EX-10.4



 Exhibit 10.4 

UNCONDITIONAL GUARANTY OF PAYMENT AND PERFORMANCE 

FOR AND IN CONSIDERATION OF the sum of Ten and No/100 Dollars ($10.00) and other good and valuable consideration paid or delivered to the
undersigned CARTER VALIDUS MISSION CRITICAL REIT, INC., a Maryland corporation (“REIT”), EACH OF THE ENTITIES IDENTIFIED AS “SUBSIDIARY GUARANTORS” ON THE SIGNATURE PAGES OF THIS AGREEMENT (the “Initial
Guarantors”) and EACH ADDITIONAL SUBSIDIARY GUARANTOR (AS DEFINED IN THE CREDIT AGREEMENT [HEREINAFTER DEFINED]) THAT MAY HEREAFTER BECOME A PARTY HERETO (REIT, Initial Guarantors and such Additional Subsidiary Guarantors are sometimes
hereinafter referred to individually as a “Guarantor” and collectively as “Guarantors”), the receipt and sufficiency whereof are hereby acknowledged by Guarantors, and for the purpose of seeking to induce KEYBANK NATIONAL
ASSOCIATION, a national banking association (hereinafter referred to as “Lender”, which term shall also include each other Lender which may now be or hereafter become a party to the “Credit Agreement” (as hereinafter
defined), and shall also include any such individual Lender acting as administrative agent for all of the Lenders), to extend credit or otherwise provide financial accommodations to CARTER/VALIDUS OPERATING PARTNERSHIP, LP, a Delaware limited
partnership (“Borrower”) under the Credit Agreement, which extension of credit and provision of financial accommodations will be to the direct interest, advantage and benefit of Guarantors, Guarantors do hereby, jointly and severally,
absolutely, unconditionally and irrevocably guarantee to Lender the complete payment and performance of the following liabilities, obligations and indebtedness of Borrower to Lender (hereinafter referred to collectively as the
“Obligations”) (capitalized terms that are used herein that are not otherwise defined herein shall have the meanings set forth in the Credit Agreement): 

(a) the full and prompt payment when due, whether by acceleration or otherwise, either before or after maturity thereof, of (i) the Term
Loan Notes made by Borrower to the order of the Lenders in the aggregate principal face amount of up to One Hundred Thirty-Five Million and No/100 Dollars ($135,000,000.00), subject to increases resulting from increases in the Total Commitment to
not more than Three Hundred Million and No/100 Dollars ($300,000,000.00) as provided in Section 2.11 of the Credit Agreement, together with interest as provided in the Term Loan Notes and together with any replacements, supplements, renewals,
modifications, consolidations, restatements, increases and extensions thereof; and 
 (b) the full and prompt payment when due, whether by
acceleration or otherwise, either before or after maturity thereof, of each other note as may be issued under that certain Term Loan Agreement dated as of even date herewith (as the same may be varied, extended, supplemented, consolidated, amended,
replaced, increased, renewed or modified or restated from time to time, the “Credit Agreement”) among Borrower, KeyBank, for itself and as administrative agent, and the other lenders now or hereafter a party thereto, together with interest
as provided in each such note, together with any replacements, supplements, renewals, modifications, consolidations, restatements, increases, and extensions thereof (the Term Loan Notes, and each of the notes described in this subparagraph
(b) are hereinafter referred to collectively as the “Note”); and 

  
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 (c) the full and prompt payment and performance of any and all obligations of Borrower to Lender
under the terms of the Credit Agreement, together with any replacements, supplements, renewals, modifications, consolidations, restatements, and extensions thereof; and 

(d) the full and prompt payment and performance of any “Hedge Obligations” (as defined in the Credit Agreement); and 

(e) Reserved; and 
 (f) the full
and prompt payment and performance of any and all other obligations of Borrower to Lender under any other agreements, documents or instruments now or hereafter evidencing, securing or otherwise relating to the indebtedness evidenced by the Note or
the Credit Agreement (the Note, the Credit Agreement, and said other agreements, documents and instruments are hereinafter collectively referred to as the “Loan Documents” and individually referred to as a “Loan Document”).
Without limiting the generality of the foregoing, Guarantors acknowledge the terms of Section 2.11 of the Credit Agreement pursuant to which the Total Commitment under the Credit Agreement may be increased to up to Three Hundred Million and
No/100 Dollars ($300,000,000.00) and agree that this Unconditional Guaranty of Payment and Performance (this “Guaranty”) shall extend and be applicable to each new or replacement note delivered by the Borrower in connection with any such
increase of the Total Commitment and all other obligations of Borrower under the Loan Documents as a result of such increase without notice to or consent from Guarantors, or any of them. 

