Document:

Commercial
Lease Agreement

For
good and valuable consideration, the parties to this Commercial Lease Agreement (“Lease”) agree as follows:

ARTICLE
I

DEFINED
TERMS

As
used in this lease, the terms set forth in this Article One have the following meanings:

 1.01 Effective Date: ______________

 

 1.02 Landlord: _______________________________, a __________corporation or Assigns

 

Address:
__________________________________

Telephone:
________________________________

Email:
_____________________________________

 1.03 Tenant: _________________________, a ____________ limited liability company

 

Address:
_________________________________

Attn:
____________________________________

Telephone:
_______________________________

Email:
___________________________________

Premises:

		A.	Street
                                            Address: _______________________________________.

		B.	Legal
                                            description: See Addendum A attached hereto. The term “Property” includes
                                            the land described on Addendum A, and any improvements on the land (including the
                                            Premises). The building to be constructed and located on the Property is sometimes referred
                                            to herein as the “Building.”

		C.	Floor
                                            Plan: Being a floor area of approximately ______________square feet. Upon completion of construction,
                                            the Building shall be measured in accordance with the BOMA Standard for Measuring Floor Area
                                            in Office Buildings/ANSI/BOMA Z65.1 (2017), and the parties shall amend this Lease as necessary
                                            to revise the rentable square footage and to recalculate any Rent or other charges based
                                            upon such actual square footage. By taking possession of the Premises, Tenant represents
                                            and warrants that it has had an opportunity to measure the actual dimensions of the Premises
                                            and agrees to the square footage figures set forth hereinabove or as may be amended in writing,
                                            for all purposes of this Lease and accepts the Property “AS IS”, except as otherwise
                                            provided in writing between the parties or as otherwise set forth herein.

		D.	Tenant’s
                                            Pro Rata Share: 100%.

		1.04	Term:
                                            _____________ years beginning on the Commencement Date (as defined in the Addendum
                                            E Construction Rider) and ending on the last day of the month in which the twentieth
                                            anniversary of the Commencement Date occurs (“Expiration Date”) as the
                                            Commencement Date and Expiration Date may be modified by the terms of this Lease and Addendum
                                            E Construction Rider. Landlord and Tenant shall execute and deliver a Lease Commencement
                                            Certificate in the form of Addendum G attached hereto and made a part hereof, reciting
                                            the exact Commencement Date, Rent Commencement Date and Expiration Date and other significant
                                            dates and terms of this Lease. Unless the context requires otherwise, references in this
                                            Lease to the “Term” include any renewal or extension of this Lease pursuant
                                            to Addendum C regarding Renewal Options.

		1.05	Base
                                            Rent:Base Rent for the Term shall be based upon Total Building Costs plus a rate
                                            of return and shall be determined as more specifically set forth in Addendum B and
                                            Addendum E. Base Rent and all other sums due or payable by Tenant to Landlord under
                                            this Lease are collectively referred to in this Lease as the “Rent.” Whenever
                                            the word “Rent” is used in this Lease it shall be deemed to include Base Rent
                                            and Additional Rent, unless the context specifically or clearly implies that only the Base
                                            Rent or Additional Rent is referenced. The first payment of Additional Rent shall be due
                                            on the Commencement Date, and the second and subsequent monthly payments shall be made on
                                            the first (1st) day of each and every calendar month thereafter. If the Term begins on a
                                            date other than on the first (1st) day of the month or ends other than on the last day of
                                            a month, Additional Rent for any such month shall be prorated on a daily basis (at the rate
                                            of 1/365th of the annual Additional Rent) for each day the Term of this Lease is in effect
                                            for such month.

		1.06	Additional
                                            Rent: As used herein, the term “Additional Rent” shall mean all sums payable
                                            by Tenant under this Lease other than Base Rent. Additional Rent shall be a part of Rent
                                            regardless of whether or not the same be so designated and Landlord shall have all rights
                                            to enforce due and timely payment by Tenant of Additional Rent as are available to Landlord
                                            with regard to Rent.

		1.07	Permitted
                                            Use: Emergency Department/Hospital and other landlord approved use, not to be unreasonably
                                            withheld, conditioned, or delayed. [See Section 6.01].

		1.08	Party
                                            to whom Tenant is to deliver payments under this Lease is the Landlord at the address
                                            above unless notified by Landlord of another address or method [See Section 3.01].

		1.09	Exhibits
                                            and Addends. Any exhibit or addendum attached to this Lease (listed below) is incorporated
                                            as a part of this Lease. Any term not specifically defined in an Addendum will have the same
                                            meaning given to it in the body of this Lease. If any provisions in the body of this Lease
                                            conflict with the provisions of any Addendum, the Addendum will control.

Addendum
“A”Survey and/or Legal Description of the Property

Addendum
“B”Base Rent Payment Schedule

Addendum
“C”Renewal Options

Addendum
“D”Guaranty

Addendum
“E”Construction Rider

Addendum
“F”Option to Purchase and Right of First Refusal

Addendum
“G”Lease Commencement Certificate

Addendum
“H”Memorandum of Lease

Addendum
“I”Subordination, Non-Disturbance and Attornment Agreement

Addendum
“J”Rules and Regulations

Exhibits
to be added prior to end of Due Diligence

Exhibit
“A” – ALTA Survey

Exhibit
“B” – Preliminary Site Plan

Exhibit
“C” – Preliminary Plans and Specifications

Exhibit
“D” – Preliminary Budget

ARTICLE
II

LEASE
AND TERM

		2.01	Lease
                                            of Premises for Term. Landlord leases the Premises to Tenant and Tenant leases the Premises
                                            from Landlord for the Term stated in Section 1.04. The Commencement Date is the date
                                            specified in Section 1.04, unless advanced or delayed under any provision of this
                                            Lease. Landlord and Tenant represent and warrant to the other that they have the authority
                                            to execute this Lease.

	 	2.02	Tenant’s Contingencies

(a) 
Landlord and Tenant acknowledge that (i) Tenant desires for Landlord to acquire the Property and construct a Building (the “Project”)
for Tenant to Lease; (ii) Landlord and Tenant have worked together to develop a preliminarily depiction of the Project site plan (the
“Preliminary Site Plan”), and Landlord has provided a copy of such to Tenant prior to the execution of this Lease
and (iii) as of the date of this Lease Landlord has entered into a contract to purchase (the “Purchase Agreement”)
the Property but has not yet closed on that purchase. The date of Landlord’s acquisition of fee simple title to the Property is
referred to as the “Acquisition Date”. If Landlord fails to cause the Acquisition Date to occur on or before August 28, 2022
(the “Acquisition Deadline”) and such failure is not resulting from Tenant’s default under this Lease or a title objection/defect
subject to the cure period under the Purchase Agreement, then Landlord or Tenant shall have the right to terminate this Lease within
thirty (30) days after the Acquisition Deadline upon written notice to the other; provided, however, that in the event that the Acquisition
Date occurs after the date above but before Landlord’s receipt of a termination notice from Tenant, the termination right shall
expire and any such subsequent notice shall be ineffective. Tenant shall act in good faith in reviewing the Preliminary Plans and Specifications,
the Final Plans and Specifications and the Estimate (as each such term is defined in the Construction Rider attached hereto as Addendum
E), as well as cooperate fully with Landlord in obtaining all required building permits, zoning permits, use permits and other licenses
of governmental authorities for the construction and completion of the Building and Improvements (collectively, the "Building
Permits"). In addition, during the Due Diligence Period, Landlord shall provide to Tenant a copy of any title information, including
exceptions of record, and Tenant agrees to timely review same and provide any approval or objections to Landlord. Upon execution of this
Lease, Tenant will be deemed to have accepted Title as set forth in the information provided to Tenant.

(b) 
Tenant shall have the right to one day free rent for each day of Landlord’s delay as its sole remedy for such delay if for any
reason Landlord shall fail to:

(i) 
commence construction of the Improvements (as defined in Addendum E) within forty-five (45) days of the issuance of the Building
Permits; or

(ii) 
complete the Improvements and obtain a final certificate of occupancy issued by the appropriate governmental authorities permitting full
and complete access by Tenant to all of the Building within three hundred sixty five (365) days of the issuance of the Building Permits.

(c) 
For the purposes of this Section 2.02, the Landlord or any successor in interest shall not be considered in breach of, or in default
of, the obligations set forth herein in the event of enforced delay in the performance of or inability to perform such obligations due
to any acts of God, the public enemy, fires, floods, pandemics, epidemics, moratoria, appropriate governmental restrictions, delays or
declarations, such as, but not limited to, an Executive Order by the Governor of the State of ____________ declaring a state of emergency,
and unusually severe weather; it being the purpose and intent of this section that in the event of the occurrence of any such delay,
the time or times for performance of the obligations of Landlord with respect to this Lease shall be extended for the period of the delay
day-for-day plus reasonable mobilization and coordinate time; provided, that the party seeking the benefit of the provisions of this
section shall, within thirty (30) days after the beginning of any such delay, have first notified the other party thereof in writing,
and of the cause or causes thereof. Delay as a result of Landlord and Tenant not agreeing upon the Estimate under Article III
of the Construction Rider shall subject to this Subsection (c).

(d) 
In the event the local jurisdiction issues only a temporary certificate of occupancy and such temporary certificate of occupancy is not
subject to conditions requiring Landlord to complete substantial work or subject to conditions not caused by Landlord (such as design
defects), Tenant agrees that the delivery by Landlord of a temporary certificate of occupancy shall satisfy Landlord's obligation in
Sections 2.02(b)(ii) and 6.03; provided Landlord uses its best efforts to promptly obtain the final certificate of occupancy and
in all events delivers the same to Tenant within thirty (30) days or, if the final certificate of occupancy cannot reasonably be obtained
within such period, to commence efforts to obtain the final certificate of occupancy within such thirty (30) day period and proceed diligently
thereafter to obtain the final certificate of occupancy.

If
Tenant’s action or inaction causes Landlord’s failure to timely commence or complete construction of the Building (a “Tenant
Delay”), the foregoing dates shall be adjusted forward by the number of days of Tenant Delay attributable to Tenant’s action
or inaction and Tenant’s right to terminate the Lease shall be delayed until such adjusted date(s), as applicable. Notwithstanding
the foregoing, no Tenant Delay shall be deemed to have occurred unless and until Landlord has provided notice to Tenant (the "Delay
Notice"), specifying the action or inaction by Tenant which Landlord contends constitutes Tenant Delay. If Tenant does not cure
such action or inaction within two (2) business days after receipt of such Delay Notice (the ‘Delay Grace Period”), then
a Tenant Delay, as set forth in such Delay Notice, shall be deemed to have occurred commencing as of the expiration of the Delay Grace
period, but only to the extent that an actual delay results.

		2.03	Early
                                            Occupancy.  Tenant shall have the right to occupy the Premises before the Commencement
                                            Date for the purpose of installing Tenant’s furniture, fixtures and equipment and IT
                                            and telecommunications equipment and cable (“Early Occupancy Work”) for
                                            a period of thirty (30) days (the “Early Occupancy Period”). During the
                                            Early Occupancy Period, Tenant’s occupancy of the Premises will be subject to all of
                                            the provisions of this Lease except that Tenant shall not be obligated to pay any Rent. Early
                                            occupancy of the Premises will not advance the Expiration Date. Tenant will carry out or
                                            cause to be carried out the Early Occupancy Work at its sole cost and expense, in an orderly
                                            manner so as to avoid unreasonably interfering with or interrupting the construction operations
                                            of Landlord, in full compliance with all applicable governmental laws, rules, regulations,
                                            and codes. Tenant, at its sole cost and expense, shall obtain any and all permits, licenses,
                                            and approvals that may be required in order to make lawful Tenant's entry onto the Property
                                            and performance of the Early Occupancy Work. Tenant's activities within the Building shall
                                            be at its sole risk, and neither Landlord nor Landlord’s affiliates shall be responsible
                                            for the safety of Tenant or its agents or employees, or for the condition or loss of any
                                            items of personal property brought onto the Property. Tenant assumes full responsibility
                                            for the Early Occupancy Work and for all damages or losses arising from Tenant’s entry
                                            on the Property or performance of Early Occupancy Work suffered by Tenant, Landlord, or either
                                            party's agents, contractors, employees, or invitees, whether such damage or loss occurs in
                                            the Building or on any other part of the Property. Tenant shall defend, indemnify, protect,
                                            and hold harmless Landlord, its heirs successors, assigns, and Landlord’s affiliates,
                                            against and from all liabilities, obligations, losses, damages (including, without limitation,
                                            attorney's fees and expenses) paid, suffered, or incurred by Landlord as a result of any
                                            breach by Tenant of any covenant or condition of this Lease, or as a result of Tenant’s
                                            entry onto the Property or performance of the Early Occupancy Work, excluding any losses,
                                            damages, penalties, claims, liens, costs, and expenses arising from Landlord’s gross
                                            negligence or willful misconduct. Tenant shall coordinate the Early Occupancy Work through
                                            the planning stage prior to the Final Plans and Specifications so that the scope of the Early
                                            Occupancy Work can be understood, planned, and coordinated during the construction. Prior
                                            to commencing the Early Occupancy Work, Tenant will meet with Landlord or Landlord’s
                                            designated representative to review the intended scope of the Early Occupancy Work. Tenant’s
                                            performance of the Early Occupancy Work shall not interfere with Landlord’s construction
                                            and related work and shall be at Tenant’s sole cost and expense. Tenant’s Early
                                            Occupancy Work shall be limited to areas internal to the Building unless agreed to by Landlord.
                                            Tenant acknowledges and agrees that Tenant may not occupy the Premises or conduct business
                                            from the Premises prior to the Commencement Date.

		2.04	Holding
                                            Over.  Tenant shall vacate the Premises immediately upon the expiration of the Term or
                                            earlier termination of this Lease. Tenant shall reimburse Landlord for and indemnify Landlord
                                            against all damages incurred by Landlord as a result of any delay by Tenant in vacating the
                                            Premises that extends beyond thirty (30) days. If, upon the expiration date or the date of
                                            earlier termination of this Lease, Tenant fails to vacate or deliver possession of the Premises
                                            to Landlord, then this Lease shall become a month to month tenancy, subject to all the terms
                                            and conditions set forth herein; provided, however that Tenant shall pay to Landlord, by
                                            way of liquidated damages, and not as a penalty, one hundred twenty-five percent (125%) of
                                            the monthly Base Rent at the then current rate for the first month of the holdover period
                                            and then increased to an amount that is one-and-one-half (11⁄2) times the Base Rent
                                            at the then current rate (such sum being hereafter referred to as the "Holdover Rent")
                                            for each month Tenant occupies any part of the Premises, together with any other sums payable
                                            hereunder, commencing with the Expiration Date or the date of any earlier termination of
                                            this Lease and ending with the date that Tenant vacates or delivers possession of the Premises
                                            to Landlord. The Holdover Rent shall be payable monthly in advance on the first day of each
                                            month. The Holdover Rent shall be prorated for partial months. Notwithstanding anything to
                                            the contrary herein, Landlord expressly reserves all rights under applicable law to evict
                                            Tenant from the Premises if Tenant fails to vacate or deliver possession of the Premises
                                            to Landlord upon the Expiration Date or the date of any earlier termination of this Lease,
                                            and Tenant expressly waives all legal notice to vacate the Premises, if available under applicable
                                            law.

		2.05	Project
                                            Due Diligence.

A. 
Tenant acknowledges that Landlord has not presently completed its due diligence of the Project, including necessary environmental and
engineering reports, title reports and determination of site suitability for construction of the Premises, building and civil design
and financial analysis. Completion of such due diligence is necessary prior to completion of the Project’s Final Plans and Specifications
(defined in Section H of the Construction Rider attached hereto as Addendum E) and final determination of project costs. Subject
to Force Majeure and Tenant Delays, Landlord shall have a period of two hundred ten (210) days after the Effective Date hereof within
which to complete such due diligence (the “Due Diligence Period”). Any delays resulting from the completion of due
diligence will likely delay the Commencement Date and may impact the Rent hereunder. Once Landlord has completed due diligence and has
evaluated the site impact on the Project and its costs, Landlord and Tenant, at Landlord’s request, shall enter into an amendment
to this Lease to reflect such matters. In the event that prior to the expiration of the Due Diligence Period Landlord shall determine
that the Project is not acceptable to Landlord in its sole discretion based upon (i) viability of the property for the Project, (ii)
unanticipated development costs to be incurred, or (iii) ability to finance on acceptable terms, which may include the creditworthiness
of the Tenant, then Landlord may elect to terminate this lease.

