2 0 ,
4 7 : 7 , 5 6 : 6 ,
57 : 2 , 5 8 : 2 .
surrounding
1 0 : 7 .
survival 32 : 2 4 .
survive 32 : 12 ,
32 : 2 3 .
switches 2 0 : 2 0 .
< T > .
table 3 : 13 .
Talks 22 : 1 9 , 2 3 : 2 ,
2 9 : 4 , 3 0 : 1 0 ,
4 0 : 2 3 , 4 5 : 2 5 ,
4 6 : 7 .
tear 4 2 : 1 9 .
technically
4 : 1 4 .
temporary 54 : 2 3 ,
5 7 : 1 1 , 5 7 : 1 9 ,
5 8 : 2 2 , 5 9 : 2 2 .
ten 3 : 22 .
tenant 4 : 6 , 5 : 9 ,
5 : 12 , 5 : 1 6 ,
7 : 1 5 , 1 1 : 9 ,
12 : 2 5 , 1 3 : 6 ,
2 1 : 3 , 2 4 : 9 ,
5 5 : 1 1 , 5 6 : 14 ,
5 9 : 12 , 5 9 : 1 5 ,
5 9 : 1 6 , 5 9 : 18 .
tenant 1 8 : 2 4 .
term 5 : 22 , 1 9 : 2 1 ,
2 1 : 6 , 3 3 : 4 ,
3 8 : 2 0 , 4 1 : 2 5 .
test 7 : 2 5 , 9 : 6 .
testimony 63 : 12 ,
63 : 1 6 .
testing 9 : 8 .
theory 4 8 : 6 .
thereafter 60 : 1 1 ,
63 : 1 4 .
Therein 1 6 : 1 5 ,
63 : 1 2 .
thesse 2 5 : 4 .
They ' ll 5 6 : 3 .
They ' ve 6 : 6 , 1 3 : 9 ,
1 5 : 1 4 , 2 0 : 2 0 ,
2 4 : 5 , 2 5 : 1 3 ,
3 8 : 1 0 , 5 1 : 1 9 ,
5 6 : 8 .
thinking 5 8 : 7 .
Third 1 4 : 8 , 1 4 : 1 6 ,
3 1 : 7 , 3 1 : 8 .
Third-party 4 1 : 6 ,
4 1 : 8 , 4 1 : 1 5 .
though 1 5 : 5 ,
53 : 4 .
thousand 6 0 : 1 5 .
Three 4 8 : 2 0 .
throwing 3 0 : 17 ,
3 3 : 3 .
ti 5 8 : I .
timely 2 1 : 2 1 .
Today 4 : 7 , 6 : 1 3 ,
7 : 6 , 7 : 1 8 , 7 : 1 9 ,
7 : 2 5 , 8 : 1 4 , 9 : 5 ,
9 : 2 4 , 1 0 : 1 0 ,
1 0 : 1 7 , 1 2 : 1 0 ,
12 : 1 5 , 2 1 : 1 0 ,
2 1 : 1 3 , 2 4 : 1 5 ,
2 4 : 2 2 , 3 6 : 9 ,
4 4 : 1 0 , 4 4 : 2 4 ,
4 5 : 3 , 4 5 : 1 3 ,
5 6 : 1 7 , 5 7 : 1 5 ,
5 7 : 1 6 , 5 8 : 4 ,
6 0 : 1 9 .
together 4 5 : 1 4 .
Tony 3 : 2 I .
took 8 : 8 , 8 : 9 .
total 5 0 : 5 .
touch 2 6 : I .
tough 6 : 2 0 .
toward 4 9 : 1 5 ,
52 : 1 3 .
towards 4 0 : 2 0 .
track 6 : 3 .
tracked 4 5 : l I .
TRAN 1 : 1 .
transaction
3 1 : 2 2 .
transcribed
63 : 1 5 .
TRANSCRI PT 1 : 1 4 .
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 / 2 0 1 0
8 2
t riable 8 : 1 8 , 9 : 2 ,
2 4 : 2 1 .
t ried 4 4 : 5 ,
4 5 : 2 4 .
t ries 4 5 : 2 1 .
t rigger 3 2 : 8 .
trouble 9 : 1 7 .
t rue 63 : 1 6 .
t ruly 8 : 22 .
t ry 2 1 : 1 8 ,
4 5 : 1 4 .
t rying 1 9 : 1 6 ,
1 9 : 1 9 , 2 6 : 22 ,
2 8 : 7 , 2 8 : 1 1 ,
32 : 22 , 3 2 : 2 3 ,
32 : 2 4 , 3 5 : 2 4 ,
3 6 : 1 , 3 7 : 1 4 ,
4 5 : 5 , 6 0 : 2 0 .
turn 1 3 : 1 1 , 14 : 1 8 ,
1 8 : 1 , 2 4 : 4 ,
2 4 : 7 .
turning 1 9 : 1 1 ,
2 4 : 5 .