Notwithstanding anything to the contrary contained in the Guaranty, under no circumstances shall the “Obligations” (as defined
herein) include any obligation that constitutes an Excluded Hedge Obligation of any Guarantor. 
 1. Agreement to Pay and Perform; Costs
of Collection. Guarantors do hereby agree that following and during the continuance of an Event of Default under the Loan Documents if the Note is not paid by Borrower in accordance with its terms, or if any and all sums which are now or may
hereafter become due from Borrower to Lender under the Loan Documents are not paid by Borrower in accordance with their terms, or if any and all other obligations of Borrower to Lender under the Note or of Borrower or any Guarantor under the other
Loan Documents are not performed by such Borrower or Guarantor, as applicable, in accordance with their terms, Guarantors will immediately upon demand make such payments and perform such obligations. Guarantors further agree to pay Lender on demand
all reasonable costs and expenses (including court costs and reasonable attorneys’ fees and disbursements) paid or incurred by Lender in endeavoring to collect the Obligations guaranteed hereby, to enforce any of the Obligations of Borrower
guaranteed hereby, or any portion thereof, or to enforce this Guaranty, and until paid to Lender, such sums shall bear interest at the Default Rate set forth in Section 4.11 of the Credit Agreement unless collection from Guarantors of interest
at such rate would be contrary to applicable law, in which event such sums shall bear interest at the highest rate which may be collected from Guarantors under applicable law. 

2. Reinstatement of Refunded Payments. If, for any reason, any payment to Lender of any of the Obligations guaranteed hereunder is
required to be refunded, rescinded or returned by Lender to Borrower, or paid or turned over to any other Person, including, without 

  
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limitation, by reason of the operation of bankruptcy, reorganization, receivership or insolvency laws or similar laws of general application relating to creditors’ rights and remedies now or
hereafter enacted, Guarantors agree to pay to the Lender on demand an amount equal to the amount so required to be refunded, paid or turned over (the “Turnover Payment”), the obligations of Guarantors shall not be treated as having been
discharged by the original payment to Lender giving rise to the Turnover Payment, and this Guaranty shall be treated as having remained in full force and effect for any such Turnover Payment so made by Lender, as well as for any amounts not
theretofore paid to Lender on account of such obligations. 
 3. Rights of Lender to Deal with Collateral, Borrower and Other
Persons. Each Guarantor hereby consents and agrees that Lender may at any time, and from time to time, without thereby releasing any Guarantor from any liability hereunder and without notice to or further consent from any other Guarantor or any
other Person or entity, either with or without consideration: release or surrender any lien or other security of any kind or nature whatsoever held by it or by any Person, firm or corporation on its behalf or for its account, securing any
indebtedness or liability hereby guaranteed; substitute for any collateral so held by it, other collateral of like kind, or of any kind; modify the terms of the Note or the other Loan Documents; extend or renew the Note for any period; grant
releases, compromises and indulgences with respect to the Note or the other Loan Documents and to any Persons or entities now or hereafter liable thereunder or hereunder; release any other guarantor (including any Guarantor), surety, endorser or
accommodation party of the Note, or any other Loan Documents; or take or fail to take any action of any type whatsoever. No such action which Lender shall take or fail to take in connection with the Note or the other Loan Documents, or any of them,
or any security for the payment of the indebtedness of Borrower to Lender or for the performance of any obligations or undertakings of Borrower or any Guarantor, nor any course of dealing with Borrower or any other Person, shall release any
Guarantor’s obligations hereunder, affect this Guaranty in any way or afford any Guarantor any recourse against Lender. The provisions of this Guaranty shall extend and be applicable to all replacements, supplements, renewals, amendments,
extensions, consolidations, restatements and modifications of the Note and the other Loan Documents, and any and all references herein to the Note and the other Loan Documents shall be deemed to include any such replacements, supplements, renewals,
extensions, amendments, consolidations, restatements or modifications thereof. Without limiting the generality of the foregoing, Guarantors acknowledge the terms of Section 2.11 and Section 18.3 of the Credit Agreement and agree that this
Guaranty shall extend and be applicable to each new or replacement note delivered by Borrower pursuant thereto without notice to or further consent from Guarantors, or any of them. 

4. No Contest with Lender; Subordination. So long as any of the Obligations hereby guaranteed remain unpaid or undischarged or any
Lender has any obligation to make Loans, Guarantors will not, by paying any sum recoverable hereunder (whether or not demanded by Lender) or by any means or on any other ground, claim any set-off or counterclaim against Borrower in respect of any
liability of any Guarantor to Borrower or, in proceedings under federal bankruptcy law or insolvency proceedings of any nature, prove in competition with Lender in respect of any payment hereunder or be entitled to have the benefit of any
counterclaim or proof of claim or dividend or payment by or on behalf of Borrower or the benefit of any other security for any of the Obligations hereby guaranteed which, now or hereafter, Lender may hold or in which it may have any share.
Guarantors hereby expressly 