B. 
 Upon such termination, other than as provided in any separate writing or agreement between the parties, this lease shall terminate as
the sole remedy of the parties, and neither party shall have any further right or obligation hereunder; except that Tenant shall within
ten (10) days of invoice and as a condition to such right, reimburse Landlord for all due diligence expenses incurred by Landlord, including
without limitation, architectural fees, civil and structural drawings. Upon such payment, Landlord shall assign its rights in and to
such work product to Tenant upon Tenant’s request.

C. 
Prior to expiration of the Due Diligence Period, Landlord shall deliver to Tenant for Tenant’s review and written approval (the
“Due Diligence Approval”) the following items:

(i) 
the Preliminary Site Plan (as hereinafter defined);

(ii) 
a copy of Landlord’s title insurance commitment, along with copies of all title exceptions reflected; and

(iii) 
a copy of Landlord’s ALTA survey of the Premises (and all improvements thereon) which survey shall be attached hereto as Exhibit
“A” (the "Survey"); and

(iv) 
a copy of any environmental and geotechnical surveys; and

(v) 
the Preliminary Budget as defined in the Construction Rider attached hereto as Addendum E.

D. 
The Due Diligence Period shall terminate on the last day thereof (the “Due Diligence Expiration Date”). 
Upon Landlord’s request, Tenant may at its sole discretion elect to provide the Due Diligence Approval prior to the Due Diligence
Expiration Date. 

E. 
During the Due Diligence Period, Tenant shall have reasonable approval of (i) the Project’s Preliminary Site Plan; (ii) preliminary
Plans and Specification; and (iii) Preliminary Budget. Upon receipt of Tenant’s written approval, each such item shall be attached
to this Lease as Exhibit “B” (the "Preliminary Site Plan"); Exhibit “C”
(the “Preliminary Plans and Specifications”); and Exhibit “D” (the “Preliminary
Budget”), respectively.

F. 
Tenant shall timely object in writing five (5) days prior to the Due Diligence Expiration Date as to any of the approvals required above,
including those referenced in subparagraph E.

G. 
During the Due Diligence Period, Landlord shall solicit bids from contractors to construct the Project and formulate an Estimate
of the Total Building Costs (defined in the Construction Rider attached hereto as Addendum E). If such Estimate is not
complete as of the Due Diligence Expiration Date, Landlord shall provide a Preliminary Budget. Tenant shall have final and reasonable
approval of the Estimate of Total Building Costs during the Due Diligence Period and shall timely object in writing five (5) days prior
to the Due Diligence Expiration Date.

H. 
The parties expressly acknowledge and agree that if either party fails to satisfy any or all of the conditions set forth in this Section
2.05, then in such event, the other party shall have the right to terminate this Lease by written notice within the Due Diligence
Period. If Tenant rejects or fails to approve the items provided in Section 2.05(e), then Tenant may terminate this Agreement
provided that Tenant shall reimburse Landlord within ten (10) days of invoices for all expenses incurred by Landlord, including architectural
and engineering plans.

ARTICLE
III

RENT

		3.01	Manner
                                            of Payment. Tenant shall pay the Rent to Landlord at the address set forth in Section
                                            1.02 or to any other party or to any other such address as Landlord may designate in
                                            a written notice delivered to Tenant. Landlord may require Tenant to pay Rent by written
                                            check, automated clearing house (ACH), electronic fund transfer, or other wire transfer of
                                            immediately available funds to a designated bank account of Landlord. Landlord may designate,
                                            in a written notice delivered to Tenant, the party authorized to receive Rent and act on
                                            behalf of Landlord to enforce this Lease. Any such authorization will remain in effect until
                                            it is revoked by Landlord in a subsequent written notice delivered to Tenant. Any payments
                                            made to a third party designated by Landlord will be deemed made to Landlord when received
                                            by the designated third party. All sums payable by Tenant under this Lease, whether or not
                                            expressly denominated as Rent, will constitute rent for the purposes of Section 502(b)(6)
                                            of the Bankruptcy Code and for all other purposes. No payment by Tenant or receipt by
                                            Landlord of a lesser amount than any installment or payment of any rental payment due shall
                                            be deemed to be other than on account of the amount due, and no endorsement or statement
                                            on any check or payment of such rental payment shall be deemed an accord and satisfaction.
                                            Landlord may accept such check or payment without prejudice to Landlord’s right to
                                            recover the balance of such installment or payment of rent or pursue any other remedies available
                                            to Landlord.

		3.02	Time
                                            of Payment. Tenant shall pay Base Rent beginning on the Commencement Date (as defined
                                            in Article I(E) of Addendum E), and on or before the first day of each month
                                            thereafter, the installment of Base Rent and other sums due under this Lease will be due
                                            and payable, in advance, without off-set, deduction or prior demand. Tenant shall cause payments
                                            to be properly mailed or otherwise delivered so as to be actually received (and not merely
                                            deposited in the mail) by Landlord on or before the due date. If the Term commences or ends
                                            on a day other than the first or last day of a calendar month, the rent for any partial calendar
                                            month following the Commencement Date (as defined in Article I(E) of Addendum E)
                                            or preceding the end of the Term will be prorated. Tenant shall pay any such prorated portion
                                            for a partial calendar month at the end of the Term on the first day of that calendar month.

		3.03	Late
                                            Charges. Tenant’s failure to promptly pay sums due under this Lease may cause Landlord
                                            to incur unanticipated costs. The exact amount of those costs is impractical or extremely
                                            difficult to ascertain. The costs may include, but are not limited to, processing and accounting
                                            charges and late charges that may be imposed on Landlord by any ground lease or deed of trust,
                                            mortgage or other equivalent consensual security interest encumbering
                                            the Premises. Payments due to Landlord under this Lease are not an extension or credit. Therefore,
                                            if any payment under this Lease is not actually received on or before the due date (and not
                                            merely deposited in the mail), Tenant shall pay as Additional Rent a Late Charge on any late
                                            payments in an amount equal to five percent (5%) of the amount of the past due payments (the
                                            “Late Charge”) after the payment is more than ten (10) days past due.
                                            A Late Charge shall be imposed only once on each past due payment. Any Late Charge will be
                                            in addition to Landlord’s other remedies for nonpayment of Rent. Additionally, if any
                                            check tendered by Tenant under this Lease is dishonored for any reason, Tenant shall pay
                                            to Landlord a dishonored check fee of Thirty Dollars ($30.00 USD), plus (at Landlord’s
                                            option) a Late Charge as provided above until Good Funds (defined below) are received by
                                            Landlord. The parties agree that any Late Charge and dishonored check fee represent a fair
                                            and reasonable estimate of the costs Landlord will incur by reason of the late payment or
                                            dishonored check. If there are any Late Charges, dishonored check fees, installments of Base
                                            Rent, and other unpaid charges or reimbursements due to Landlord, then Landlord may apply
                                            any payments received from Tenant to any amounts due in any order Landlord may choose. Payment
                                            of the Late Charge shall not be construed to extend the date for payment of any sums required
                                            to be paid by Tenant hereunder or to relieve Tenant of its obligation to pay all such sums
                                            at the times herein stipulated.

		3.04	Good
                                            Funds Payment. If any payment by check from Tenant to Landlord for Rent is dishonored
                                            and returned unpaid, thereafter Landlord may, at Landlord’s option, by the delivery
                                            of a written notice to Tenant, require that all future payments of Rent for the remaining
                                            Term of this Lease must be made by cash, certified check, cashier’s check, official
                                            bank check, money order, wire transfer or automatic electronic funds transfer (“Good
                                            Funds”), and that the delivery of Tenant’s personal or corporate check will
                                            no longer constitute payment of Rent under this Lease. Any acceptance by Landlord of a payment
                                            for Rent by Tenant’s personal or corporate check thereafter will not be construed as
                                            a waiver of Landlord’s right to insist upon payment by Good Funds as set forth in this
                                            Section.

		3.05	Sales
                                            Tax.Tenant hereby covenants and agrees to pay monthly to Landlord, as Additional Rent,
                                            any sales, use or other tax, or any imposition in lieu thereof (excluding State and/or Federal
                                            Income Tax) now or hereafter imposed upon the rents, use or occupancy by the United States
                                            of America, the State of _______, the County of where the Property is located, or any political
                                            subdivision thereof, notwithstanding the fact that such statute, ordinance or enactment imposing
                                            the same may endeavor to impose the tax on Landlord. No amounts stated in this Lease
                                            include sales tax.

ARTICLE
IV

TAXES
AND OPERATING EXPENSES

		4.01	Payment
                                            by Tenant. Tenant shall pay the real estate taxes (“Real Estate Taxes”)
                                            on the Premises during the Term by paying the annual Real Estate Taxes not less than thirty
                                            (30) days prior to the final due date and provide proof of payment to the Landlord for the
                                            prior year’s Real Estate Taxes prior to the applicable delinquency date set by the
                                            Tax Collector. The term "Real Estate Taxes" shall include all real estate taxes,
                                            assessments and other governmental impositions and charges of every kind and nature whatsoever,
                                            extraordinary as well as ordinary, general and special, foreseen and unforeseen, and each
                                            and every installment thereof which, during the Term, is levied, assessed, imposed, become
                                            due and payable, or liens upon, or arising in connection with, the use, occupancy or possession
                                            of or become due and payable out of, or for, the Premises, and all costs incurred by Landlord
                                            and others in reviewing, contesting and negotiating the same. Tenant shall also pay the costs
                                            of all personal property, margin, ad valorem taxes, and any other levies, charges, impact
                                            fees and local improvement rates and assessments whatsoever assessed or charged against the
                                            Premises, Building, the Property, the equipment, and improvements contained therein or thereon,
                                            or on or in any part thereof, by any lawful taxing authority (collectively, “Taxes”),
                                            which Taxes shall be considered Additional Rent.

		4.02	Separate
                                            Assessment. Landlord represents and warrants that, upon the Acquisition Date, it will
                                            own fee title to the Property and the Property will be separately assessed for purposes of
                                            Real Estate Taxes prior to the Commencement Date.

		4.03	Personal
                                            Property Taxes.  Tenant shall pay all taxes assessed against trade fixtures, furnishings,
                                            equipment, inventory, products, or any other personal property belonging to Tenant, and all
                                            repairs, alterations, additions, or improvements of whatsoever kind or nature, if any, made
                                            by Tenant to the Property. Tenant shall take reasonable steps to assure that taxes attributable
                                            to this property are assessed only as personal property belonging to Tenant and are not assessed
                                            as part of the real estate taxes or otherwise as part of the Property or against Landlord.
                                            If any of Tenant’s property is taxed with the Property, Tenant shall pay the taxes
                                            for Tenant’s property.

		4.04	Right
                                            to Protest Taxes. Landlord and Tenant shall each have the right, at its own cost and
                                            expense, to initiate and prosecute any proceedings permitted by law for the purpose of obtaining
                                            an abatement of or otherwise contesting the validity or amount of Real Estate Taxes assessed
                                            or levied upon the Premises and/or Improvements provided that such actions do not create
                                            a lien against the Premises.  If required by law, Tenant may take such action in the
                                            name of Landlord who shall cooperate with Tenant to the extent reasonably required by Tenant. 
                                            To the extent that Landlord or Tenant is successful in procuring a reduction in Real Estate
                                            Taxes and such reduction is effectuated by reimbursement to Landlord, Landlord shall promptly
                                            remit such reimbursement to Tenant.  Tenant, upon the final determination of such contest
                                            brought by Tenant, shall immediately pay and discharge any judgment rendered against it,
                                            together with all costs and charges incidental thereto; provided, however, that Tenant shall
                                            pay any tax due prior to delinquency even if such amount is disputed.  Tenant shall
                                            be liable for all penalties and interest payments in conjunction with any contest and for
                                            any increased taxes payable with respect to the Premises arising out of any tax contest undertaken
                                            by Tenant. If requested in writing by Tenant, Landlord must provide Tenant with a notice
                                            of the tax valuation of the Property.

		4.05	Payment
                                            of Operating Expenses. It is the intent of the parties that this Lease will be an absolute
                                            triple net lease, free of any and all Taxes, Other Charges, and operating or other expenses
                                            of any kind whatsoever, all of which shall be paid by Tenant. Tenant shall, in addition to
                                            its obligation to pay all Real Estate Taxes, Taxes and insurance related to the Property,
                                            shall be solely responsible for payment of any and all “Operating Expenses” related
                                            to the Property including but not limited to all expenses, costs and disbursements of every
                                            kind and nature relating to or incurred or paid in connection with the ownership, operation,
                                            repair and maintenance of the Property, including, but not limited to:  (i) wages and
                                            salaries of all employees engaged in the operation, maintenance or security of the Property,
                                            including taxes, insurance and benefits relating thereto; (ii) the cost of all labor, supplies,
                                            equipment, materials and tools used in the operation and maintenance of the Property; (iii)
                                            management fees; (iv) administrative fees; (v) the cost of all reasonable legal and accounting
                                            expenses incurred in connection with the management and operation of the Property; (vi) the
                                            cost of all utilities for the Property, including, but not limited to, the cost of HVAC,
                                            water, sewer, waste disposal, gas, and electricity; (vii) the cost of all maintenance and
                                            service agreements for the Property, including, but not limited to, security service, window
                                            cleaning, elevator maintenance and janitorial service; (viii) the cost of all insurance relating
                                            to the Property, plus the cost of all deductible payments made by Landlord in connection
                                            therewith; (x) the cost of all license and permit fees; (xi) the cost of repairs, replacements,
                                            refurbishing, restoration and general maintenance; (xii) a reasonable amortization charge
                                            on account of any capital expenditure incurred in an effort (A) to comply with any Laws,
                                            or (B) to reduce overall Operating Expenses (provided a reduction occurs); (xiii) the share
                                            of expenses, costs and disbursements of every kind and nature in connection with operation,
                                            repair and maintenance of the parking allocated to the Property; and (xiv) all other items
                                            constituting operating and maintenance costs in connection with the Property according to
                                            generally accepted accounting principles (“GAAP”).

		4.06	Operating
                                            Expense Exclusions. Notwithstanding anything to the contrary contained herein, Operating
                                            Expenses shall not include: (1) the cost of any capital improvements (except as set forth
                                            in Sections 4.05(xii)(A) and 4.05(xii)(B) above; (2) costs of remediation of any Hazardous
                                            Materials for which Tenant is not otherwise obligated to remediate including illegal dumping
                                            and migration of Hazardous Materials on to or under the Building; (3) any debt service (including
                                            principal and interest) or payments of any judgments or other liens against Landlord; (4)
                                            Real Property Taxes (as defined in Section 4.01) unless paid by Landlord; (5) costs
                                            incurred in connection with lawsuits or other legal actions (including, without limitation,
                                            arbitrations and mediations) instituted or defended by Landlord that are unrelated to Tenant
                                            or its occupancy of the Property; (6) sums incurred as late payment fees, penalties or interest;
                                            (7) ground rent; (8) depreciation; (9) Landlord's advertising, entertainment and promotional
                                            costs for the Building; (10) costs and expenses payable to Landlord or any affiliate, to
                                            the extent that such costs and expenses exceed competitive costs and expenses for materials
                                            and services by unrelated persons or entities of similar skill and experience; (11) any cost
                                            or expense in excess of five percent (5%) of annual Base Rent relating to the Landlord’s
                                            administration and management of the Lease including, but not limited to, Landlord’s
                                            overhead, management fees, office salaries and benefits, office rental, office supplies,
                                            dues and subscriptions, office utility charges, telephone charges and automobile expenses;
                                            provided that third party expenses related to administration and management of the Lease
                                            shall not be subject to such cap but shall be commercially reasonable for the area in which
                                            the Premises are located; (12) the cost of repairs or other work required as a result of
                                            fire, windstorm, casualty or any other occurrence covered by the insurance required hereunder
                                            and paid or reimbursed by Tenant; (13) the cost of correcting defects in the construction
                                            of the Building covered by any warranty; and (14) amounts reimbursed by other sources such
                                            as insurance proceeds, equipment warranties, judgments or settlements.

	 	4.07	Controllable Cost Cap. Text Intentionally
    Deleted

		4.08	Manner
                                            of Payment of Operating Expenses. Tenant shall directly contract and pay for the Operating
                                            Expenses of the Property. Tenant shall maintain books and records reflecting the Operating
                                            Expenses with respect to the Property in accordance with good accounting practice and in
                                            accordance with GAAP and shall provide copies to Landlord substantiating all operating expenses
                                            paid for each calendar year or portion thereof within fifteen (15) days after Landlord’s
                                            request for such information from time to time. Should Landlord incur any cost that related
                                            to Operating Expenses, Tenant shall pay the amount as Additional Rent within thirty (30)
                                            days after receipt of Landlord’s Operating Expense Statement and the invoices and information.
                                            The obligations of Landlord and Tenant under the provisions of this Section 4 survive the
                                            expiration or any sooner termination of the term of this Lease for a period of one (1) year.