Twenty-two 6 : 4 .
Two 1 : 1 9 , 3 : 5 ,
3 : 2 0 , 5 : 2 , 5 : 8 ,
5 : 12 , 5 : 2 1 ,
1 1 : 9 , 1 2 : 6 ,
1 4 : 2 4 , 1 7 : 2 2 ,
1 8 : 1 7 , 1 9 : 2 0 ,
2 1 : 3 , 2 1 : 7 ,
2 2 : 2 1 , 2 3 : 1 0 ,
2 3 : 2 1 , 2 3 : 2 5 ,
3 7 : 3 , 3 7 : 1 7 ,
3 9 : 3 , 3 9 : 1 0 ,
4 1 : 1 6 , 4 6 : 3 ,
5 1 : 8 .
two . 3 7 : 1 6 .
Tyey 3 7 : 12 .
type 5 6 : 1 0 .
typically 2 1 : 2 4 .
< U > .
unable 1 6 : 7 ,
2 2 : 22 .
uncertain 4 9 : 2 3 .
uncertainty
2 7 : 1 7 .
underlying 5 : 1 7 ,
1 1 : 5 , 12 : 1 3 ,
12 : 2 1 , 1 7 : 1 9 ,
22 : 9 , 2 2 : 1 0 ,
4 3 : 2 1 , 5 9 : 1 5 .
<
undersigned
63 : 8 .
understand 2 0 : 1 4 ,
32 : 2 4 , 3 7 : 2 0 ,
4 0 : 1 1 , 4 0 : 12 ,
4 4 : 7 , 4 4 : 8 ,
4 8 : 2 2 , 6 0 : 1 3 ,
60 : 1 4 .
understandings
3 9 : 1 1 .
Understood 1 0 : 1 9 ,
57 : 1 4 .
unfiled 7 : 1 0 .
unique 4 : 5 , 4 : 12 ,
5 : 1 .
unlawful 7 : 2 1 ,
8 : 4 .
unpaid 2 1 : 4 .
unresolved
4 4 : 2 2 .
until 1 3 : 1 9 , 1 5 : 5 ,
1 5 : 6 , 1 5 : 7 ,
1 5 : 22 , 1 7 : 4 ,
2 0 : 1 3 , 2 0 : 1 8 ,
2 1 : 3 , 2 1 : 5 ,
2 1 : 1 6 , 2 2 : 7 ,
2 4 : 6 , 3 5 : 2 ,
3 5 : 7 , 4 3 : 3 ,
4 3 : 1 1 , 4 7 : 2 0 ,
5 6 : 2 4 , 57 : 8 ,
57 : 1 1 , 57 : 1 9 ,
5 8 : 3 , 5 9 : 2 3 ,
61 : 6 , 6 1 : 1 4 .
unusual 5 : 7 , 5 : 8 ,
5 : 1 5 .
unwarranted
5 6 : 2 .
using 1 9 : 2 1 ,
33 : 1 4 , 3 8 : 2 0 .
utilize 2 7 : 2 2 .
V > .
VCR 5 : 1 1 , 5 : 1 3 ,
2 3 : 22 .
Vegas 1 : 1 9 , 3 : 1 ,
3 : 6 , 3 : 2 0 , 5 : 2 ,
5 : 9 , 5 : 1 0 , 5 : 2 4 ,
6 : 5 , 6 : 1 9 .
vendors 4 1 : 6 ,
4 1 : 8 , 4 1 : 1 5 .
venture 1 3 : 9 .
verified 4 7 : 1 6 .
versus 4 9 : 1 7 .
viable 6 : 2 2 .
violated 1 5 : 2 .
VP 3 : 1 5 .
vs 1 : 1 6 , 3 : 5 ,
8 : 1 3 .
< W > .
waht 2 5 : 2 4 .
wait 1 5 : 1 8 .