  
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waive any right of contribution or reimbursement from or indemnity against Borrower or any other Guarantor, whether at law or in equity, arising from any payments made by any Guarantor pursuant
to the terms of this Guaranty, and Guarantors acknowledge that Guarantors have no right whatsoever to proceed against Borrower or any other Guarantor for reimbursement of any such payments except for those rights of each Guarantor under the
Contribution Agreement; provided, however, each Guarantor agrees not to pursue or enforce any of its rights under the Contribution Agreement or otherwise and each Guarantor agrees not to make or receive any payment on account of such rights under
the Contribution Agreement or otherwise so long as any of the Obligations remain unpaid or undischarged or any Lender has any obligation to make Loans. In the event any Guarantor shall receive any payment under or on account of such rights whether
under the Contribution Agreement or otherwise while any of the Obligations are outstanding, it shall hold such payment as trustee for Lender and be paid over to Lender on account of the indebtedness of Borrower to Lender but without reducing or
affecting in any manner the liability of Guarantors under the other provisions of this Guaranty except to the extent the principal amount or other portion of such indebtedness shall have been reduced by such payment. In connection with the
foregoing, Guarantors expressly waive any and all rights of subrogation to Lender against Borrower or any other Guarantor, and Guarantors hereby waive any rights to enforce any remedy which Lender may have against Borrower or any other Guarantor and
any rights to participate in any collateral for Borrower’s obligations under the Loan Documents. Guarantors hereby subordinate any and all indebtedness of Borrower now or hereafter owed to any Guarantor to all indebtedness of Borrower or any
other Guarantor to Lender, and agree with Lender that (a) Guarantors shall not demand or accept any payment from Borrower or any other Guarantor on account of such indebtedness, (b) Guarantors shall not claim any offset or other reduction
of Guarantors’ obligations hereunder because of any such indebtedness, and (c) Guarantors shall not take any action to obtain any interest in any of the security described in and encumbered by the Loan Documents because of any such
indebtedness; provided, however, that, if Lender so requests, such indebtedness shall be collected, enforced and received by Guarantors as trustee for Lender and be paid over to Lender on account of the indebtedness of Borrower to Lender, but
without reducing or affecting in any manner the liability of Guarantors under the other provisions of this Guaranty except to the extent the principal amount or other portion of such outstanding indebtedness shall have been reduced by such payment.

 5. Waiver of Defenses. Guarantors hereby agree that their obligations hereunder shall not be affected or impaired by, and hereby
waive and agree not to assert or take advantage of any defense based on: 
 (a) (i) any change in the amount, interest rate or due date or
other term of any of the obligations hereby guaranteed, (ii) any change in the time, place or manner of payment of all or any portion of the obligations hereby guaranteed, (iii) any amendment or waiver of, or consent to the departure from
or other indulgence with respect to, the Credit Agreement, any other Loan Document, or any other document or instrument evidencing or relating to any obligations hereby guaranteed, or (iv) any waiver, renewal, extension, addition, or supplement
to, or deletion from, or any other action or inaction under or in respect of, the Credit Agreement, any of the other Loan Documents, or any other documents, instruments or agreements relating to the obligations hereby guaranteed or any other
instrument or agreement referred to therein or evidencing any obligations hereby guaranteed or any assignment or transfer of any of the foregoing; 

  
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 (b) any subordination of the payment of the obligations hereby guaranteed to the payment of any
other liability of Borrower or any other Person; 
 (c) any act or failure to act by Borrower or any other Person which may adversely affect
any Guarantor’s subrogation rights, if any, against Borrower or any other Person to recover payments made under this Guaranty; 
 (d)
any nonperfection or impairment of any security interest or other Lien on any collateral, if any, securing in any way any of the obligations hereby guaranteed; 

(e) any application of sums paid by Borrower or any other Person with respect to the liabilities of Lender, regardless of what liabilities of
the Borrower remain unpaid; 
 (f) any defense of Borrower, including without limitation, the invalidity, illegality or unenforceability of
any of the Obligations; 
 (g) either with or without notice to Guarantors, any renewal, extension, modification, amendment or other changes
in the Obligations, including but not limited to any material alteration of the terms of payment or performance of the Obligations; 
 (h)
any statute of limitations in any action hereunder or for the collection of the Note or for the payment or performance of any obligation hereby guaranteed; 

(i) the incapacity, lack of authority, death or disability of Borrower, any Guarantor or any other Person or entity, or the failure of Lender
to file or enforce a claim against the estate (either in administration, bankruptcy or in any other proceeding) of Borrower or any Guarantor or any other Person or entity; 

(j) the dissolution or termination of existence of Borrower, any Guarantor or any other Person or entity; 

(k) the voluntary or involuntary liquidation, sale or other disposition of all or substantially all of the assets of Borrower or any Guarantor
or any other Person or entity; 
 (l) the voluntary or involuntary receivership, insolvency, bankruptcy, assignment for the benefit of
creditors, reorganization, assignment, composition, or readjustment of, or any similar proceeding affecting, Borrower or any Guarantor or any other Person or entity, or any of Borrower’s or any Guarantor’s or any other Person’s or
entity’s properties or assets; 
 (m) the damage, destruction, condemnation, foreclosure or surrender of all or any part of the Real
Estate or any of the improvements located thereon; 
 (n) the failure of Lender to give notice of the existence, creation or incurring of
any new or additional indebtedness or obligation of Borrower or of any action or nonaction on the part of any other Person whomsoever in connection with any obligation hereby guaranteed; 

  
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 (o) any failure or delay of Lender to commence an action against Borrower or any other Person, to
assert or enforce any remedies against Borrower under the Note or the other Loan Documents, or to realize upon any security; 
 (p) any
failure of any duty on the part of Lender to disclose to any Guarantor any facts it may now or hereafter know regarding Borrower (including, without limitation Borrower’s financial condition), any other Person, any collateral, or any other
assets or liabilities of such Persons, whether such facts materially increase the risk to Guarantors or not (it being agreed that Guarantors assume responsibility for being informed with respect to such information); 

(q) failure to accept or give notice of acceptance of this Guaranty by Lender; 