	 	4.09	Tenant Right to Audit. Text Intentionally Deleted

	 	4.10	Secutiry Landlord has no duty to provide security
    for any portion of the Premises and Tenant assumes sole responsibility and liability for the security of itself, its employees, customers
    and invitees and their respective property, in the Premises. Landlord shall not be responsible for or liable in any manner for failure
    of any such security personnel, services, procedures, or equipment to prevent or control, or apprehend anyone suspected of, personal
    injury or property damage in, on or around the Project.

ARTICLE
V

INSURANCE
AND INDEMNITY

	 	5.01	Landlord’s Insurance.

		A.	Property
                                            Insurance on Premises. Tenant shall keep the buildings, improvements, and equipment constituting
                                            the Premises continuously insured throughout the Lease Term (and any other period during
                                            which Tenant is in possession of the Premises), for the benefit of Landlord against loss
                                            or damage by fire and other hazards included in a Special Form Commercial Property Insurance
                                            Policy in an amount equal to the greater of (i) eighty percent (80%) of the then replacement
                                            value of the Premises with an inflation rider or (ii) the full insurable value of the Premises.
                                            Landlord shall be named as a Loss Payee on the Property Insurance Policy and deductibles
                                            shall not exceed five percent (5%) for the perils of wind/hail and ten thousand dollars ($10,000.00)
                                            for all covered perils.

		B.	Liability
                                            and other coverages. Tenant agrees to maintain, throughout the Lease Term (and any other
                                            period during which Tenant is in possession of the Premises), at Tenant’s sole cost
                                            and expense, (i) comprehensive general public liability insurance in standard form against
                                            claims for bodily injury or death or property damage occurring in or upon the Premises, effective
                                            from the date Tenant enters into possession and during the term of this Lease and having
                                            a combined single limit amount of not less than _______________ Dollars in primary coverage
                                            and ________________Dollars in excess liability coverage for injury to one person in one
                                            accident, occurrence or casualty, or for injuries to more than one person in one accident,
                                            occurrence or casualty; (ii) property damage insurance on Tenant’s alterations and
                                            personal property, including furniture, fixtures, and equipment located in the Premises in
                                            an amount at not less than their full insurable value, but not less than ________________Dollars
                                            for damage to property on any one occurrence; (iii) worker’s compensation and employer’s
                                            liability insurance in compliance with applicable legal requirements; (iv) business interruption
                                            insurance with limit of liability representing loss of at least approximately six (6) months
                                            of income ; and (v) any other form of insurance or endorsements which Landlord or any mortgagee
                                            of the Premises shall reasonably require from time to time, in form, in amounts and for risks
                                            against which are consistent with commercially reasonable terms and Tenant’s use.

		C.	Other
                                            than Worker’s Compensation and Property Insurance Policy, any insurance policies required
                                            hereunder shall name Landlord, Lender, Landlord’s property manager and service provider
                                            as an additional insured on a primary and non-contributory basis and shall provide that they
                                            may not be modified or terminated without thirty (30) days advance notice to Landlord, and
                                            Tenant shall provide a certificate of insurance to Landlord adding Landlord as an additional
                                            insured to its primary liability and excess liability policies. Tenant may provide for replacement
                                            policies through different insurers or insurance brokers from time to time, subject, however,
                                            to Tenant’s obligation to continuously maintain such insurance as provided in this
                                            subsection, and provided that such insurers meet all requirements of this provision. All
                                            insurance required to be carried by Tenant pursuant to the terms of this Lease shall be effected
                                            under policies issued by insurers permitted to do business in the State of _______ and rated
                                            in Best’s Insurance Guide, or any successor thereto (or, if there be none, an organization
                                            having a national reputation) as having a general policyholder rating of “A-”
                                            and a financial rating of at least “X”. Tenant shall furnish to Landlord within
                                            thirty (30) days from the date hereof evidence of such insurance coverage by way of a copy
                                            of the declarations page of the insurance policy signed by the underwriter, and any amendments
                                            and endorsements thereto, and a certificate of insurance clearly evidencing each of the coverages
                                            and provisions set forth in this paragraph. Upon (i) thirty (30) days prior written notice
                                            without cause or (ii) immediately upon Tenant’s default in obtaining or delivering
                                            the policy or certificate for any such insurance or Tenant’s failure to pay the charges,
                                            Landlord may procure or pay the charges for any such policy or policies and charge Tenant
                                            for such expenses as Additional Rent. The limits of insurance specified in this Section may
                                            be adjusted upward by Landlord, if consistent with commercially reasonable standards, in
                                            the event that Landlord shall determine that because of: (i) the lapse of time, (ii) any
                                            unexpected rates of inflation, (iii) the size of the Premises, (iv) the use of the Premises
                                            by Tenant or (v) for any reason similar to those specified in clauses (i) through (iv) immediately
                                            above in this paragraph, the limits specified offer inadequate protection to Landlord.

		D.	Tenant
                                            shall at all times during the term hereof, and at its cost and expense, maintain in effect
                                            policies of insurance covering all Alteration made by or on behalf of Tenant and Tenant’s
                                            fixtures and equipment located on the Premises, in an amount not less than their full replacement
                                            value, including any Alterations made by Tenant, in amount and with such deductibles as determined
                                            by Tenant and Landlord based upon commercially reasonable terms, providing protection against
                                            any peril included within the standard classification of “All Risk Coverage,”
                                            together with insurance against sprinkler damage, vandalism, theft and malicious mischief.
                                            The proceeds of such insurance, so long as this Lease remains in effect, shall be used to
                                            repair, or replace such fixtures and equipment and Alterations so insured.

		E.	Landlord
                                            and Tenant waive, unless said waiver should invalidate any such insurance, their right to
                                            recover damages against each other for any reason whatsoever to the extent the damaged party
                                            recovers indemnity from its insurance carrier. Any insurance policy procured by either Tenant
                                            or Landlord which does not name the other as a named insured shall, if obtainable, contain
                                            an express waiver of any right of subrogation by the insurance company, including but not
                                            limited to Tenant’s workers’ compensation insurance carrier, against Landlord
                                            or Tenant, whichever the case may be.

		F.	Tenant
                                            at its expense shall comply with all requirements of the Board of Fire Underwriters, or any
                                            other similar body affecting the Premises, and shall not use the Premises in a manner which
                                            shall increase the rate of fire insurance or other insurance of Landlord or of any other
                                            tenant, over that in effect as of the Commencement Date and applicable to the Permitted Use.

		G.	Tenant
                                            shall provide certificates of insurance (Accord Form #27) to Landlord for all vendors and
                                            contractors authorized by Tenant to provide services for the Premises in connection with
                                            the Alterations, evidencing the general liability and workers compensation coverages of such
                                            vendors and contractors. Landlord must be added as additional insured to the general liability
                                            and excess liability policies of such vendors and contractors, and the minimum limit of liability
                                            insurance for such vendors and contractors shall be ________________Dollars and the minimum
                                            limit of excess liability coverage for such vendors and contractors shall be __________________
                                            Dollars.

		5.02	Mutual
                                            Indemnity. Tenant assumes responsibility and liability for the Premises to the fullest
                                            extent permitted under the applicable state law, and the Tenant shall and does hereby defend,
                                            indemnify and save harmless the Landlord and their respective directors, officers, employees,
                                            agents, and contractors, (collectively, the “Landlord Indemnitees”) from
                                            and against any and all losses, claims, expenses, damages, liabilities and actions whatsoever
                                            (including, without limitation, reasonable legal costs) which may be brought or made against
                                            any Landlord Indemnitee, or which any Landlord Indemnitee may sustain, pay or incur, in either
                                            case as a result of, or in connection with, any act or omission of Tenant or any of Tenant’s
                                            employees, agents, invitees or contractors. The Landlord shall and does hereby defend, indemnify
                                            and save harmless the Tenant and its directors, officers, employees, agents, contractors
                                            and insurers (collectively, the “Tenant Indemnitees”) from and against
                                            any and all losses, claims, expenses, damages, liabilities and actions whatsoever (including,
                                            without limitation, reasonable legal costs, if requested by Tenant) which may be brought
                                            or made against any Tenant Indemnitee, or which the Tenant may sustain, pay or incur, in
                                            either case as a result of, or in connection with, any act or omission of Landlord or any
                                            of the Landlord’s employees, agents, invitees or contractors.

		5.03	Waiver
                                            of Subrogation. Landlord and Tenant, in the exercise of their commercial business judgment,
                                            acknowledge that the use of insurance is the best way to protect against the risk of loss
                                            to their respective properties and economic interests in the Premises. Accordingly, each
                                            party to this Lease waives any and every claim that arises or may arise in its favor against
                                            the other during the Term of this Lease for any and all loss of, or damage to, any of its
                                            property located within or upon, or constituting a part of, the Premises, to the extent the
                                            loss or damage is covered by and recoverable under valid and collectible insurance policies.
                                            These mutual waivers are in addition to, and not in limitation or derogation of, any other
                                            waiver or release contained in this Lease with respect to any loss of, or damage to, property
                                            of the parties. In as much as these mutual waivers will preclude the assignment of any such
                                            claim by way of subrogation to an insurance company (or any other person), each party agrees
                                            to immediately give to each insurance company that has issued an insurance policy to such
                                            party written notice of the terms of such mutual waivers, and to cause the policies to be
                                            endorsed to prevent the invalidation of the insurance coverage by reason of these waivers.
                                            Notwithstanding the foregoing release provisions, Tenant agrees that such releases shall
                                            not apply to any loss or damage that results from Tenant breaching its maintenance and repair
                                            obligations under this Lease. Tenant shall cause its insurance company to consent to such
                                            releases and to include a waiver of subrogation endorsement in each of its insurance policies.

		5.04	Limited
                                            Liability of Landlord. Landlord shall not be liable to Tenant or Tenant’s agents,
                                            employees, subtenants, invitees or any person entering upon the Property in whole or in part
                                            because of Tenant’s use or occupancy of the Property for any damage or injury to persons
                                            or property due to condition, design, or defect in the Building or its mechanical systems
                                            or its security plans or systems which may exist or occur, and Tenant assumes all risks of
                                            damage or injury to such persons or property. Furthermore, Landlord shall not be liable or
                                            responsible for any loss, damage, injury, compensation or claim, directly or indirectly,
                                            arising from the interruption of utility service to the Premises, any accident or damage
                                            resulting from the use or operation of elevators, or heating, cooling, electrical or plumbing
                                            equipment or apparatus unless such was the result of gross negligence of the Landlord, the
                                            termination of this Lease by reason of the destruction of the Premises, or any loss, damage
                                            or injury to any property or person resulting from fire, explosion, falling plaster or ceiling
                                            tile, steam, gas, electricity, water, rain, windstorm, snow or leaks from any part of the
                                            Premises or from the pipes, appliances, plumbing works, roof, street, or subsurface of any
                                            floor or ceiling or from any other place or because of dampness, mold or climatic conditions
                                            from any other cause of whatsoever kind, or occasioned by theft, act of God, public enemy,
                                            criminal activity, injunction, riot, strike, insurrection, war, terrorism, court order, requisition
                                            or order of governmental body or authority, or for any injury or damage or inconvenience,
                                            which may arise through repair or alteration of any part of the Building, or failure to make
                                            repairs, or from any other cause whatsoever except solely as a result of Landlord’s
                                            willful acts or gross negligence. Landlord shall not be liable for any damage or injury whatsoever
                                            caused by any other persons in or about the Building or the Premises. All property of the
                                            Tenant kept or stored on the Premises shall be kept or stored at the risk of the Tenant only
                                            and the Tenant shall indemnify and hold harmless Landlord in the event of any claims arising
                                            out of damages or injury to the same. Landlord shall not be liable or responsible in any
                                            way for: (a) loss or damage, however caused (unless as a result of Landlord’s grossly
                                            negligent action that gave rise to the loss or damage), to money, securities, negotiable
                                            instruments, papers or other valuables of the Tenant; or (b) storing Tenant’s personal
                                            property upon Tenant’s vacation or eviction from the Premises. Landlord’s liability
                                            under this Lease shall be limited to any insurance, Landlord’s equity interest in the
                                            Premises and Tenant’s right to abate rent to the extent expressly provided herein,
                                            and any judgments against Landlord shall be satisfied solely out of the proceeds of sale
                                            of Landlord’s equity interest in the Premises. No judgment rendered against Landlord
                                            shall give rise to any right of execution or levy against Landlord’s other assets.
                                            No individual who is Landlord or any member or partner of any joint venture, tenancy in common,
                                            firm, partnership or other form of joint ownership that is Landlord, or their heirs, personal
                                            representatives, executors, successors, and assigns, shall have any personal liability to
                                            Tenant, or to any person claiming under or through Tenant, for any amount or in any capacity.
                                            Such exculpation of liability shall be absolute and without exception whatsoever. Nothing
                                            in this provision, however, shall bar Tenant from seeking and enforcing any equitable remedy
                                            of Tenant against Landlord, but any such equitable remedy that can be cured by the expenditure
                                            of money may be enforced personally against Landlord only to the extent of Landlord’s
                                            equity interest in the Premises. Upon the sale, transfer, or other conveyance of Landlord’s
                                            interest in the Premises, Landlord shall be released from all further liability under this
                                            Lease accruing subsequent to such sale. In no event shall Landlord be deemed to be in default
                                            under this Lease unless (i) Landlord breaches any representation or warranty hereunder or
                                            fails to perform any of its obligations under this Lease, (ii) Tenant delivers to Landlord
                                            written notice specifying the nature of Landlord’s alleged default, and (iii) Landlord
                                            fails to cure such default within thirty (30) days following receipt of such notice (or,
                                            if the default cannot reasonably be cured within such period, to commence action within such
                                            thirty (30)-day period and proceed diligently thereafter to cure such default). Any claim,
                                            defense or other right of Tenant arising in connection with this Lease shall be barred unless
                                            Tenant files an action or interposes a defense based thereon within three (3) years after
                                            the date of, or knowledge by Tenant of the occurrence of, the alleged event on which Tenant
                                            is basing its claim, defense or right, whichever is later.

ARTICLE
VI

USE
OF PREMISES

		6.01	Permitted
                                            Use. Tenant may use the Premises only for the Permitted Use stated in Section 1.07
                                            and in accordance with the Rules and Regulations set forth in Addendum J. Tenant
                                            shall (i) use and maintain the Premises and conduct its business thereon in a safe, careful,
                                            reputable, and lawful manner, and (ii) comply with all covenants that encumber the Premises.
                                            Tenant shall not do or permit to occur within the Premises any act which will increase premiums
                                            for any casualty, fire, liability, or other insurance maintained by Landlord on the Premises,
                                            or which shall render such insurance void or voidable, excepting however any activities which
                                            are usually and customarily anticipated in connection with the uses of the Premises permitted
                                            hereunder. Landlord to its current actual knowledge, represents and warrants to Tenant that
                                            on the date of delivery of possession of the Premises to Tenant, the Premises shall be in
                                            good condition and all building systems serving the Premises shall be in good working order,
                                            the Premises will be in compliance with all statutes, laws, ordinances, orders, rules, regulations
                                            and other governmental requirements relating to the use, condition and occupancy of the Premises
                                            including but not limited to the Americans with Disabilities Act (the “ADA”),
                                            and all rules, orders, regulations and requirements of the board of fire underwriters of
                                            insurance service office, or any similar body having jurisdiction over the Premises. Landlord,
                                            to its current actual knowledge, warrants and represents that no environmental risk or health
                                            hazard exists in the Building or on the Premises. Landlord, to its current actual knowledge,
                                            warrants and represents that, as of the Commencement Date, the Premises may be legally used
                                            under all applicable laws including without limitation applicable building, zoning, and land
                                            use ordinances for the uses permitted under this Lease. Tenant shall have access to the Premises
                                            twenty-four (24) hours per day, seven (7) days per week beginning on the Commencement Date.

