The NRL's demands of WA are ludicrous given what they're offering in return. The NRL are literally demanding more of WA than they've ever asked of anywhere else, and giving them the least in return. The NRL have also made it clear that they aren't actually interested in a WA side, and are only willing to tolerate one if it helps achieve other objectives.
At some point WA have to ask themselves if it's worth it given the ridiculous asking price.
If WA's smart they'll make a reasonable counter offer; something along the lines of they'll help fund a COE, reasonable upgrades to HBF with a decent deal on rent, etc, etc, but no Bears, all 12 home games at HBF, it's not the WA taxpayers job to fund your junior develop programs, etc, then wait and see.
If the NRL still turn them down after that, well, decent negotiators have to know when it's time to walk away from a deal... Step back, bide your time, and let PVL try to fob his tainted goods off on somebody else.