(r) failure to make or give notice of presentment and demand for payment of any of the indebtedness or performance of any of the obligations
hereby guaranteed; 
 (s) failure to make or give protest and notice of dishonor or of default to Guarantors or to any other party with
respect to the indebtedness or performance of obligations hereby guaranteed; 
 (t) any and all other notices whatsoever to which Guarantors
might otherwise be entitled; 
 (u) any lack of diligence by Lender in collection, protection or realization upon any collateral securing
the payment of the indebtedness or performance of obligations hereby guaranteed; 
 (v) the invalidity or unenforceability of the Note, or
any of the other Loan Documents, or any assignment or transfer of the foregoing; 
 (w) the compromise, settlement, release or termination
of any or all of the obligations of Borrower under the Note or the other Loan Documents; 
 (x) any transfer by Borrower or any other Person
of all or any part of the security, if any, encumbered by the Loan Documents; 
 (y) the failure of Lender to perfect any security or to
extend or renew the perfection of any security; or 
 (z) to the fullest extent permitted by law, any other legal, equitable or surety
defenses whatsoever to which Guarantors might otherwise be entitled, it being the intention that the obligations of Guarantors hereunder are absolute, unconditional and irrevocable. 

Each Guarantor understands that the exercise by Lender of certain rights and remedies may affect or eliminate such Guarantor’s right of
subrogation against the Borrower or the other Guarantors and that such Guarantor may therefore incur partially or totally nonreimbursable liability hereunder. Nevertheless, Guarantors hereby authorize and empower Lender, its successors, endorsees
and assigns, to exercise in its or their sole discretion, any rights and 

  
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remedies, or any combination thereof, which may then be available, it being the purpose and intent of Guarantors that the obligations hereunder shall be absolute, continuing, independent and
unconditional under any and all circumstances. Notwithstanding any other provision of this Guaranty to the contrary, each Guarantor hereby waives and releases any claim or other rights which such Guarantor may now have or hereafter acquire against
Borrower, or any other Guarantor or other Person of all or any of the obligations of Guarantors hereunder that arise from the existence or performance of such Guarantor’s obligations under this Guaranty or any of the other Loan Documents,
including, without limitation, any right of subrogation, reimbursement, exoneration, contribution or indemnification, any right to participate in any claim or remedy of Lender against Borrower or any other Guarantor or other Person or any collateral
which Lender now has or hereafter acquires, whether or not such claim, remedy or right arises in equity or under contract, statute or common law, by any payment made hereunder or otherwise, including, without limitation, the right to take or receive
from Borrower or any other Guarantor, directly or indirectly, in cash or other property or by setoff or in any other manner, payment or security on account of such claim or other rights, except for those rights of each Guarantor under the
Contribution Agreement; provided, however, each Guarantor agrees not to pursue or enforce any of its rights under the Contribution Agreement and each Guarantor agrees not to make or receive any payment on account of the Contribution Agreement so
long as any of the Obligations remain unpaid or undischarged or any Lender has any obligation to make Loans. In the event any Guarantor shall receive any payment under or on account of the Contribution Agreement, it shall hold such payment as
trustee for Lender and be paid over to Lender on account of the indebtedness of Borrower to Lender but without reducing or affecting in any manner the liability of Guarantors under the other provisions of this Guaranty except to the extent the
principal amount or other portion of such indebtedness shall have been reduced by such payment. 
 6. Guaranty of Payment and Performance
and Not of Collection. This is a guaranty of payment and performance and not of collection. The liability of Guarantors under this Guaranty shall be primary, direct and immediate and not conditional or contingent upon the pursuit of any remedies
against Borrower or any other Person, nor against securities or liens available to Lender, its successors, successors in title, endorsees or assigns. Guarantors hereby waive any right to require that an action be brought against Borrower or any
other Person or to require that resort be had to any security or to any balance of any deposit account or credit on the books of Lender in favor of Borrower or any other Person. 

7. Rights and Remedies of Lender. In the event of an Event of Default under the Note or the other Loan Documents, or any of them, that
is continuing (it being understood that the Lender has no obligation to accept cure after an Event of Default occurs), Lender shall have the right to enforce its rights, powers and remedies thereunder or hereunder or under any other Loan Document,
in any order, and all rights, powers and remedies available to Lender in such event shall be nonexclusive and cumulative of all other rights, powers and remedies provided thereunder or hereunder or by law or in equity. Accordingly, Guarantors hereby
authorize and empower Lender upon the occurrence and during the continuance of any Event of Default under the Note or the other Loan Documents, at its sole discretion, and without notice to Guarantors, to exercise any right or remedy which Lender
may have, including, but not limited to, foreclosure, exercise of rights of power of sale, acceptance of a deed or assignment in lieu of foreclosure, appointment of a receiver, exercise of remedies against personal property, or enforcement of any
assignment of leases, as to any security, whether real, personal or 