		A.	Tenant
                                            acknowledges that no representations as to the condition or repair of the Premises, or promises
                                            to alter, remodel, or improve the Premises have been made by Landlord, unless such are expressly
                                            set forth in this Lease. Tenant agrees to take possession of and occupy the Premises on the
                                            Commencement Date and to continue to occupy the Premises during the remainder of the Term.
                                            In addition, Tenant agrees not to commit waste or to suffer or permit waste to be committed
                                            in, on or about the Premises, and Tenant agrees to conduct its practice and control its employees,
                                            agents, and invitees in such a manner as not to create any nuisance or interfere with, damage
                                            the property of, annoy or disturb any third-party or Landlord. Without limiting the foregoing,
                                            no loudspeakers or similar device which can be heard outside of the Premises shall, without
                                            the prior approval of Landlord, be used in or about the Premises. Furthermore, Tenant shall
                                            not use or occupy the Premises for any unlawful purpose, and Tenant shall comply with all
                                            present and future laws, ordinances (including zoning), regulations, and orders of the United
                                            States of America, the State in which the Building is located, and any other public or quasi-public
                                            authority having jurisdiction over the Premises. Tenant agrees not to use or permit the use
                                            of the Premises for the generation, storage, treatment, use, transportation or disposal of
                                            any chemical, material or substance that could pose a hazard to the health or safety of other
                                            tenants, occupants and employees in the Building other than the storage and utilization of
                                            products and supplies incidental to medical office purposes, provided such storage and utilization
                                            is limited directly to medical use and in compliance with applicable laws, ordinances, rules
                                            and regulations.

		B.	Tenant
                                            shall at its own cost and expense promptly obtain any and all licenses and permits necessary
                                            for its medical use and occupancy of the Building. If, as a result of any change in the governmental
                                            laws, ordinances, rules and regulations, the Premises must be altered to lawfully accommodate
                                            Tenant’s use and occupancy, such alterations shall be made only with the consent of
                                            Landlord, but the entire cost shall be borne by Tenant; provided, that, the necessity of
                                            Landlord’s consent shall in no way create any liability against Landlord for failure
                                            of Tenant to comply with such laws, ordinances, rules and regulations.

		C.	Tenant
                                            shall not install equipment of any kind or nature whatsoever that are not compatible with
                                            the Building’s utility systems or that will or may necessitate any changes, replacements
                                            or additions to the systems of the Premises or the Building or that will exceed maximum floor
                                            loads without the prior written consent of Landlord, which may be conditioned upon, among
                                            other things, Tenant’s paying for all such work and performing the same in accordance
                                            with plans approved by Landlord.

		6.02	Compliance
                                            with Laws. Landlord shall operate and maintain the Premises in accordance with all applicable
                                            Federal, State, and local statutes, laws, ordinances, and regulations, including delivery
                                            of the Premises in compliance with ADA and air quality which shall be maintained according
                                            to generally accepted professional standards. Tenant shall comply with all governmental laws,
                                            ordinances and regulations applicable to the use of the Premises, and will promptly comply
                                            with all governmental orders and directives for the correction, prevention and abatement
                                            of nuisances and other activities in or upon, or connected with the Premises, all at Tenant’s
                                            sole expense, including any expense or cost resulting from the construction or installation
                                            of fixtures and improvements or other accommodations for handicapped or disabled persons
                                            required for compliance with governmental laws and regulations, including but not limited
                                            to the ADA as it relates to any alterations made by Tenant and any similar state or local
                                            laws, regulations, or ordinances. Any changes to the Premises regarding compliance with the
                                            law after delivery to Tenant not the responsibility of Landlord and the cost for same shall
                                            be Tenant’s.

	 	6.03	Certificate of Occupancy. N/A. See Section 2.02.

		6.04	Signs.
                                            Any signs installed by Tenant must conform to applicable laws, deed restrictions, and
                                            other applicable requirements. Tenant must remove all signs, decorations and ornaments at
                                            the expiration or termination of this Lease and must repair any damage and close any holes
                                            caused by installation or removal. Tenant must give notice to Landlord prior to installing
                                            any sign upon the Premises and must obtain Landlord’s consent, not to be unreasonably
                                            withheld, conditioned, or delayed, and use Landlord’s contractor for any installation
                                            on the exterior of the Premises. It is understood that any work of any kind made and done
                                            under this Section shall be made and done at Tenant's sole cost, and Tenant agrees
                                            to indemnify and hold Landlord harmless from any and all mechanics' liens that may be filed
                                            by reason thereof. Tenant shall coordinate the signage through the planning stage prior to
                                            the Final Plans and Specifications so that the scope of the signage and electrical requirements
                                            can be understood, planned, and coordinated during the construction. Tenant will be responsible
                                            for installation and expense of all signage as a direct cost to Tenant and not part of the
                                            Total Building Cost as defined herein. 

		6.05	Utility
                                            Service. Tenant shall directly contract and pay the cost of all utility services used
                                            for the Premises, including, but not limited to, initial connection charges and all charges
                                            for electricity, gas, water, sewer, storm water disposal, trash removal, telephone, security
                                            systems, Internet access and other communication services, and any other services that are
                                            commonly understood to be utilities, and the cost of replacing light bulbs and tubes. In
                                            the event there is an interruption in any utility service which is not caused by the act
                                            or omission of Landlord, Landlord will not be responsible for any damage or loss suffered
                                            by Tenant as a result of such interruption.

		6.06	Landlord’s
                                            Access.  Landlord and Landlord’s agents, employees and contractors will have the
                                            right to, upon reasonable advance notice (in no event less than twenty-four (24) hours’
                                            notice), and without unreasonably interfering with Tenant’s business or access to the
                                            Premises, enter the Premises: (a) to inspect the general condition and state of repair of
                                            the Premises, (b) to make repairs permitted under this Lease, (c) to show the Premises or
                                            the Property to any prospective tenant, investor, or purchaser, and (d) for any other reasonable
                                            purpose, without the same being construed as an eviction of Tenant in whole or in part or
                                            as an election by Landlord to terminate this Lease. If Tenant changes the locks on the Premises,
                                            Tenant must provide Landlord with a copy of each separate key. During the last one hundred
                                            eighty (180) days of the Term, Landlord and Landlord’s agents may erect signs on or
                                            about the Premises advertising the Premises for lease or for sale. Excepting gross negligence
                                            or willful misconduct, Landlord shall in no way be liable for such entry. Rent shall in no
                                            manner abate while such repairs, alterations, improvements, or additions are being made by
                                            reason of loss or interruption of the business of Tenant because of the prosecution of such
                                            work.

		6.07	Possession.
                                            If Tenant pays the Rent, properly maintains the Premises, and complies with all other
                                            terms of this Lease, Tenant may occupy and have quiet enjoyment of the Premises for the full
                                            Term, subject to the provisions on this Lease.

		6.08	Exemptions
                                            from Liability.  Landlord will not be liable for any damages to the business (including
                                            any loss of income), goods, inventory, furnishings, fixtures, equipment, merchandise or other
                                            property of Tenant, Tenant’s employees, invitees, or customers, or for any injury to
                                            Tenant or Tenant’s employees, invitees, customers or any other person in or about the
                                            Premises, whether the damage or injury is caused by or results from: (a) fire, steam, electricity,
                                            water, gas or wind; (b) the breakage, leakage, obstruction or other defects of pipes, sprinklers,
                                            wires, appliances, plumbing, air conditioning or lighting fixtures or any other cause; (c)
                                            conditions arising on or about the Premises or other portions of the Property, or from other
                                            sources or places; or (d) any act or omission of any other occupant of the Property. The
                                            provisions of this Section will not, however, exempt Landlord from liability for Landlord’s
                                            gross negligence or willful misconduct.

	 	6.09	Interruption. Text Intentionally Deleted

ARTICLE
VII

MAINTENANCE,
REPAIRS AND ALTERATIONS

	 	7.01	Maintenance and Repairs.

		A.	Landlord
                                            Obligations. Landlord shall not have maintenance or repair obligations.

		B.	Tenant’s
                                            Obligations. Subject to the Landlord’s obligations set forth in Article VIII
                                            (Damage or Destruction) and Article IX (Condemnation), Tenant shall be responsible
                                            for any and all maintenance of the Building, Premises and Property at Tenant’s sole
                                            expense consistent with this being an absolutely triple net lease whereby Landlord has improved
                                            the Premises solely for Tenant’s use. Tenant shall keep the Premises in good order,
                                            condition, and repair and in a clean, sanitary, and safe condition in accordance with all
                                            legal requirements. Tenant shall be responsible for all repairs, including capital repairs,
                                            and replacement, including all building systems, including without limitation all HVAC equipment,
                                            and all repairs to the interior of the Premises. Tenant shall maintain an HVAC maintenance
                                            contract during the term of this Lease, which shall be subject to Landlord’s reasonable
                                            approval. The maintenance contract shall provide for the inspection and maintenance of the
                                            HVAC equipment on not less than a semi-annual basis. Tenant shall repair and maintain the
                                            Premises in a manner and condition comparable with other first class medical buildings in
                                            the vicinity and shall perform all reasonably necessary services, maintenance, repairs and
                                            replacements to the sidewalks, driveways, lighting, gardening, landscaping and regular mowing
                                            of grass, elevators, service areas, curbs, and paving, striping and parking lot maintenance,
                                            the structural components and interior and exterior walls of the Building, including, but
                                            not limited to, the roof, roof system, and skylights (including water tightness of the Building
                                            and the Premises), interior and exterior walls (including caulking), foundations, gutters
                                            and downspouts, windows, plate glass, interior and exterior doors, interior and exterior
                                            overhead doors, dock levelers, interior and exterior pest control and extermination, acts
                                            of vandalism, all plumbing, plumbing fixtures, and plumbing located in the foundation or
                                            other structural element of the Building, fire protection sprinkler system, interior and
                                            exterior electrical, interior and exterior lighting and mechanical equipment, interior and
                                            exterior fixtures and systems serving the Premises, Building and Property. If Tenant fails
                                            to maintain and repair the Premises as required by this Section, Landlord may, in
                                            addition to its other available remedies under this Lease, on ten (10) days’ prior
                                            written notice, enter the Premises and perform the maintenance or repair on behalf of Tenant,
                                            except that no notice is required in case of emergency, and Tenant shall reimburse Landlord
                                            within thirty (30) days of demand for all costs incurred in performing the maintenance or
                                            repair, plus a reasonable service charge. At all times during the term of the Lease, Tenant,
                                            at Tenant’s sole cost and expense, shall make all necessary arrangements for the removal
                                            of all waste generated by Tenant, in accordance with all applicable rules, regulations and
                                            Environmental Laws regulating disposal of medical waste. Tenant acknowledges that Landlord
                                            is not obligated to maintain the Premises except as expressly provided in this Lease or to
                                            inspect the Premises. Tenant shall promptly notify Landlord in writing of any defects, damage
                                            or unsafe conditions observed in or about the Premises.

		7.02	Alterations,
                                            Additions, and Improvements. Tenant shall not make any alterations, decorations, additions
                                            or improvements (collectively “Alterations”) of a structural nature in
                                            or to the Premises or any Alterations to the exterior of the Premises without the prior written
                                            consent of Landlord in each instance, which consent may be withheld in Landlord’s sole
                                            discretion, provided however, that Landlord shall not unreasonably withhold its consent to
                                            Alterations necessary for Tenant’s medical operations unless such Alterations could
                                            adversely affect any structural portion of the Premises or the Building, any building systems
                                            or any matter adversely affecting the continued use and occupancy of the Building for medical
                                            use in which case such consent shall be determined by Landlord in its sole and absolute discretion.
                                            Tenant is not required to obtain the Landlord’s prior written consent for non-structural
                                            alterations, additions or improvements that do not cost more than ____________________Dollars,
                                            that do not adversely affect the Building’s appearance or value, and that do not modify
                                            or affect the roof, plumbing, HVAC systems, life safety systems, or electrical systems. Consent
                                            for non-structural alterations, additions, or improvements in excess of _________________Dollars
                                            or that modify or affect plumbing, HVAC systems or electrical systems will not be unreasonably
                                            withheld, conditioned or delayed by Landlord. To the extent that Tenant’s alterations
                                            or improvements void or reduce any warranties assigned hereunder, the liability shall thereafter
                                            be the responsibility of the Tenant. Tenant may erect or install trade fixtures, shelves,
                                            bins, machinery, supplemental HVAC systems, and refrigeration equipment, provided that Tenant
                                            complies with all applicable governmental laws, ordinances, codes, and regulations. Any Alterations
                                            by Tenant shall be performed in a first-class workmanlike manner by a licensed general contractor
                                            approved by Landlord and shall comply with all applicable laws. In connection with any Alterations,
                                            Tenant agrees to obtain and deliver to Landlord evidence of satisfactory builders’
                                            risk, worker’s compensation as required by the State of ___________, and liability
                                            insurance coverage maintained by the general contractor and written and unconditional waivers
                                            of mechanic’s and materialmen’s liens from all contractors, subcontractors, materialmen,
                                            and laborers to become involved in such work. Landlord’s consent to any Alterations
                                            shall not be deemed to be an agreement or consent by Landlord to subject Landlord’s
                                            interest in the Property or Building to any mechanic’s or materialmen’s lien
                                            which may be filed in connection therewith. If any Alteration is made without the prior written
                                            consent of Landlord when required, Landlord may correct or remove the same and Tenant shall
                                            be liable for any and all expenses incurred by Landlord in the performance of this work together
                                            with interest thereon at the current statutory rate. At the expiration or termination of
                                            this Lease, Tenant may, subject to the restrictions of Section 7.03, remove items
                                            installed by Tenant, provided Tenant is not in default at the time of the removal and Tenant
                                            repairs, in a good and workmanlike manner, any damage caused by the installation or removal.
                                            Tenant shall pay for all cost incurred or arising out of alterations, additions, or improvements
                                            in or to the Premises and will not permit any mechanic’s or materialman’s lien
                                            to be filed against the Premises or the Property. If any lien is filed against the Premises
                                            for work claimed to have been done for, or material claimed to have been furnished to, Tenant,
                                            Tenant shall cause such lien to be discharged of record within thirty (30) days after Tenant’s
                                            knowledge of same, by bonding or in any other lawful manner. Tenant shall indemnify and hold
                                            harmless Landlord from all costs, losses, expenses, and attorneys’ fees in connection
                                            with any such lien. Upon request by Landlord, Tenant shall deliver to Landlord proof of payment,
                                            reasonably satisfactory to Landlord, of all costs incurred or arising out of any alterations,
                                            additions, or improvements.

		7.03	Condition
                                            upon Termination.  Upon the expiration or termination of this Lease, Tenant shall surrender
                                            the Premises to Landlord broom clean and in the same condition as received, except for normal
                                            wear and tear and any damage caused by a casualty that Tenant is not otherwise obligated
                                            to repair under any provision of this Lease. Tenant will not be obligated to repair any damage
                                            that Landlord is required to repair under Article VIII (Damage or Destruction). Tenant
                                            will not be required to remove any of the initial Improvements installed by Landlord under
                                            Addendum E or any alterations, additions or improvements that were made with Landlord’s
                                            consent or that were otherwise permitted under the terms of this Lease unless Landlord shall
                                            notify Tenant in writing at the time such alterations, additions or improvements are made,
                                            that such alteration, addition, or improvement must be removed at the end of the Term. Any
                                            property not so removed that Landlord requires to be removed, may be removed by Landlord
                                            and stored and/or retained or sold by Landlord and the cost of such removal, storage, and
                                            disposition as well as the cost of repairing any damaged caused by such removal, shall be
                                            paid by Tenant within thirty (30) days of demand. In no event may Tenant remove any of the
                                            following items without Landlord’s prior written consent: (i) electrical or communications
                                            wiring or power panels; (ii) lighting or lighting fixtures; (iii) wall coverings, drapes,
                                            blinds or other window coverings; (iv) carpets or other floor coverings; (v) HVAC equipment;
                                            (vi) plumbing equipment; (vii) fencing or gates; or (viii) any fixtures, equipment or other
                                            items that, if removed, would affect the operation or the appearance of the Premises, regardless
                                            of whether the same were installed by or on behalf of Tenant or Landlord. However, Tenant
                                            may remove Tenant’s trade fixtures, equipment used in Tenant’s business, and
                                            personal property. Tenant shall surrender all keys for the Premises to Landlord at the place
                                            then fixed for the payment of Rent and shall inform Landlord of the combinations to all locks,
                                            safes, and vaults in the Premises. The provisions of this Section will survive the
                                            expiration or termination of this Lease.

		7.04	Initial
                                            Improvements. Any initial improvements to the Property to be made by Landlord or Tenant
                                            shall be set forth in the Construction Rider attached hereto as Addendum E and it
                                            shall be incorporated herein by reference. All initial construction of improvements on the
                                            Property by either Landlord or Tenant shall be governed by the terms of the Construction
                                            Addendum referenced above.