Waive 1 3 : 1 8 ,
2 6 : 12 , 2 6 : 1 5 ,
3 9 : 8 , 4 2 : 1 8 ,
5 4 : 6 , 5 4 : 7 .
waived 2 3 : 8 ,
2 4 : 1 1 , 2 6 : 8 ,
2 6 : 12 , 3 7 : 6 ,
3 8 : 2 4 .
waiver 2 7 : 1 ,
5 0 : 1 7 , 5 0 : 2 1 .
waiving 1 3 : 1 6 ,
3 5 : 17 , 3 8 : 1 7 .
walk 6 : 2 5 ,
1 4 : 1 9 .
wall 33 : 1 7 .
wanted 9 : 1 8 ,
3 0 : 2 1 , 3 3 : 7 ,
4 1 : 2 3 , 4 2 : 2 2 ,
5 0 : 1 4 .
wants 1 4 : 1 1 .
warranted 5 5 : 17 .
wa sm I t 5 2 : 1 1 .
waterfall 1 4 : 5 ,
2 0 : 12 , 2 1 : 6 ,
2 8 : 1 4 , 2 8 : 1 5 ,
4 2 : 1 9 , 4 3 : 5 ,
6 0 : 1 6 .
wearing 5 : 1 4 .
wears 4 1 : 1 6 .
Wednesday 1 : 2 9 ,
3 : 1 , 5 8 : 4 , 5 8 : 7 ,
6 1 : 7 , 6 1 : 1 0 ,
VENETIAN vs . TWO ROADS LAS VEGAS 9 / 2 9 /2 0 1 0
8 3
61 : 12 , 6 1 : 1 3 ,
61 : 1 4 , 6 1 : 1 6 ,
61 : 1 9 , 62 : 1 0 .
week 5 7 : 2 2 , 5 8 : 4 ,
58 : 6 .
week-and-a-half
60 : 2 2 .
whatever 5 7 : 1 0 ,
60 : 2 3 .
whatsoever 1 5 : 2 .
Whereas 1 0 : 2 3 ,
1 0 : 2 4 , 4 2 : 1 0 .
Whether 1 9 : 2 1 ,
2 6 : 2 3 , 4 7 : 1 8 ,
60 : 2 I .
whole 6 : 1 9 , 2 6 : 4 ,
3 4 : 1 3 , 5 9 : 2 3 .
will 4 : 17 , 1 6 : 1 ,
1 9 : 5 , 2 1 : 23 ,
3 9 : 1 7 , 4 0 : 1 4 ,
4 5 : 1 6 , 4 7 : 1 9 ,
52 : 9 , 5 4 : 1 5 ,
5 5 : 8 , 5 7 : 1 9 ,
57 : 2 0 , 5 8 : 1 1 ,
58 : 2 5 , 5 9 : 8 ,
60 : 1 7 , 62 : 5 ,
62 : 6 , 62 : 7 ,
62 : I I .
WILLIAM 2 : 4 .
window 8 : 2 5 .
wi sh 1 0 : 2 4 ,
4 2 : 1 I .
withdraw 2 6 : 1 7 ,
2 6 : 2 5 .
Within 2 7 : 8 ,
2 8 : 12 , 3 3 : 5 ,
34 : 1 9 , 3 4 : 2 0 ,
37 : 1 9 , 3 9 : 4 ,
4 0 : 2 4 , 4 1 : 1 3 ,
57 : 9 , 6 1 : 2 .
wonder 1 1 : 1 6 .
word 5 0 : 2 3 ,
51 : 1 0 .
work 4 2 : 5 , 4 4 : 5 ,
4 5 : 7 .
worked 7 : 9 .
working 3 1 : 2 2 ,
3 1 : 2 4 .
works 4 : 1 3 , 4 4 : 1 3 ,
4 4 : 2 4 .
world 13 : 5 .
worry 2 5 : 2 I .
worth 33 : 2 .
writ 5 5 : 3 .
writing 5 7 : 4 .
written 5 6 : 2 4 ,
5 7 : 1 5 , 5 7 : 2 0 ,
5 7 : 2 3 , 57 : 2 5 ,
62 : 9 .
wwere 30 : 8 .
< Y > .
year 5 : 2 2 , 1 4 : 2 ,
2 7 : 7 , 2 7 : 1 8 ,
5 5 : 2 4 .
year-to-date
1 9 : 1 0 .
York 6 : 5 .
youself 2 5 : 2 0 .
VENETIAN vs . TWO ROADS LAS VEGAS 9 /2 9 / 2 0 1 0