  
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intangible. At any public or private sale of any security or collateral for any of the Obligations guaranteed hereby, whether by foreclosure or otherwise, Lender may, in its discretion, purchase
all or any part of such security or collateral so sold or offered for sale for its own account and may apply against the amount bid therefor all or any part of the balance due it pursuant to the terms of the Note or any other Loan Document without
prejudice to Lender’s remedies hereunder against Guarantors for deficiencies. If the Obligations guaranteed hereby are partially paid by reason of the election of Lender to pursue any of the remedies available to Lender, or if such Obligations
are otherwise partially paid, this Guaranty shall nevertheless remain in full force and effect, and Guarantors shall remain liable for the entire balance of the Obligations guaranteed hereby even though any rights which any Guarantor may have
against Borrower or any other Person may be destroyed or diminished by the exercise of any such remedy. 
 8. Application of
Payments. Guarantors hereby authorize Lender, without notice to Guarantors, to apply all payments and credits received from Borrower, any Guarantor or any other Person or realized from any security in such manner and in such priority as Lender
in its sole judgment shall see fit to the Obligations. 
 9. Business Failure, Bankruptcy or Insolvency. In the event of the business
failure of any Guarantor or if there shall be pending any bankruptcy or insolvency case or proceeding with respect to any Guarantor under federal bankruptcy law or any other applicable law or in connection with the insolvency of any Guarantor, or if
a liquidator, receiver, or trustee shall have been appointed for any Guarantor or any Guarantor’s properties or assets, Lender may file such proofs of claim and other papers or documents as may be necessary or advisable in order to have the
claims of Lender allowed in any proceedings relative to such Guarantor, or any of such Guarantor’s properties or assets, and, irrespective of whether the indebtedness or other obligations of Borrower guaranteed hereby shall then be due and
payable, by declaration or otherwise, Lender shall be entitled and empowered to file and prove a claim for the whole amount of any sums or sums owing with respect to the indebtedness or other obligations of Borrower guaranteed hereby, and to collect
and receive any moneys or other property payable or deliverable on any such claim. Guarantors covenant and agree that upon the commencement of a voluntary or involuntary bankruptcy proceeding by or against Borrower, Guarantors shall not seek a
supplemental stay or otherwise pursuant to 11 U.S.C. §105 or any other provision of the Bankruptcy Code, as amended, or any other debtor relief law (whether statutory, common law, case law, or otherwise) of any jurisdiction whatsoever, now or
hereafter in effect, which may be or become applicable, to stay, interdict, condition, reduce or inhibit the ability of Lender to enforce any rights of Lender against Guarantors by virtue of this Guaranty or otherwise. 

10. Covenants of Guarantors. Guarantors hereby covenant and agree with Lender that until all indebtedness guaranteed hereby has been
completely repaid and all obligations and undertakings of Borrower under, by reason of, or pursuant to the Note and the other Loan Documents have been completely performed and Lender has no further obligation to make Loans, Guarantors will comply
with any and all covenants applicable to Guarantors set forth in the Credit Agreement. 
 11. Rights of Set-off. Regardless of the
adequacy of any collateral, during the continuance of any Event of Default under the Note or the other Loan Documents, Lender may 

  
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at any time and without notice to Guarantors set-off and apply the whole or any portion or portions of any or all deposits (general or specific, time or demand, provisional or final, regardless
of currency, maturity, or branch of Lender where the deposits are held) now or hereafter held by Lender against amounts payable under this Guaranty, whether or not any other person or persons could also withdraw money therefrom. 

12. Changes in Writing; No Revocation. This Guaranty may not be changed orally, and no obligation of any Guarantor can be released or
waived by Lender except as provided in Section 5.5 or Section 27 of the Credit Agreement. This Guaranty shall be irrevocable by Guarantors until all indebtedness guaranteed hereby has been completely repaid and all obligations and
undertakings of Borrower under, by reason of, or pursuant to the Note, and the Loan Documents have been completely performed and the Lenders have no further obligation to advance Loans under the Credit Agreement. 

13. Notices. Each notice, demand, election or request provided for or permitted to be given pursuant to this Guaranty (hereinafter in
this Section 13 referred to as “Notice”), but specifically excluding to the maximum extent permitted by law any notices of the institution or commencement of foreclosure proceedings, must be in writing and shall be deemed to have been
properly given or served by personal delivery or by sending same by overnight courier or by depositing same in the United States Mail, postpaid and registered or certified, return receipt requested, or as expressly permitted herein, by telegraph,
telecopy, telefax or telex, and addressed as follows: 
 The address of Lender is: 

KeyBank National Association 

4910 Tiedeman Road, 3rd Floor 

Brooklyn, Ohio 44144 
 Attn: Real
Estate Capital Services 
 With a copy to: 

KeyBank National Association 

1200 Abernathy Road, N.E., Suite 1550 

Atlanta, Georgia 30328 
 Attn:
Mr. Daniel Stegemoeller 
 Telecopy No.: (770) 510-2195 

and 
 Dentons US LLP 

Suite 5300 303 
 Peachtree Street,
N.E. 
 Atlanta, Georgia 30308 

Attn: William F. Timmons, Esq. 

Telecopy No.: (404) 527-4198 

  
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 The address of Guarantors is: 

c/o Carter Validus Mission Critical, Inc. 