		7.05	Liens.
                                            Tenant shall have no authority, express or implied, to create or place any lien or encumbrance
                                            of any kind or nature whatsoever, including, without limitation, any construction, mechanic’s
                                            and materialmen’s liens, upon, or in any manner to bind, the interest of Landlord in
                                            the Premises, the Building or the Property or to deduct, set off or charge the Rent payable
                                            hereunder for any claim in favor of any person dealing with Tenant, including those who may
                                            furnish materials or perform labor for any Alterations, repairs or other work on the Premises,
                                            and each such claim shall affect and each such lien shall attach to, if at all, only the
                                            leasehold interest granted to Tenant by this Lease. Tenant covenants and agrees that it will
                                            timely pay or timely cause to be paid all sums due and payable by it on account of any labor
                                            performed or materials furnished in connection with any Alterations or other work performed
                                            on the Premises on which any lien is or can be validly and legally asserted against its leasehold
                                            interest in the Premises or the improvements thereon and that Tenant will save and hold Landlord
                                            harmless from and against any and all loss, liability, cost or expense (including, without
                                            limitation, attorneys’ fees) based on or arising out of asserted claims or liens against
                                            the leasehold estate or against the right, title and interest of the Landlord in the Premises,
                                            the Building or the Property or under the terms of this Lease. Tenant will not permit any
                                            mechanic’s lien or materialmen’s liens or any other liens which may be imposed
                                            by law affecting Landlord’s or Mortgagees’ interest in the Premises, the Building
                                            or the Property to be placed upon the Premises, the Building or the Property arising out
                                            of any action or claimed action by Tenant, and in case of the filing of any such lien Tenant
                                            shall discharge or bond over such lien within ten (10) days after such filing. If any such
                                            lien shall remain in force and effect for ten (10) days after written notice thereof from
                                            Landlord to Tenant, Landlord shall have the right and privilege of paying and discharging
                                            the same or any portion thereof without inquiry as to the validity thereof, and any amounts
                                            so paid, including expenses and interest, shall be so much Additional Rent hereunder due
                                            from Tenant to Landlord and shall be paid to Landlord immediately on rendition of the bill
                                            therefor. Notwithstanding the foregoing, Tenant shall have the right to contest any such
                                            lien in good faith and with all due diligence so long as, in Landlord’s determination,
                                            any such contest, or action taken in connection therewith, protects the interest of Landlord
                                            and Landlord’s Mortgagee, the Building and the Property, and Landlord and any such
                                            mortgagee are, by the expiration of said ten (10) day period, furnished such protection,
                                            and indemnification against any loss, liability, cost or expense related to any such lien
                                            and the contest thereof as are satisfactory to Landlord and Landlord’s Mortgagee.
	 	 	 
	 	 	As
required by ___________ Statute §713.10, Tenant's contract with each supplier or contractor in connection with any Alterations shall
state that Tenant's lease with Landlord contains the following language "Landlord’s interest in the Real Property shall
not be subject to liens for improvements made by or on behalf of Tenant, and Tenant shall notify any and all contractor(s) making any
such improvements of this Lease provision." Tenant acknowledges that any failure by Tenant to include the foregoing language
shall, at the option of any such contractor, render its agreement with Tenant void or voidable. Further, Tenant agrees that any notice
of commencement and building permit application shall also contain the foregoing required reference to this Lease and language. Tenant
further agrees and acknowledges that should it obtain any building permit for tenant improvements or Alterations in the Premises, Tenant
shall be unconditionally required to assure that such building permit has been duly closed and shall provide evidence thereof to Landlord;
such obligation shall survive the expiration or earlier termination of this Lease. Furthermore, Tenant shall terminate any notice of
commencement at the time of such completion.

		7.06	Alterations
                                            and Rentable Space. If an Alteration changes the rentable square footage of the Building,
                                            Tenant shall promptly provide Landlord notice of the same and upon delivery of such notice,
                                            Rent shall be deemed amended to reflect such revised rentable square footage for the Building.
                                            No Alteration shall reduce the rentable square footage of the Building.

ACTICLE
VIII

DAMAGE
OR DESTRUCTION

		8.01	Notice.
                                            If any buildings or other improvements situated on the Property are damaged or destroyed
                                            by fire, flood, windstorm, tornado or other casualty, Tenant shall immediately give written
                                            notice of the damage or destruction to Landlord.

		8.02	Removal
                                            of Debris.  In the event of a casualty, Tenant shall be responsible for the prompt removal
                                            of all debris resulting from Tenant improvements installed in the Premises by Tenant, including
                                            Tenant's furniture and fixtures.

		8.03	Termination.
                                            If at any time during the Term, the entire Premises or any material portion of the Premises
                                            should be destroyed or damaged by fire or other casualty, Landlord shall have the election
                                            to repair and reconstruct the damaged portion of the Premises and/or the Building to substantially
                                            the condition which existed at the time of the casualty or alternatively, to terminate this
                                            Lease. Landlord will notify Tenant of its election within sixty (60) days after the later
                                            to occur of the date of receipt of notice from Tenant of such damage or, if an insured loss,
                                            the date Landlord receives its final insurance adjustment.

		8.04	Repair.
                                            If Landlord elects to repair and restore the Premises: (i) this Lease shall continue
                                            in full force and effect; (ii) such repairs will be made by Landlord within a reasonable
                                            time, but in no event shall Landlord be required to commence such repairs until such time
                                            as Landlord has received the proceeds of all applicable insurance therefor, and further provided,
                                            that in no event shall Landlord be obligated to expend for such repairs an amount in excess
                                            of the net insurance proceeds received as a result of such damage; and (iii) Rent
                                            shall abate proportionately as of the date of the casualty according to the area of the Premises
                                            which is unusable by Tenant only during the period and to the extent that the Premises are
                                            unfit for use, and are not otherwise used, by Tenant for any purpose. Notwithstanding the
                                            foregoing, if the damage is due to the fault or neglect of Tenant or its employees, there
                                            shall be no abatement of Rent. If Landlord elects to repair and restore the Premises, Tenant
                                            hereby covenants and agrees to restore the interior of the Premises, pursuant to Landlord's
                                            standard construction procedures, and reopen fully stocked and staffed in the Premises promptly
                                            thereafter. If the Premises are so damaged that rebuilding or repairs cannot reasonably be
                                            completed or are not completed within two hundred seventy (270) days after the date of the
                                            casualty, Tenant may at its option, terminate this lease upon ninety (90) days written notice
                                            to Landlord.

ARTICLE
IX

CONDEMNATION

		9.01	Definition/General.
                                            In the event of a taking of all or any part or of any interest in the Premises or any
                                            other part of the Property by reason of any exercise of the power of eminent domain, or if
                                            there is a transfer thereof or of any interest therein, made in avoidance of an exercise
                                            of the power of eminent domain (all of the foregoing being hereinafter collectively referred
                                            to as a "Taking"), the following provisions shall apply. Landlord shall
                                            notify Tenant of any pending or threatened Taking and of all related proceedings including
                                            the settling of any award.

		9.02	Total
                                            Taking. In the event of a Taking of all or substantially all of the Premises, this Lease
                                            shall terminate as of the date of such Taking and all of Tenant's obligations hereunder,
                                            including its obligation to pay Rent accruing from and after the date of the Taking shall
                                            terminate as of the date of such Taking.

		9.03	Partial
                                            Taking. In the event of a Taking of: (i) more than twenty percent (20%) of the Premises;
                                            (ii) more than thirty percent (30%) of the Property; (iii) more than twenty-five Percent
                                            (25%) of the Common Areas (including the parking areas); or (iv) more than one (1) of the
                                            accessways serving the Premises without replacement thereof, then Tenant or Landlord may
                                            terminate this Lease by notice to the other within sixty (60) days after possession is taken
                                            by the condemning authority; provided, however, in the event Tenant elects to terminate this
                                            Lease pursuant to clause (iii) above, Landlord shall have the right to nullify such election
                                            by giving Tenant notice of its election to promptly restore the Common Areas so taken or
                                            furnish substitute facilities which are functionally equivalent to or better than the Common
                                            Areas so taken and within a reasonable distance from those portions taken.

	 	9.04	Restoration. In the event this Lease is not canceled
    as herein provided, then:

		9.05	Landlord's
                                            Option. Landlord shall, at Landlord's option: (i) if possible, restore, if the
                                            condemnation award proceeds are available and sufficient to do so, the affected portion and,
                                            if applicable, so much of the remainder of the Premises to a complete architectural unit
                                            to the extent that they existed on the date physical delivery thereof was initially delivered
                                            to Tenant prior to the Commencement Date (in any event subject to then existing Code); and
                                            (ii) turn over to Tenant (for restoration purposes by Tenant) that portion of Landlord's
                                            award applicable to Tenant's Work initially installed by Tenant and additional Tenant improvements
                                            that was awarded to Landlord (rather than to Tenant) and not otherwise received by Tenant
                                            from the condemning authority or pursuant to the Section entitled "Award"
                                            below for such element of damage. Following the physical delivery of the Premises to Tenant,
                                            Tenant shall commence and complete restoration of the Premises to at least the extent of
                                            Tenant's Work initially installed by Tenant and additional Tenant improvements. During the
                                            period of restoration in the Premises only, the Rent shall be equitably abated in accordance
                                            with this Lease.

		9.06	Rent
                                            Abatement. During the period of restoration in the case of either of the foregoing occurrences
                                            in this Section, the Rent shall be equitably abated in according to the nature and
                                            extent that Tenant's use and enjoyment of the Premises has been affected.

		9.07	Award.
                                            All damages awarded for any taking under the power of eminent domain shall belong to
                                            and be the property of Landlord, Tenant hereby assigning to Landlord its interest, if any,
                                            in said award. Notwithstanding the foregoing, Tenant shall have the right to prove in any
                                            condemnation proceedings and to receive any separate award which may be made for damages
                                            to or condemnation of Tenant's movable trade fixtures and equipment and for moving expenses;
                                            PROVIDED, HOWEVER, Tenant shall in no event have any right to receive any award for its interest
                                            in this Lease or for loss of leasehold, and any such award shall not reduce amounts that
                                            would otherwise be available to Landlord. Notwithstanding the foregoing provisions of this
                                            Article, Landlord may terminate this Lease with no further liability to Tenant in
                                            the event that following any taking of any part of the Premises by right of eminent domain,
                                            or any conveyance in lieu thereof, any party holding a mortgage, trust deed or similar lien
                                            on Landlord's interest in the Premises elects to require the application of an award or payment
                                            for the taking or conveyance in lieu thereof to reduce the indebtedness secured by such mortgage,
                                            trust deed or similar lien. Tenant shall have no claim against Landlord on account of any
                                            such acquisition for the value of any unexpired lease term remaining after possession of
                                            the Premises is taken.

ARTICLE
X

ASSIGNMENT
AND SUBLETTING

	 	10.01	General Terms.

 

		A.	Assignment
                                            or Transfer by Tenant. Tenant shall not assign, mortgage, or otherwise encumber this Lease
                                            or sublet the whole or any part of the Premises, whether voluntarily or by operation of law
                                            (collectively, “Assignments”), or permit the use or occupancy of the Premises
                                            by anyone other than Tenant or for any use other than the use described in Section 10.01
                                            hereof, without the prior written consent of Landlord, which consent may be withheld
                                            for any reason whatsoever. Any transfer by sale, encumbrance or otherwise, either directly
                                            or indirectly, of a majority of Tenant’s stock (if Tenant is a corporation) or a majority
                                            of the partnership interest in Tenant (if Tenant is a partnership) or a majority of the membership
                                            interest in Tenant (if Tenant is a limited liability company) shall be deemed an “Assignment”
                                            within the meaning of this Lease and (i) subject to the requirements of this Article X,
                                            and (ii) will require a guaranty of Tenant’s obligations hereunder by such majority
                                            owner of the interest in Tenant at Landlord’s sole discretion. The consent by Landlord
                                            to any Assignment, or Landlord’s collection or acceptance of Rent from any such assignee,
                                            subtenant, or other occupant (collectively “Assignee”), shall not constitute
                                            a waiver or release of Tenant of any covenant or obligation contained in this Lease or approval
                                            of any Assignment that has not been approved by Landlord in writing. Consent by Landlord
                                            in one or more instances to any Assignment shall not be construed to relieve Tenant from
                                            the requirement of obtaining Landlord’s consent to any future Assignment.

		B.	In
                                            the event of any Assignment permitted under the terms of this Article X, then: (i)
                                            Tenant, and any subsequent assignee who in turn enters into an Assignment, shall each remain
                                            fully and primarily liable for all of the obligations of Tenant under this Lease (regardless
                                            of any subsequent amendment or modification of this Lease and regardless of any further Assignments,
                                            all of which are hereby deemed to be consented to by Tenant and subsequent Assignees) unless
                                            Landlord has agreed, in writing, to release Tenant from such liability in connection with
                                            Landlord’s approval of any such Assignment; and (ii) each assignee must agree in writing
                                            to assume the obligations of Tenant under this Lease by agreement satisfactory to Landlord
                                            and delivered to Landlord within ten (10) days after the date that the Lease assignment is
                                            executed.

		C.	Other
                                            Requirements. If Tenant desires to enter into an Assignment, Tenant shall give Landlord written
                                            notice at least sixty (60) days in advance of the date on which the proposed Assignment is
                                            to take effect, such notice to include the terms and conditions of the proposed Assignment,
                                            financial information on the proposed Assignee and other information as Landlord may reasonably
                                            require relating to the proposed Assignment and Assignee. Financial information shall demonstrate
                                            financial strength of the proposed assignee as strong or stronger that the financial information
                                            previously provided by Tenant and Guarantor, as applicable. Further, such assignee shall
                                            have: (x) operated or managed (whether directly or through its operating subsidiary(ies))
                                            at least two (2) facilities engaged in the same use (or the number of such facilities operated
                                            and/or managed by Guarantor, whichever is less) and (y) has been in the business of operating
                                            or managing such facilities for at least three (3) years (or for such period as Guarantor
                                            has been in such business, whichever is less). Tenant shall be responsible for the payment
                                            of Landlord’s reasonable attorneys’ fees incurred in connection with Landlord
                                            evaluating any requested Assignment by Tenant, which amount shall be paid within five (5)
                                            days after receipt of a billing, therefore.

		D.	If
                                            a Default occurs while the Premises is assigned or sublet, Landlord may, at Landlord’s
                                            option, in addition to any other remedies provided in this Lease or by law, collect, directly
                                            from the assignee or subtenant all rents becoming due under the terms of the assignment or
                                            subletting and apply the rents against any sums due to Landlord under this Lease. The acceptance
                                            of rent from any other person shall not be deemed to be a waiver of any of the provisions
                                            of this Lease or be a consent to the assignment of this Lease or the subletting of the Premises.
                                            Landlord may freely assign this Lease in connection with the sale of the Building without
                                            Tenant’s consent (but with written notice to Tenant) and Landlord’s assignee
                                            shall assume all liability hereunder, including the Security Deposit, and Landlord shall
                                            be released from the terms of the lease upon any such assignment.

		E.	Subletting.
                                            Subject to the above, Tenant may: (i) with Landlord's prior written consent, sublet portions
                                            of the Building in the ordinary course of Tenant's business to subtenants of such Building
                                            for customary uses ancillary to Tenant's permitted use including, pharmacy, physical therapy,
                                            and sundry providers; (ii) any such subletting shall be no more than five (5%) percent of
                                            the Building and no more than ten percent (10%) of the Building in the aggregate of all subleases;
                                            and (iii) subject to Landlord's prior written consent, which consent shall not be unreasonably
                                            withheld, conditioned or delayed, in each case using a form of sublease reasonably approved
                                            by Landlord. Tenant shall be responsible for the payment of Landlord’s reasonable attorneys’
                                            fees incurred in connection with Landlord evaluating any requested subletting by Tenant,
                                            which amount shall be paid within five (5) days after receipt of a billing, therefore.

		10.02	Permitted
                                            Assignments. Provided no Default exists under the Lease, Tenant may make an Assignment
                                            of this Lease without Landlord’s consent, but with written notice delivered to Landlord
                                            at least forty-five (45) days in advance of the Assignment, together with financial information
                                            on the proposed Assignee, to one of the following entities in connection with one of the
                                            following transactions: (i) an Assignment of the Lease to a parent entity provided the parent
                                            entity and Tenant collectively have a tangible net worth that is equal or better than that
                                            of Tenant as of the Effective Date, or (ii) an Assignment to any corporation or other entity
                                            resulting from a merger or consolidation of or with Tenant or an acquisition of all or substantially
                                            all of Tenant’s assets provided (A) the tenant following such transfer (1) has a tangible
                                            net worth that is equal or better than that of Tenant as of the Effective Date, and (2) provides
                                            a guarantor of this Lease that has a tangible net worth that is equal or greater than that
                                            of Tenant (i) as of the Effective Date and (ii) as of such date of assignment, and such entity
                                            executes a guaranty in favor of Landlord in form and content reasonably satisfactory to Landlord,
                                            (B) has received any necessary licenses, permits or approvals necessary to occupy the Premises
                                            in accordance with all laws, ordinances, rules and regulations, and (C) Landlord shall be
                                            provided upon request financial information reasonably required to demonstrate compliance
                                            with the requirements under subsection (A) hereof.

ARTICLE
XI

DEFAULT
AND REMEDIES

	 	11.01	Default. Each of the following events is a default
    under the Lease (a “Default”)

		A.	Failure
                                            of Tenant to pay any installment of the Rent or other sum payable to Landlord under this
                                            Lease on the date that it is due, and the continuance of that failure for a period of five
                                            (5) days after Landlord delivers written notice of the failure to Tenant; provided, however,
                                            that Landlord shall only be required to give Tenant notice and opportunity to cure such failure
                                            twice in any given twelve (12) month period, including any notice and cure related to 11.01(B)
                                            below. This clause will not be construed to permit or allow a delay in paying Rent beyond
                                            the due date and will not affect Landlord’s right to impose a Late Charge as permitted
                                            in Section 3.03:

		B.	Failure
                                            of Tenant to comply with any term, condition or covenant of this Lease, other than the payment
                                            of Rent or other sum of money, and the continuance of that failure for a period of thirty
                                            (30) days after Landlord delivers written notice of the failure to Tenant; provided,
                                            however, such failure shall not be an Event of Default if due to the nature of the
                                            failure it cannot be cured within the above-mentioned thirty (30) day period provided that
                                            Tenant has commenced the cure within such thirty (30) day period and diligently pursues such
                                            curative action to completion as reasonably determined by Landlord:

		C.	Failure
                                            of Tenant or any guarantor of Tenant’s obligations under this Lease to pay its debts
                                            as they become due or an admission in writing of inability to pay its debts, or the making
                                            of a general assignment for the benefit of creditors;

		D.	The
                                            commencement by Tenant or any guarantor of Tenant’s obligations under this Lease of
                                            any case, proceeding or other action seeking reorganization, arrangement, adjustment, liquidation,
                                            dissolution or composition of it or its debts under any law relating to bankruptcy, insolvency,
                                            reorganization or relief of debtors, or seeking appointment of a receiver, trustee, custodian
                                            or other similar official for it or for all or any substantial part of its property;

		E.	The
                                            commencement of any case, proceeding or other action against Tenant or any guarantor of Tenant’s
                                            obligations under this Lease seeking to have an order for relief entered against it as debtor,
                                            or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition
                                            of it or its debts under any law relating to bankruptcy, insolvency, reorganization or relief
                                            of debtors, or seeking appointment of a receiver, trustee, custodian or other similar official
                                            for it or for all or any substantial part of its property, and Tenant or any guarantor; (i)
                                            fails to obtain a dismissal of such case, proceeding, or other action within sixty (60) days
                                            of its commencement; or (ii) converts the case from one chapter of the Federal Bankruptcy
                                            Code to another chapter; or (iii) is the subject of an order of relief that is not fully
                                            stayed within seven (7) business days after the entry thereof;

		F.	Vacancy
                                            or abandonment by Tenant of any substantial portion of the Premises or cessation of the use
                                            of the Premises for the purpose leased (Tenant may not allow the Premises to “go dark”);

		G.	A
                                            receiver or Trustee shall be appointed for the Premises or for all or substantially all of
                                            the assets of Tenant or any guarantor of Tenant’s obligations under this Lease;

		H.	A
                                            default beyond any applicable cure period by any Guarantor under the Guaranty;

		I.	Any
                                            material misrepresentation by Tenant under this Lease or in any written report, notice or
                                            communication made pursuant hereto from Tenant to Landlord with respect to Tenant, any Guarantor,
                                            or the Premises;

		J.	The
                                            occurrence of any other event or circumstance described as a Default in this Lease.

		11.02	Remedies.
                                            Upon the occurrence of any Default listed in Section 11.01, and such default is
                                            not cured by Tenant within any applicable grace or cure period, Landlord, at any time thereafter,
                                            may, if available under applicable state law, at its option, without further notice or putting
                                            in default, accelerate the rent to become due for the balance of the Lease Term; proceed
                                            for all past due rent, and other damages caused by the default and exercise any or all of
                                            the following rights or remedies:

		A.	Landlord
                                            may cancel and terminate this Lease, and this cancellation will be effective immediately,
                                            Tenant hereby expressly waiving the legal notice to vacate, if available under applicable
                                            state law. If Tenant fails to surrender the Premises, Landlord may, without prejudice to
                                            any other remedy that Landlord may have for possession of the Premises or Rent in arrears,
                                            resume possession of the Premises by any lawful means and remove Tenant and other occupants
                                            and their effects, without being liable for any claim for damages due to the termination
                                            of this Lease or termination of possession. Tenant shall pay to Landlord on demand the amount
                                            of all Rent and loss and damage Landlord may suffer reason of the termination or inability
                                            to relet the Premises up to the date termination, in addition to any other liabilities that
                                            survive the termination of this Lease.

		B.	Landlord
                                            may enter upon and take possession of the Premises, without terminating this Lease and without
                                            being liable for any claim for damages due to termination of possession and expel Tenant
                                            and any other person who may be occupying the Premises or any part thereof. Landlord may
                                            relet the Premises and receive rent from the new occupant. Tenant agrees to pay to Landlord
                                            monthly, or on demand from time to time, any deficiency that may arise by reason of any such
                                            reletting. In determining the amount of the deficiency, professional service fees, broker
                                            commissions, property management fees, reasonable attorneys’ fees, court costs, remodeling
                                            expenses, new tenant improvement allowance, and other reasonable costs of reletting will
                                            be subtracted from the amount of rent received from the new occupant.

		C.	Landlord
                                            may enter upon the Premises, without terminating this Lease and without being liable for
                                            any claim for damages due to such entry and do whatever Tenant is obligated to do under the
                                            terms of this Lease. Tenant agrees to pay Landlord on demand for expenses that Landlord incurs
                                            in performing Tenant’s obligations under this Lease, together with interest thereon
                                            at the prime rate stated in the Wall Street Journal plus five percent (5%) per annum from
                                            the date spent until paid.

		D.	Declare
                                            the entire balance of all forms of Rent due hereunder for the remainder of the term of this
                                            Lease (“Accelerated Rent”) to be due and payable and may collect the same by
                                            distress or otherwise. Notwithstanding the foregoing, Landlord agrees that provided Tenant
                                            pays the Accelerated Rent within thirty (30) days of written demand (which shall be accompanied
                                            by a calculation of the Accelerated Rent in accordance with this Lease), then Landlord agrees
                                            that for a period of two (2) years after such payment, Landlord shall (i) seek to mitigate
                                            Tenant’s damages by re-letting the Premises to a tenant acceptable to Landlord, and
                                            in the event of re-letting during such period, shall refund to Tenant that portion of the
                                            Accelerated Rent which has been mitigated as then so determined; or (ii) upon written request
                                            of Tenant, shall permit Tenant access to the Premises, through a licensed broker acting on
                                            Tenant’s behalf, and shall cooperate with Tenant so that Tenant may mitigate its damages
                                            directly by presenting to Landlord, a tenant acceptable to Landlord, in Landlord’s
                                            sole but reasonable judgment, who thereafter enters into a lease of the Premises with Landlord,
                                            in which event Landlord shall refund to Tenant in the same manner as subsection (i) above.
                                            Neither the enforcement or collection by Landlord of those amounts nor the payment by
                                            Tenant of those amounts will constitute a waiver by Landlord of any breach, existing or in
                                            the future, of any of the terms or provisions of this Lease by Tenant or a waiver of any
                                            rights or remedies that the Landlord may have with respect to any breach. In no event shall
                                            Tenant be liable to Landlord for any indirect, special, consequential, or punitive damages.

		E.	Unless
                                            otherwise provided by applicable state law, no re-entry or taking possession of the Premises
                                            by Landlord will be construed as an election to terminate this Lease, unless a written notice
                                            of that intention is given to Tenant. Notwithstanding any reentry, taking possession or reletting,
                                            Landlord may, at any time, thereafter, elect to terminate this Lease for a previous Default.
                                            Pursuit of any of the foregoing remedies will not preclude pursuit of any other remedies
                                            provided by law, nor will pursuit of any remedy provided in this Lease constitute a forfeiture
                                            or waiver of any Rent due to Landlord under this Lease or of any damages accruing to Landlord
                                            by reason of the violation of any of the provisions in this Lease. Failure of Landlord to
                                            declare any Default immediately upon its occurrence, or failure to enforce one or more of
                                            Landlord’s remedies, or forbearance by Landlord to enforce one of more Landlord’s
                                            remedies upon a Default, will not be deemed to constitute a waiver of any of Landlord’s
                                            remedies for any Default. Pursuit of any one of the remedies will not preclude pursuit by
                                            Landlord of any of the other remedies provided in this Lease. The loss or damage that Landlord
                                            may suffer by reason of a Default by Tenant under this Lease, or the deficiency from any
                                            reletting, will include the reasonable expense of taking possession and any repairs performed
                                            by Landlord after a Default by Tenant. If Landlord terminates this Lease at any time for
                                            any Default, in addition to other Landlord’s remedies, Landlord may recover from Tenant
                                            all damages Landlord may incur by reason of the Default, including the cost of recovering
                                            the Premises and the Rent then remain remaining unpaid. Tenant agrees that the statute of
                                            limitations for any legal action by Landlord shall not begin to run until the Expiration
                                            Date.

		F.	Upon
                                            Tenant’s default, Landlord may demand specific performance or a mandatory injunction
                                            requiring Tenant to perform its obligations, or both. In addition, Landlord may cure Tenant’s
                                            default and demand of Tenant immediate repayment of all reasonable amounts expended or advanced
                                            by Landlord in connection therewith, plus interest at the prime rate stated in the Wall Street
                                            Journal plus five percent (5%) per annum. In order to effect any cure requiring work to be
                                            performed on the Premises, Landlord may, if it deems necessary, enter the Premises to effect
                                            such cure, and Landlord may exercise such remedy without any notice to Tenant if Landlord
                                            in its good faith judgment believes it would be injured by failure to take rapid action or
                                            if the unperformed obligation of Tenant constitutes an emergency.

		G.	Landlord
                                            shall have an affirmative duty to mitigate Landlord’s damages as required by applicable
                                            law; provided, however, that Landlord will not be obligated to incur material expenses or
                                            to use any efforts that are in addition to its normal leasing efforts.

		H.	No
                                            right or remedy of Landlord is intended to be exclusive of any other right or remedy, and
                                            each and every right and remedy will be cumulative and in addition to any other right or
                                            remedy now or hereafter existing under this Lease, at law, in equity or by statute. Landlord
                                            will not be liable for any damages resulting to Tenant from any right or remedy exercised
                                            by Landlord, unless it is caused by the sole, joint or concurrent gross negligence or willful
                                            misconduct of Landlord.

		11.03	Landlord
                                            Default. Tenant shall give written notice of any failure by Landlord to perform any of
                                            Landlord’s obligations under this Lease to Landlord and to any ground lessor, mortgagee,
                                            or beneficiary under any deed of trust or mortgage encumbering the Premises whose name and
                                            address have been furnished to Tenant in writing. Landlord will not be in default under this
                                            Lease unless Landlord (or the ground lessor, mortgagee, or beneficiary) fails to cure the
                                            nonperformance within thirty (30) days after receipt of Tenant’s notice. However, if
                                            the nonperformance reasonably requires more than thirty (30) days to cure, Landlord will
                                            not be in default if the cure is commenced within the thirty (30) day period and is thereafter
                                            diligently pursued to completion. If Landlord shall fail to cure the non-performance within
                                            the thirty (30) day period or fails to diligently pursue to completion during such longer
                                            period permitted above, Tenant may remedy the nonperformance and Landlord shall reimburse
                                            Tenant for same within thirty (30) days after Landlord’s receipt of written request
                                            for reimbursement accompanied by adequate documentation of such expense (a “Default
                                            Reimbursement Request”). If Landlord shall fail to make payment to Tenant within such
                                            30-day period on the Default Reimbursement Request, Tenant shall re-deliver the Default Reimbursement
                                            Request to Landlord and to Landlord’s lender at lender’s last known address and
                                            Landlord shall have an additional thirty (30) days to reimburse Tenant. If Landlord shall
                                            fail to reimburse Tenant within the additional thirty (30) day period, Tenant shall then
                                            have the right to deduct the cost from subsequent payments of Rent due to the Landlord under
                                            this Lease.

		11.04	Limitation
                                            of Landlord’s Liability. As used in this Lease, the term “Landlord”
                                            means only the current owner or owners of the fee title to the Premises, or the leasehold
                                            estate under a ground lease of the Premises, at the time in question. Each Landlord is obligated
                                            to perform the obligations of Landlord under this Lease only during the time such Landlord
                                            owns such title or estate. Any Landlord who transfers its title, estate or other interest
                                            is relieved of all liability with respect to the obligations of Landlord under this Lease
                                            accruing on or after the date of the transfer, and Tenant agrees to recognize the transferee
                                            as Landlord under this Lease. However, each Landlord shall deliver to its transferee the
                                            Security Deposit held by Landlord, to the extent the Security Deposit has not then been applied
                                            under the terms of this Lease. Notwithstanding anything to the contrary contained in this
                                            Lease, in the event of any default or breach by Landlord with respect to any of the terms,
                                            covenants, and conditions of this Lease to be observed, honored, or performed by Landlord,
                                            Tenant shall look solely to the estate and property of Landlord in the land and building
                                            owned by Landlord comprising the Property for the collection of any judgment (or any other
                                            judicial procedures requiring the payment of money by Landlord), and the rents, income, proceeds
                                            and insurance policies therefrom or pertaining thereto, it being agreed that Landlord shall
                                            not be personally liable (nor shall any entity of Landlord be liable) for any such judgment
                                            in excess of such amounts and no other property or assets of Landlord shall be subject to
                                            levy, execution, or other procedures for the satisfaction of Tenant’s remedies.

		11.05	Bankruptcy
                                            Event. Any Event of Default of the type described in the subsection entitled "Bankruptcy"
                                            under the Default provisions of this Lease (a "Bankruptcy Event") shall
                                            be deemed in material breach of Tenant's obligations hereunder and this Lease shall thereupon
                                            automatically terminate. Landlord does, in addition, reserve any and all other remedies provided
                                            in this Lease or in the law in connection with any Bankruptcy Event.

		A.	No
                                            default of this Lease by Tenant, either prior to or subsequent to the happening of any Bankruptcy
                                            Event, shall be deemed to have been waived unless expressly done so in writing by Landlord.

		B.	It
                                            is understood and agreed that this is a lease of real property as such a lease is described
                                            in Section 365(b)(3) of the Bankruptcy Code, that Landlord is entitled to all rights and
                                            benefits of a landlord thereunder, and that nothing contained herein shall be deemed a waiver
                                            of any such right or benefit.

ARTICLE
XII 

PROTECTION
OF LENDERS

		12.01	Subordination,
                                            Non-Disturbance, and Attornment. This Lease shall be subject and subordinate to any ground
                                            lease, mortgage or deed of trust or other encumbrance which now affects the Premises or any
                                            portion thereof, provided that on the Acquisition Date, Landlord obtains from every senior
                                            landlord, mortgagee and holder of a deed of trust or mortgage upon the Premises and from
                                            any other person or entity having an interest or estate in the Premises superior to Tenant
                                            (each a “Landlord’s Mortgagee” and collectively, “Landlord’s
                                            Mortgagees”), a Subordination, Non-Disturbance and Attornment Agreement in recordable
                                            form and substantially similar to the form of Addendum I attached hereto and made
                                            a part hereof (each a “Subordination, Non-Disturbance and Attornment Agreement”),
                                            or such other commercially reasonable form subject to reasonable approval of all parties
                                            thereto. Landlord may subordinate this Lease to any future ground Lease, deed of trust or
                                            mortgage encumbering the Premises, and advances made on the security thereof and any renewals,
                                            modifications, consolidations, replacements, or extensions thereof, whenever made or recorded.
                                            Landlord’s right to so subordinate is subject to Landlord providing Tenant with a written
                                            Subordination, Non-disturbance and Attornment Agreement from the future ground lessor, beneficiary
                                            or mortgagee wherein Tenant’s right to peaceable possession of the Premises during
                                            the Term will not be disturbed if Tenant pays the Rent and performs all of Tenant’s
                                            obligations under this Lease and is not otherwise in default, in which case Tenant shall
                                            attorn to the transferee of or successor to Landlord’s interest in the Premises and
                                            recognize the transferee or successor as Landlord under this Lease. If any ground lessor,
                                            beneficiary, or mortgagee elects to have this Lease be superior to its ground lease, deed
                                            of trust or mortgage and gives Tenant written notice thereof, then this Lease will be deemed
                                            superior to the ground lease, deed of trust or mortgage whether this Lease is dated prior
                                            or subsequent to the date of the ground lease, deed of trust or mortgage or the date of recording
                                            thereof.