4890 W. Kennedy Blvd., Suite 650 

Tampa, Florida 33609 
 Attn: Todd
Sakow, Chief Financial Officer 
 Telecopy No.: (813) 287-0397 

With a copy to: 
 Morris,
Manning and Martin, LLP 
 1600 Atlanta Financial Center 

3343 Peachtree Road, NE 
 Atlanta,
Georgia 30326 
 Attn: Heath D. Linsky, Esq. 

Telecopy No.: (404) 365-9532 

Each Notice shall be effective upon being delivered personally or upon being sent by overnight courier or upon being deposited in the United
States Mail as aforesaid, or if transmitted by telegraph, telecopy, telefax or telex is permitted, upon being sent and confirmation of receipt. The time period in which a response to any such Notice must be given or any action taken with respect
thereto (if any), however, shall commence to run from the date of receipt if personally delivered or sent by overnight courier, or if so deposited in the United States Mail, the earlier of three (3) Business Days following such deposit or the
date of receipt as disclosed on the return receipt. Rejection or other refusal to accept or the inability to deliver because of changed address for which no notice was given shall be deemed to be receipt of the Notice sent. By giving at least
fifteen (15) days’ prior Notice thereof, Borrower, Guarantors or Lender shall have the right from time to time and at any time during the term of this Guaranty to change their respective addresses and each shall have the right to specify
as its address any other address within the United States of America 
 14. Governing Law. GUARANTORS ACKNOWLEDGE AND AGREE, PURSUANT
TO NEW YORK GENERAL OBLIGATIONS LAW SECTION 5-1401, THAT THIS GUARANTY AND THE OBLIGATIONS OF GUARANTORS HEREUNDER SHALL BE GOVERNED BY AND INTERPRETED AND DETERMINED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK. 

15. CONSENT TO JURISDICTION; WAIVERS. EACH GUARANTOR HEREBY IRREVOCABLY AND UNCONDITIONALLY (A) SUBMITS TO PERSONAL JURISDICTION
IN THE STATE OF NEW YORK OVER ANY SUIT, ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS GUARANTY, AND (B) WAIVES ANY AND ALL PERSONAL RIGHTS UNDER THE LAWS OF ANY STATE (I) TO THE RIGHT, IF ANY, TO TRIAL BY JURY (LENDER HAVING ALSO
WAIVED SUCH RIGHT TO TRIAL BY JURY), (II) TO OBJECT TO JURISDICTION WITHIN THE STATE OF NEW YORK OR VENUE IN ANY PARTICULAR FORUM WITHIN THE STATE OF NEW YORK, AND (III) TO THE RIGHT, IF ANY, TO CLAIM OR RECOVER ANY SPECIAL, EXEMPLARY, PUNITIVE OR
CONSEQUENTIAL DAMAGES OR ANY 

  
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DAMAGES OTHER THAN OR IN ADDITION TO ACTUAL DAMAGES. EACH LENDER IRREVOCABLY AND UNCONDITIONALLY WAIVES ANY AND ALL RIGHTS UNDER THE LAWS OF ANY STATE TO THE RIGHT, IF ANY, TO TRIAL BY JURY. EACH
GUARANTOR AGREES THAT, IN ADDITION TO ANY METHODS OF SERVICE OF PROCESS PROVIDED FOR UNDER APPLICABLE LAW, ALL SERVICE OF PROCESS IN ANY SUCH SUIT, ACTION OR PROCEEDING MAY BE MADE BY CERTIFIED OR REGISTERED MAIL, RETURN RECEIPT REQUESTED, DIRECTED
TO SUCH GUARANTOR AT THE ADDRESS SET FORTH IN SECTION 13 ABOVE, AND SERVICE SO MADE SHALL BE COMPLETE FIVE (5) DAYS AFTER THE SAME SHALL BE SO MAILED. NOTHING CONTAINED HEREIN, HOWEVER, SHALL PREVENT LENDER FROM BRINGING ANY SUIT, ACTION OR
PROCEEDING OR EXERCISING ANY RIGHTS AGAINST ANY SECURITY AND AGAINST ANY GUARANTOR PERSONALLY, AND AGAINST ANY PROPERTY OF ANY GUARANTOR, WITHIN ANY OTHER STATE. INITIATING SUCH SUIT, ACTION OR PROCEEDING OR TAKING SUCH ACTION IN ANY STATE SHALL IN
NO EVENT CONSTITUTE A WAIVER OF THE AGREEMENT CONTAINED HEREIN THAT THE LAWS OF THE STATE OF NEW YORK SHALL GOVERN THE RIGHTS AND OBLIGATIONS OF GUARANTORS AND LENDER HEREUNDER OR OF THE SUBMISSION HEREIN MADE BY GUARANTORS TO PERSONAL JURISDICTION
WITHIN THE STATE OF NEW YORK. EACH GUARANTOR HEREBY WAIVES ANY OBJECTION THAT IT MAY NOW OR HEREAFTER HAVE TO THE VENUE OF ANY SUCH SUIT OR ANY SUCH COURT OR THAT SUCH SUIT IS BROUGHT IN AN INCONVENIENT COURT. EACH GUARANTOR CERTIFIES THAT NO
REPRESENTATIVE, AGENT OR ATTORNEY OF ANY LENDER HAS REPRESENTED, EXPRESSLY OR OTHERWISE, THAT SUCH LENDER WOULD NOT, IN THE EVENT OF LITIGATION, SEEK TO ENFORCE THE FOREGOING WAIVERS AND ACKNOWLEDGE THAT LENDER HAS BEEN INDUCED TO ENTER INTO THIS
GUARANTY AND THE OTHER LOAN DOCUMENTS TO WHICH THEY ARE PARTIES BY, AMONG OTHER THINGS, THE WAIVERS AND CERTIFICATIONS CONTAINED IN THIS SECTION 15. EACH GUARANTOR ACKNOWLEDGES THAT THEY HAVE HAD AN OPPORTUNITY TO REVIEW THIS SECTION 15 WITH THEIR
LEGAL COUNSEL AND THAT SUCH GUARANTOR AGREES TO THE FOREGOING AS THEIR FREE, KNOWING AND VOLUNTARY ACT. 
 16. Successors and
Assigns. The provisions of this Guaranty shall be binding upon Guarantors and their respective heirs, successors, successors in title, legal representatives, and assigns, and shall inure to the benefit of Lender, its successors, successors in
title, legal representatives and assigns. No Guarantor shall assign or transfer any of its rights or obligations under this Guaranty without the prior written consent of Lender. 

17. Assignment by Lender. This Guaranty is assignable by Lender in whole or in part in conjunction with any assignment of the Note or
portions thereof, and any assignment hereof or any transfer or assignment of the Note or portions thereof by Lender shall operate to vest in any such assignee the rights and powers, in whole or in part, as appropriate, herein conferred upon and
granted to Lender. 

  
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 18. Severability. If any term or provision of this Guaranty shall be determined to be
illegal or unenforceable, all other terms and provisions hereof shall nevertheless remain effective and shall be enforced to the fullest extent permitted by law. 

19. Disclosure. Guarantors agree that in addition to disclosures made in accordance with standard banking practices, any Lender may
disclose information obtained by such Lender pursuant to this Guaranty to assignees or participants and potential assignees or participants hereunder subject to the terms and provisions of the Credit Agreement. 

20. No Unwritten Agreements. THIS GUARANTY REPRESENTS THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE
OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL AGREEMENTS OF THE PARTIES. THERE ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES. 
 21.
Time of the Essence. Time is of the essence with respect to each and every covenant, agreement and obligation of Guarantors under this Guaranty. 

22. Ratification. Each Guarantor does hereby restate, reaffirm and ratify each and every warranty and representation regarding such
Guarantor or its Subsidiaries set forth in the Credit Agreement as if the same were more fully set forth herein. 
 23. Joint and Several
Liability. Each of the Guarantors covenants and agrees that each and every covenant and obligation of Guarantors hereunder shall be the joint and several obligations of each of the Guarantors. 

24. Fair Consideration. The Guarantors represent that the Guarantors are engaged in common business enterprises related to those of the
Borrower and each Guarantor will derive substantial direct or indirect economic benefit from the effectiveness and existence of the Credit Agreement. 

25. Counterparts. This Guaranty and any amendment hereof may be executed in several counterparts and by each party on a separate
counterpart, each of which when so executed and delivered shall be an original, and all of which together shall constitute one instrument. In proving this Guaranty it shall not be necessary to produce or account for more than one such counterpart
signed by the party against whom enforcement is sought. 
 26. Condition of Borrower. Without reliance on any information supplied by
the Lender, each Guarantor has independently taken, and will continue to take, whatever steps it deems necessary to evaluate the financial condition and affairs of the Borrower or any collateral, and the Lender shall not have any duty to advise any
Guarantor of information at any time known to the Lender regarding such financial condition or affairs or any collateral. 
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 IN WITNESS WHEREOF, Guarantors have executed this Guaranty under seal as of this 21st day of
August, 2015. 
  

			
	REIT:
	
	CARTER VALIDUS MISSION CRITICAL REIT, INC., a Maryland corporation
		
	By:	 	 /s/ Todd M. Sakow

	Name:	 	Todd M. Sakow
	Title:	 	Chief Financial Officer
	
	(SEAL)


 [SIGNATURES CONTINUED ON NEXT PAGE] 

  
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	SUBSIDIARY GUARANTORS:
	
	HC-2501 W WILLIAM CANNON DR, LLC
	DC-19675 W. TEN MILE, LLC
	DC-1221 COIT ROAD, LLC
	DC-5000 BOWEN ROAD, LLC
	HC-8451 PEARL STREET, LLC
	HC-3873 N. PARKVIEW DRIVE, LLC
	DC-2 CHRISTIE HEIGHTS, LLC
	HC-2257 KARISA DRIVE, LLC
	HC-239 S. MOUNTAIN BOULEVARD MANAGEMENT, LLC
	DC-15 SHATTUCK ROAD, LLC
	DC-5150 MCCRIMMON PARKWAY, LLC
	HC-1940 TOWN PARK BOULEVARD, LLC
	HC-1946 TOWN PARK BOULEVARD, LLC
	HC-17322 RED OAK DRIVE, LLC
	DC-N15W24250 RIVERWOOD DRIVE, LLC
	HC-10323 STATE HIGHWAY 151, LLC
	HC-5101 MEDICAL DRIVE, LLC
	HC-5330 N. LOOP 1604 WEST, LLC
	HC-3436 MASONIC DRIVE, LLC
	HC-42570 SOUTH AIRPORT ROAD, LLC
	DC-1805 CENTER PARK DRIVE, LLC
	DC-615 NORTH 48TH STREET, LLC
	DC-8521 EAST PRINCESS DRIVE, LLC
	HCP-SELECT MEDICAL, LLC
	HC-1101 KALISTE SALOOM ROAD, LLC
	HC-116 EDDIE DOWLING HIGHWAY, LLC
	DC-1099 WALNUT RIDGE DRIVE, LLC
	HCP-DERMATOLOGY ASSOCIATES, LLC
	DC-1001 WINDWARD CONCOURSE, LLC
	HC-800 EAST 68TH STREET, LLC
	DC-1650 UNION HILL ROAD, LLC
	 HCP-RTS, LLC,
 each a
Delaware limited liability company