		12.02	Signing
                                            of Documents. Tenant shall sign and deliver any document that may be requested to evidence
                                            any attornment or subordination, or any agreement to attorn or subordinate, as long as the
                                            document is consistent with the provisions of Section 12.01. If the Tenant fails to
                                            do so within ten (10) days after a written request, and such failure continues for another
                                            five (5) days after an additional written request, Tenant hereby irrevocably appoints Landlord
                                            as Tenant’s attorney-in-fact to execute and deliver the attornment or subordination
                                            document.

	 	12.03	Certificates.

		A.	Upon
                                            Landlord’s written request, Tenant shall execute and deliver to Landlord a written
                                            and acknowledged statement in favor of Landlord or any prospective purchaser, investor or
                                            mortgagee of the Premises certifying: (1) whether Tenant is an assignee or subtenant; (2)
                                            the Expiration Date of this Lease; (3) the number of renewal options under this Lease and
                                            the total period one of time covered by the renewal option(s); (4) that none of the terms
                                            or provisions of this Lease have been changed since the original execution of this Lease,
                                            except as shown on attached amendments or modifications; (5) that to the best of Tenant’s
                                            knowledge, no default by Landlord exists under the terms of this Lease (or if Landlord is
                                            claimed to be in default, stating why); (6) that Tenant has no claim against Landlord under
                                            this Lease and has no defense or right of offset against collection of Rent under this Lease;
                                            (7) the amount and date of the last payment of Rent; (8) the amount of any Security Deposit
                                            and other deposits, if any; (9) the identity and address of any guarantor of this Lease;
                                            and (10) such other commercially reasonable information as may be requested . Tenant shall
                                            deliver the statement to Landlord within fifteen (15) days after Landlord’s request
                                            provided the notice is delivered in compliance with the notice provisions set forth in Section
                                            14.07 hereof. Landlord may forward any such statement to any prospective purchaser or
                                            lender of the Premises. The purchaser or lender may rely conclusively upon the statement
                                            as true and correct.

		B.	If
                                            Tenant does not deliver the written statement to Landlord within the fifteen (15) day period,
                                            and such failure continues for another five (5) days after an additional written request,
                                            Landlord, and any prospective purchaser or lender, may conclusively presume and rely upon
                                            the following facts: (1) that the terms and provisions of this Lease have not been changed
                                            excepts as otherwise represented by Landlord; (2) that this Lease has not been terminated
                                            except as otherwise represented by Landlord; (3) that not more than one monthly installment
                                            of Base Rent and other charges have been paid in advance; (4) there are no claims against
                                            Landlord nor any defenses or rights of offset against collection of Rent; and (5) that Landlord
                                            is not in default under this Lease. In such event, Tenant will be stopped from denying the
                                            truth of the presumed facts.

		12.04	Tenant’s
                                            Financial Condition. Within twenty (20) days after a written request from Landlord, but
                                            not more than twice in any calendar year, Tenant shall deliver to Landlord financial statements
                                            and financial information as are reasonably required by Landlord, in the form of the following:

		(i)	Annual
                                            Reports: Within ninety (90) days after the end of each calendar year, a profit and loss statement
                                            and financial statement of Tenant and each Guarantor for such year, and a balance sheet as
                                            of the end of such year, in a form reasonably satisfactory to Landlord. Tenant agrees to
                                            provide to Landlord an update or amendment to such information when reasonably requested
                                            by Landlord, which shall include execution of such certification statements as may be requested
                                            by Landlord or any lender to Landlord.

		(ii)	Tax
                                            Returns: Within thirty (30) days after filing, but in any case within ninety (90) days of
                                            the standard filing date, copies of all federal and state, as appropriate, income tax returns
                                            on Tenant and each Guarantor, including all schedules and accompanying materials, each prepared
                                            by a certified public accountant reasonably acceptable to Landlord.

		(iii)	All
                                            financial statements must be prepared in accordance with generally accepted accounting principles
                                            consistently applied, include balance sheets, income information, contingent liabilities,
                                            and be in form and content acceptable to Landlord. In addition, Tenant shall deliver to any
                                            lender or investor designated by Landlord the foregoing financial statements required by
                                            the lender and any additional financial information as reasonably requested by such parties,
                                            including explanatory information, to facilitate the financing or refinancing of the Premises
                                            or by any investor to facilitate investment in the Property. Tenant represents to Landlord
                                            that each financial statement is a true, complete, and accurate statement as of the date
                                            of the statement. All financial statements will be confidential and will be used only for
                                            the purpose set forth in this Lease.

ARTICLE
XIII

ENVIRONMENTAL
REPRESENTATIONS AND INDEMNITY

		13.01	Tenant’s
                                            Compliance with Environmental Laws. Tenant, at Tenant’s expense shall comply with
                                            all laws, rules, orders, ordinances, directions, regulations and requirements of Federal,
                                            State, county and municipal authorities pertaining to Tenant’s use of the Property
                                            and with the recorded covenants, conditions and restrictions (provided Landlord has notified
                                            Tenant of the same and provided copies thereof), regardless of when they become effective,
                                            including, without limitation, all applicable Federal, State and local laws, regulations
                                            or ordinances pertaining to air and water quality. Hazardous Materials (as defined in Section
                                            13.03(a), waste disposal, air emissions and other environmental matters, all zoning and
                                            other land use matters, and with any direction of any public officer, pursuant to law, which
                                            impose any duty upon Landlord or Tenant with respect to the use or occupancy of the Property.

		13.02	Tenant’s
                                            Indemnification. Except for materials that are customarily used in connection with the
                                            Permitted Use and then only in compliance with all Environmental Laws, Tenant shall not cause
                                            or permit any Hazardous Materials to be brought upon, kept, or used in or about the Property
                                            by Tenant, or Tenant’s agents, employees, contractors, or invitees without the prior
                                            written consent of Landlord. Tenant shall notify Landlord immediately of the presence of
                                            or disposal of Hazardous Materials on or near the Premises, and of any notice by a party
                                            alleging the presence of a Hazardous Materials on or near the Premises. If the presence of
                                            Hazardous Materials on the Property caused or permitted by Tenant results in contamination
                                            of the Property or any other property in accordance with applicable Environmental Laws (as
                                            defined below), or if contamination of the Property or any other property by Hazardous Materials
                                            otherwise occurs for which Tenant is legally liable to Landlord for damage resulting therefrom,
                                            then Tenant shall indemnify, defend and hold Landlord harmless from any and all claims, judgments,
                                            damages, penalties, fines, costs, liabilities or losses (including, without limitation, diminution
                                            in value of the Property, damages for the loss of restriction on use of rentable or unusable
                                            space or of any amenity or appurtenance of the Property, damages arising from any adverse
                                            impact on marketing of building space or land area, sums paid in set in settlement of claims,
                                            reasonable attorneys’ fees, court costs, consultant fees and expert fees) that arise
                                            during or after the term as a result of the contamination. This indemnification of Landlord
                                            by Tenant includes, without limitation, costs incurred in connection with any investigation
                                            of site conditions or any clean-up, remedial work, remove or restoration work required by
                                            any Federal, State or local government agency because of Hazardous Materials present in the
                                            soil or ground water on or under the Property (or any other property) caused or permitted
                                            by Tenant results in any contamination of the Property, Tenant shall promptly take all actions
                                            at Tenant’s sole expense as are necessary to return the Property to the condition existing
                                            prior to the introduction of any such Hazardous Materials, provided that Landlord’s
                                            approval of such actions is first obtained. In no event shall Tenant be liable to Landlord
                                            for any indirect, special, consequential, or punitive damages. This indemnity shall survive
                                            the expiration date or earlier termination of this Lease and shall survive any transfer of
                                            Landlord’s interest in the Property.

	 	13.03	Hazardous Materials and Environmental Law.

		A.	For
                                            purposes of this Lease, the term “Hazardous Materials” means (i) any one
                                            or more pollutant, toxic substance, hazardous waste, hazardous material, hazardous substance,
                                            solvent or oil as defined in or pursuant to the Comprehensive Environmental Response, Compensation
                                            and Liability Act, as amended, the Clean Water Act, as amended, the Water Pollution Control
                                            Act, as amended, the Solid Waste Disposal Act, as amended, or any other Federal, State or
                                            local environmental law, regulation, ordinance, or rule, whether existing as of the date
                                            of this Lease or subsequently enacted, including without limitation; any substance (a) containing
                                            petroleum, crude oil or any fraction thereof; (b) containing polychlorinated biphenyls (PCBs);
                                            (c) containing asbestos; (d) containing mold-producing organisms; or (e) which is radioactive
                                            or any substance constituting “Medical Waste” as defined below. “Medical
                                            Waste” shall mean any solid, semisolid, gaseous, or liquid waste, which is generated
                                            or utilized in the diagnosis, treatment (e.g., provisions of medical services), immunization
                                            or performance of a service to the body of human beings, and for greater certainty shall
                                            include all waste generated by Tenant in relation to its use and shall include the use of
                                            licensed medical waste management companies. To the extent any Environmental Laws establish
                                            a meaning for the term “Hazardous Materials” which is broader than that provided
                                            above, such broader definition shall apply in this Lease;

		B.	For
                                            purposes of this Lease, the term “Environmental Laws” means any and all
                                            federal, state, local, or other laws (including but not limited to civil law and common law),
                                            statutes, treaties, ordinances, rules, regulations, codes, policies, jurisprudence, orders,
                                            decrees, penalties, permits, licenses, approvals, authorizations, actions or requirements
                                            or similar items, whether heretofore existing or hereafter enacted, promulgated, signed,
                                            ordered, or otherwise arising or becoming effective, as they exist now or in the future,
                                            and all amendments thereto, insofar as the same or any of them concern, affect, regulate
                                            or involve the indoor or outdoor environment, natural resources, ecology, wildlife, wetlands,
                                            health or safety, Hazardous Substances, raw materials, products or similar matters, including,
                                            but not limited to, the Comprehensive Environmental Response, Compensation and Liability
                                            Act, (42 U.S.C. Section 9601, et seq.), as amended, the Resource Conservation and Recovery
                                            Act (42 U.S.C. §6901, et seq.), as amended, the Superfund Amendments and Reauthorization
                                            Act of 1986, as amended, the Toxic Substance Control Act (15 U.S.C. §2601, et seq.),
                                            as amended, the Federal Water Pollution Control Act, as amended by the Clean Water Act (33
                                            U.S.C. §1251, et seq.), as amended, the Clean Air Act (42 U.S.C. §7401, et seq.),
                                            as amended, the Occupational Safety and Health Act (29 U.S.C. §651, et seq.), as amended,
                                            the National Environmental Policy Act (42 U.S.C. §11001, et seq.), as amended, and all
                                            regulations corresponding to or promulgated under authority of any of the foregoing statutes.

		13.04	Landlord
                                            to its current actual knowledge, represents and warrants that Landlord has not used the Property
                                            or any portion thereof for the production, disposal or storage of any Hazardous Materials
                                            and Landlord, to its current actual knowledge, is not aware of any such prior use or any
                                            proceeding or inquiry by a governmental authority with respect to the presence of such waste
                                            or substance on the Property or the movement thereof from or to adjoining property. Landlord
                                            agrees to remove at Landlord’s sole cost and expense, any Hazardous Materials, which
                                            are used in the construction of the Building. Further, Landlord’s cost for the removal
                                            of Hazardous Materials from the Property used in the construction of the Building shall be
                                            excluded from operating expenses that would otherwise be passed through to Tenant inclusive
                                            of any material that is deemed toxic presently. Landlord shall defend, indemnify and hold
                                            Tenant harmless from and against any and all losses, costs (including reasonable attorneys’
                                            fees), liabilities and claims arising from any violations of any environmental regulations
                                            and/or the existence of Hazardous Materials used in the construction of the Building that
                                            are in, on or under the Property as of the Commencement Date, and shall assume full responsibility
                                            and cost to remedy such violations and/or the existence of Hazardous Materials used in construction
                                            of the Building, provided and to the extent that such violation or the existence of Hazardous
                                            Materials is not caused by Tenant.

ARTICLE
IV

MISCELLANEOUS
AND ADDITIONAL PROVISIONS

		14.01	Force
                                            Majeure. Except for the obligation of payment hereunder including Base Rent, Additional
                                            Rent and Operating Costs, if performance by Landlord or Tenant of any term, condition or
                                            covenant in this Lease is delayed or prevented by any Act of God, strike, lockout, shortage
                                            or material or labor, restriction by any governmental authority, civil riot, failure of power,
                                            flood, or any other cause beyond the reasonable control of that party, and not due to the
                                            fault or negligence of that party, or for any cause due to any act or neglect of the other
                                            party or its servants, agents, employees, or any person claiming by, through or under the
                                            other party, then the party that is delayed or prevented from doing or performing the act
                                            or thing shall not be liable or responsible for any such delays, the doing or performing
                                            of such act or thing shall be excused for the period of the delay, and the period for the
                                            performance of any such act shall be extended for a period equivalent to the period of such
                                            delay.

		14.02	Interpretation.
                                            The captions of the Articles or Sections of this Lease are to assist the
                                            parties in reading this Lease and are not part of the terms or provisions of this Lease.
                                            Whenever required by the context of this Lease, the singular will include the plural and
                                            the plural will include the singular, and the masculine, feminine and neuter genders will
                                            each include the other.

		14.03	Waivers.
                                            Any waivers of any provisions of this Lease must be in writing and signed by waiving
                                            party. Landlord’s delay or failure to enforce any provisions of this Lease or Landlord’s
                                            acceptance of late installments of Rent or Additional Rent will not be a waiver and will
                                            not prevent Landlord from enforcing that provision or any other provision of this Lease in
                                            the future. No statement on a check from Tenant or in a letter accompanying a check will
                                            be binding on Landlord, nor shall it be deemed an accord and satisfaction or recognized for
                                            any purpose whatsoever. Landlord may, with or without notice to Tenant, negotiate, cash,
                                            or endorse the check without being bound to the conditions of any such statement. The acceptance
                                            of any such check or payment shall be without prejudice to Landlord’s rights to recover
                                            any and all amounts owned by Tenant hereunder and shall not be deemed to cure any other default
                                            nor prejudice Landlord’s rights to pursue any other available remedy.

		14.04	Severability.
                                            A determination by a court of competent jurisdiction that any provision of this Lease
                                            is invalid or unenforceable will not invalidate the remainder of that provision or any other
                                            provision of this Lease, which will remain in full force and effect.

		14.05	Joint
                                            and Several Liability. In any right of action which shall accrue to the Landlord under
                                            this Lease, the Landlord may, at Landlord's option, proceed against the undersigned and the
                                            Tenant, jointly, severally, or in solido, but only up to a Tenant Guarantor’s pro rata
                                            interest in Tenant, and may proceed against the undersigned without having commenced any
                                            action against or having obtained any judgment against the Tenant. Tenant will be responsible
                                            for the conduct, acts and omissions of Tenant’s agents, employees, customers, contractors,
                                            invitees, agents, successors, or others using the Premises with Tenant’s express or
                                            implied permission.

		14.06	Amendments
                                            or Modifications. This Lease is the only agreement between the parties pertaining to
                                            the lease of the Premises and no other agreements are effective unless made a part of this
                                            Lease. All amendments to this Lease must be in writing and signed by all parties.

		14.07	Notices.
                                            All notices and other communications required or permitted under this Lease must be in
                                            writing and will be deemed delivered, whether actually received or not, on the earlier of:
                                            (i) actual receipt if delivered in person or by messenger with evidence of delivery; or (ii)
                                            receipt of an electronic mail (provided that notice is also sent by either the method described
                                            in (i) above or (iii) below); or (iii) upon deposit in the United States Mail as required
                                            below or with a nationally recognized overnight courier that provides tracking. Notices may
                                            be transmitted by electronic mail to the email address specified in Article I of this
                                            Lease, if any. Notices delivered by mail must be deposited in the U.S. Postal Service, certified
                                            mail, return receipt requested, postage prepaid, and properly addressed to the intended recipient
                                            as set forth in Article I. Notices sent by any other means will be deemed delivered
                                            when actually received, with proof of delivery. Any party may change its address for notice
                                            by delivering written notice of its new address to all other parties in the manner set forth
                                            above. Also, copies of all notices must also be delivered to the following persons:

If
notice is given to Tenant, then copy to:

________________________

________________________

________________________

________________________

If
notice is given to Landlord, then copy to:

_______________________

_______________________

_______________________

_______________________

		14.08	Attorneys’
                                            Fees. If, on account of any breach or default by any party to this Lease in its obligations
                                            to any other party to this Lease it becomes necessary for a party to employ an attorney to
                                            enforce or defend any of its rights or remedies under this Lease, the non-prevailing party
                                            agrees to pay the prevailing party its reasonable attorneys’ fees and court costs,
                                            if any, whether or not suit is instituted in connection with the enforcement defense.