		
	By:	 	Carter/Validus Operating Partnership, LP, a Delaware limited partnership, their sole member
			
		 	By:	 	Carter Validus Mission Critical REIT, Inc., a Maryland corporation, its general partner
				
		 		 	By:	 	 /s/ Todd M. Sakow

		 		 	Name:	 	Todd M. Sakow
		 		 	Title:	 	Chief Financial Officer
			
		 		 	(CORPORATE SEAL)


 [SIGNATURES CONTINUED ON NEXT PAGE] 

  
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	HC-239 S. MOUNTAIN BOULEVARD, LP, a Delaware limited partnership
		
	By:	 	HC-239 S. Mountain Boulevard Management, LLC, a Delaware limited liability company, its sole general partner
			
		 	By:	 	Carter/Validus Operating Partnership, LP, a Delaware limited partnership, its sole member
				
		 		 	By:	 	Carter Validus Mission Critical REIT, Inc., a Maryland corporation, its General Partner
					
		 		 		 	By:	 	 /s/ Todd M. Sakow

		 		 		 	Name:	 	Todd M. Sakow
		 		 		 	Title:	 	Chief Financial Officer
					
		 		 		 		 	(CORPORATE SEAL)
	
	GREEN MEDICAL INVESTORS, LLLP, a Florida limited liability limited partnership
		
	By:	 	HC-1946 Town Park Boulevard, LLC, a Delaware limited liability company, its general partner
			
		 	By:	 	Carter/Validus Operating Partnership, LP, a Delaware limited partnership, its sole member
				
		 		 	By:	 	Carter Validus Mission Critical REIT, Inc., a Maryland corporation, its general partner
					
		 		 		 	By:	 	 /s/ Todd M. Sakow

		 		 		 	Name:	 	Todd M. Sakow
		 		 		 	Title:	 	Chief Financial Officer
		 		 		 		 	(CORPORATE SEAL)


 [SIGNATURES CONTINUED ON NEXT PAGE 

  
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	GREEN WELLNESS INVESTORS, LLLP, a Florida limited liability limited partnership
		
	By:	 	HC-1940 Town Park Boulevard, LLC, a Delaware limited liability company, its general partner
			
		 	By:	 	Carter/Validus Operating Partnership, LP, a Delaware limited partnership, its sole member
				
		 		 	By:	 	Carter Validus Mission Critical REIT, Inc., a Maryland corporation, its general partner
					
		 		 		 	By:	 	 /s/ Todd M. Sakow

		 		 		 	Name:	 	Todd M. Sakow
		 		 		 	Title:	 	Chief Financial Officer
					
		 		 		 		 	(CORPORATE SEAL)


 [SIGNATURES CONTINUED ON NEXT PAGE 

  
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	HC-77-840 FLORA ROAD, LLC
	HC-40055 BOB HOPE DRIVE, LLC
	HC-5829 29 PALMS HIGHWAY, LLC
	HC-8991 BRIGHTON LANE, LLC
	HC-6555 CORTEZ, LLC
	HC-601 REDSTONE AVENUE WEST, LLC
	HC-2270 COLONIAL BLVD, LLC
	HC-2234 COLONIAL BLVD, LLC
	HC-1026 MAR WALT DRIVE, NW, LLC
	HC-7751 BAYMEADOWS RD. E., LLC
	HC-1120 LEE BOULEVARD, LLC
	HC-8625 COLLIER BLVD., LLC
	HC-6879 US HIGHWAY 98 WEST, LLC
	HC-7850 N. UNIVERSITY DRIVE, LLC
	HC-#2 PHYSICIANS PARK DR., LLC
	HC-52 NORTH PECOS ROAD, LLC
	HC-6160 S. FORT APACHE ROAD, LLC
	HC-187 SKYLAR DRIVE, LLC
	HC-860 PARKVIEW DRIVE NORTH, UNITS A&B, LLC
	 HC-6310 HEALTH PKWY., UNITS 100 & 200, LLC,

each a Delaware limited liability company

		
	By:	 	HCP-RTS, LLC, a Delaware limited liability company, their sole member
			
		 	By:	 	Carter/Validus Operating Partnership, LP, a Delaware limited partnership, its sole member
				
		 		 	By:	 	Carter Validus Mission Critical REIT, Inc., a Maryland corporation, its general partner
					
		 		 		 	By:	 	 /s/ Todd M. Sakow

		 		 		 	Name:	 	Todd M. Sakow
		 		 		 	Title:	 	Chief Financial Officer
					
		 		 		 		 	(CORPORATE SEAL)



  
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 Lender joins in the execution of this Guaranty for the sole and limited purpose of evidencing its
agreement to waiver of the right to trial by jury contained in Section 15 hereof and Section 25 of the Credit Agreement. 
  

			
	KEYBANK NATIONAL ASSOCIATION,
	as Agent for the Lenders
		
	By:	 	 /s/ Kristin Centracchio

	Name:	 	 Kristin Centracchio

	Title:	 	 Vice President




  
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