		14.09	Venue
                                            and Applicable Law. This Lease shall be governed by and construed in accordance with
                                            the laws of the State of ______________ without reference to any conflict of law principles.
                                            Landlord and Tenant consent to the exclusive jurisdiction of the State of ___________ courts
                                            located in the county where the Property is located with respect to any claim or controversy
                                            arising under this Lease or between them.

		14.10	Survival.
                                            All obligations of any party to this Lease that are not fulfilled at the expiration,
                                            or the termination of this Lease will survive such expiration or termination as continuing
                                            obligations of the party.

		14.11	Guaranty.
                                            This Lease and the obligations of Tenant hereunder are guaranteed by the parties (the
                                            “Guarantors”) executing the Guaranty (the “Guaranty”)
                                            attached hereto as Addendum D and made a part hereof for all purposes. Guarantors
                                            may assign the Guaranty in the event of a permitted Assignment consented to in writing by
                                            Landlord and shall be fully released from all obligations under the Guaranty after the assignment
                                            thereof provided the proposed transferee assumes in full the obligations of Guarantors under
                                            the Guaranty arising after the transfer, so long as the assignee(s) of the Guaranty has/have
                                            a financial profile sufficient to satisfy the financial obligations under this Lease as reasonably
                                            determined by the Landlord and approved by Landlord’s lender in such lender’s
                                            sole discretion in advance of any such assignment.

		14.12	Binding
                                            Effect. Subject to the limits on Tenant’s assignment contained in Article X, this
                                            Lease will inure to the benefit of, and be binding upon, each of the parties to this Lease
                                            and their respective heirs, representatives, successors, and assigns. However, Landlord will
                                            not have any obligation to Tenant’s successors or assigns unless the rights or interests
                                            of the successors or assigns are acquired in accordance with the terms of this Lease.

		14.13	Patriot
                                            Act Representation. Landlord and Tenant each represent to the other that: (1) its property
                                            interests are not blocked by Executive Order No. 13224, 66 Fed. Reg 49079; (2) it is not
                                            a person listed on the Specially Designated Nationals and Blocked Persons list of the Office
                                            of Foreign Assets Control of the United States Department of the Treasury; and (3) it is
                                            not acting for or on behalf of any person on that list.

		14.14	Offer.
                                            The execution of this Lease by the first party to do so constitutes an offer to Lease
                                            the Premises. Unless this Lease is signed by the other party and a fully executed copy is
                                            delivered to the first part within ten (10) days after the date of execution by the first
                                            party, such offer to lease will be deemed automatically withdrawn. Any acceptance of an offer
                                            that has been withdrawn will only be effective if the party that withdrew the offer subsequently
                                            agrees to the acceptance either in writing or by course of conduct.

		14.15	Additional
                                            Provisions. Landlord and Tenant agree to any provisions set forth on the attached addendum
                                            as set for in Section 1.09.

		14.16	Consult
                                            an Attorney. This Lease is an enforceable, legally binding agreement. Read it carefully.
                                            By executing this Lease, Landlord and Tenant each agree to the provisions contained in
                                            this Lease.

		14.17	Exclusive
                                            Use. Landlord agrees that it will not, during the Term or any extension thereof, develop
                                            property owned by Landlord within a five (5) mile radius of the Property or lease any space
                                            within a five (5) mile radius of the Property, or consent to a sublease under or an assignment
                                            of, for the operation of a medical emergency room or ambulatory surgery center the “Restricted
                                            Use”, whose business is in direct competition with that of Tenant. If Landlord
                                            violates the terms of this paragraph and the Landlord or other person conducts a Restricted
                                            Use (an “Exclusive Violation”), and the Exclusive Violation continues for thirty
                                            (30) days after notice from Tenant, then Tenant shall be entitled to injunctive relief as
                                            a remedy against Landlord. If the Exclusive Violation continues for six (6) months, then
                                            Tenant shall have the right, in addition to its other remedies available at law or in equity,
                                            to terminate this Lease at any time thereafter, in which case this Lease shall terminate
                                            on the date set forth in Tenant’s notice as if that were the date set forth in the
                                            Lease for the natural expiration thereof, and no termination penalty will be payable to Landlord.

		14.18	Parking.
                                            Tenant shall have the exclusive use of all parking spaces located on the Property without
                                            any additional payment or compensation due to Landlord.

		14.19	Option
                                            to Purchase. The members of Tenant shall have an option to purchase the Property pursuant
                                            to the terms and conditions of Addendum F attached hereto and by this reference incorporated
                                            herein.

		14.20	Memorandum
                                            of Lease. This Lease shall not be recorded; however, a Memorandum of Lease (the "Memorandum
                                            of Lease"), suitable for recording in the proper filing office in which the Premises
                                            is situated, in the form attached as Addendum H, shall be executed by all parties
                                            simultaneously with the execution of this Lease. Tenant may cause a copy of said Memorandum
                                            of Lease to be recorded on the Acquisition Date. The Memorandum of Lease shall incorporate
                                            a complete and correct legal description of the Premises. If this Lease terminates, Tenant
                                            will deliver, in recordable form and in form and content acceptable to Landlord in its reasonable
                                            discretion, a termination of this Lease and Memorandum of Lease.

		14.21	Relationship
                                            of Landlord and Tenant. It is understood and agreed that Landlord shall in no event be
                                            construed or held to be a partner, joint venturer, or associate of Tenant in the conduct
                                            of Tenant's business, and Landlord shall not be liable for any debts incurred by Tenant in
                                            the conduct of Tenant's business; but it is understood and agreed that the relationship is
                                            and at all times shall remain that of Landlord and Tenant.

		14.22	NO
                                            REQUIREMENT TO REFER. NOTHING IN THIS AGREEMENT SHALL BE CONSTRUED TO REQUIRE TENANT
                                            TO ADMIT PATIENTS TO ANY AFFILIATED OR RELATED ENTITY OF THE LANDLORD OR TO PROVIDE INPATIENT,
                                            OUTPATIENT OR ANY OTHER SERVICES TO PATIENTS, TO ORDER ANY GOODS OR SERVICES FROM LANDLORD
                                            OR OTHERWISE GENERATE BUSINESS FOR LANDLORD. NOTWITHSTANDING ANY UNANTICIPATED EFFECT OF
                                            ANY PROVISION OF THIS LEASE, NEITHER PARTY WILL KNOWINGLY OR INTENTIONALLY CONDUCT ITSELF
                                            IN SUCH A MANNER AS TO VIOLATE THE PROHIBITION AGAINST FRAUD AND ABUSE IN CONNECTION WITH
                                            THE MEDICARE AND MEDICAID PROGRAMS (42 USC SECTION 1320A-7B).

		14.23	Fraud
                                            and Abuse Law. The Parties enter into this Agreement with the intent of conducting their
                                            relationship in full compliance with applicable state, local, and federal law including the
                                            Medicare/Medicaid Anti-Fraud and Abuse Amendments. Notwithstanding any unanticipated effect
                                            of any of the provisions herein, neither party will intentionally conduct itself under the
                                            terms of this Agreement in a manner to constitute a violation of the Medical and Medicaid
                                            Fraud and Abuse Law.

		14.24	No
                                            Improper Benefits. It is specifically agreed and understood between the Landlord and
                                            Tenant that nothing in this Lease is intended to require, nor requires, nor provides payment
                                            for, the referral of individuals to each other or to the parties' respective affiliates.
                                            No party hereto shall make or receive payment or benefit of any kind, directly or indirectly,
                                            in cash or in kind, to or from any party hereto (or any other entity or person, in exchange
                                            for a referral of any patient to each other or to the parties' respective affiliates.

		14.25	Protected
                                            Health Information.

A.
Landlord acknowledges and agrees that from time to time during the Term, Landlord and/or its employees, representatives or assigns may
be exposed to, or have access to, Protected Health Information (“PHI”), as defined by the Health Insurance Portability and
Accountability Act of 1996 and related regulations (“HIPAA”), 45 CFR Parts 160 and 164. Landlord agrees that it will not
use or disclose, and Landlord shall cause its employees, or assigns not to use or disclose, PHI for any purpose unless required by a
court of competent jurisdiction or by any governmental authority in accordance with the requirements of HIPAA and all other applicable
medical privacy laws. Landlord further agrees that, notwithstanding the rights granted to Landlord pursuant to this Lease, except when
accompanied by an authorized representative of Tenant, neither Landlord nor its employees, agents, representatives, or contractors shall
be permitted to access files, cabinets or other storage containers designated by Tenant as locations where patient medical records are
kept or stored or where such entry is prohibited by applicable state or federal health care privacy laws.

B.
Landlord shall preserve, and cause any of its employees and representatives to preserve, any “Confidential Information” of
or pertaining to Tenant and shall not, without first obtaining Tenant’s prior written consent, disclose to any person or organization,
or use for its own benefit, any Confidential Information of or pertaining to Tenant during and after the Term, unless such Confidential
Information is required to be disclosed by a court of competent jurisdiction or by any governmental authority. As used herein, the term
“Confidential Information” shall mean any business, financial, personal, or technical information relating to the business
or other activities of Tenant that Landlord obtains in connection with this Lease. Notwithstanding the forgoing, Landlord may disclose
Tenant’s business, financial, personal, or technical information relating to the business or other activities of Tenant to a lender,
potential lender, or potential investor or purchaser of Landlord in connection with Landlord seeking financing, refinancing, or a sale
of the Property upon consent of Tenant, which shall be unreasonably withheld.

	 	14.26	Dispute Resolution.

		A.	Landlord
                                            and Tenant will use commercially reasonable efforts to resolve any controversy or claim whether
                                            based on contract, tort, strict liability, fraud, misrepresentation, or other legal theory,
                                            related directly or indirectly to this Lease (a “Dispute”) between them
                                            with respect to their respective obligations and/or the completion of the Improvements as
                                            efficiently and as cost-effectively as possible. At all relevant times, Landlord and Tenant
                                            will make good faith efforts to resolve all Disputes by amicable negotiations and ensure
                                            their representatives will meet, negotiate in good faith, and try to resolve each Dispute
                                            without litigation.

		B.	Any
                                            Dispute will be settled in the following manner (the “Dispute Resolution Procedure”):
                                            (i) senior executives representing each of Landlord and Tenant will meet to discuss and attempt
                                            to resolve the Dispute; (ii) if the Dispute is not resolved as contemplated by clause (i),
                                            the parties will, by mutual consent, select a qualified real estate, construction, or lease
                                            mediator, as appropriate, to mediate such Dispute, provided that such mediation will not
                                            be binding upon any of the parties; and (iii) if such Dispute is not resolved as contemplated
                                            by clauses (i) or (ii), the parties will have such rights and remedies as are available under
                                            this Lease or, if and to the extent not provided for in this Lease, as are otherwise available
                                            by law. A party will initiate a Dispute by providing written notice of such Dispute to the
                                            other party (the “Dispute Notice”). In no event may a party invoke subpart
                                            (iii) of the Dispute Resolution Procedure until ninety (90) days after delivery of the Dispute
                                            Notice. Notwithstanding the forgoing, Landlord may invoke subpart (iii) at any time and without
                                            regard to subparts (i) and (ii) if Tenant has any uncured default in Rent or Additional Rent
                                            payment or in the event of an action seeking emergency injunctive relief.

		14.27	RADON
                                            DISCLOSURE. In accordance with the requirements of ____________ Statutes Section _______________,
                                            the following notice is hereby given:

RADON
GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present
health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in
buildings in ___________. Additional information regarding radon testing may be obtained from your county public health unit.

		14.28	Landlord’s
                                            Enforcement of Remedies. Landlord may enforce any of its remedies under this
                                            Lease either in its own name or through an agent.

		14.29	No
                                            Construction Against Drafting Party. Each party hereto has reviewed and revised
                                            (or requested revisions of) this Lease, and therefore any usual rules of construction requiring
                                            that ambiguities are to be resolved against a particular party shall not be applicable in
                                            the construction and interpretation of this Lease or any Exhibits hereto.

		14.30	Counting
                                            of Days. Each reference in any provision of this Lease to a period consisting of
                                            days shall be construed to mean calendar days, unless some other manner of counting days
                                            is expressly stated in the provision; provided, however, if the final (but not any interim)
                                            date of any period set forth herein falls on a Saturday, Sunday or legal holiday under the
                                            laws of the United States of America, the final date of such period shall be extended to
                                            the next business day.

	 	14.31	Counterparts. This Lease may be executed in any number of counterparts, each of which when so executed and delivered shall be deemed
an original, but such counterparts together shall constitute but one and the same instrument.

		14.32	Electronic
                                            Execution. Landlord and Tenant agree that this Lease shall be binding upon them when
                                            all necessary signatures are obtained and exchanged in portable digital format as attachments
                                            to electronic mail messages, or when signatures are affixed through Docusign or by electronic
                                            signature, and that original signatures shall not be required for the enforcement of this
                                            Lease.

		14.33	Successors
                                            and Assigns. The provisions of this Lease shall inure to the benefit of and be binding
                                            upon Landlord and Tenant and their respective successors and assigns (but this Lease shall
                                            inure to the benefit of only such assignees of Tenant expressly permitted under the terms
                                            of this Lease).

		14.34	WAIVER
                                            OF JURY TRIAL. TO THE FULLEST EXTENT PERMITTED BY LAW, LANDLORD AND TENANT HEREBY WAIVE
                                            TRIAL BY JURY IN ANY ACTION, PROCEEDING, OR COUNTER-CLAIM BROUGHT BY EITHER OF THE PARTIES
                                            HERETO AGAINST THE OTHER THAT IS IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF
                                            LANDLORD AND TENANT HEREUNDER, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY
                                            CLAIM OF INJURY OR DAMAGE.

		14.35	Brokers.
                                            Each of the parties: (i) represents and warrants to the other that it has not dealt with
                                            any broker or finder in connection with this Lease; and (ii) indemnifies and holds the other
                                            harmless from any and all liability, costs or expenses (including attorneys’ fees)
                                            incurred as a result of an alleged breach of the foregoing warranty. The parties hereto acknowledge
                                            and agree that Landlord is not and shall not be responsible for, or have any liability in
                                            connection with, any commissions, payments or other amounts that may be owed or alleged to
                                            be owed any broker or finder with respect to a renewal or extension of this Lease; any relocation
                                            of the Tenant or any affiliate of Tenant into any other premises owned, managed or controlled
                                            by Landlord or any affiliate of Landlord; any expansion into additional space by the Tenant;
                                            or any other lease entered into between Tenant or any affiliate of Tenant and Landlord or
                                            any affiliate of Landlord.

		14.36	No
                                            Representations by Landlord.  Tenant acknowledges that neither Landlord nor any broker,
                                            agent or employee of Landlord has made any representations or promises with respect to the
                                            Premises or the Building except as expressly set forth in this Lease, and no rights, privileges,
                                            easements, or licenses are acquired by Tenant except as expressly set forth in this Lease.

		14.37	Consents.
                                            With respect to any provision of this Lease relating to Landlord’s consents, Tenant
                                            shall not be entitled to make, and Tenant hereby expressly waives, any claim for damages
                                            as a result of Landlord’s withholding its consent, it being understood and agreed that
                                            Landlord shall not be liable for any damages whatsoever (whether direct, consequential or
                                            otherwise) by reason of Landlord’s failure to give any consent, unless Landlord is
                                            found to have acted in bad faith. Tenant’s sole remedy in any such instance shall be
                                            an action for declaratory relief, injunctive relief, or specific performance.

		14.38	Authority
                                            of Tenant. Tenant shall furnish to Landlord within ten (10) days after a request from
                                            Landlord such corporate resolutions, certificates of incumbency, partnership resolutions,
                                            partnership agreements, membership or manager resolutions, operating agreement or other information
                                            as Landlord may reasonably request in order to confirm that the execution and delivery of
                                            this Lease have been duly authorized by Tenant and that the person(s) executing this Lease
                                            on behalf of Tenant was duly authorized to do so. All such corporate, partnership or member
                                            resolutions, certificates or agreements shall be certified as being duly adopted and/or in
                                            full force and effect, without amendment, by an appropriate officer, partner, or member (or
                                            manager) of Tenant, as applicable.

		14.39	Cooperation.
                                            Tenant shall reasonably cooperate with Landlord, and provide Landlord with all information
                                            related to the Premises reasonably requested by Landlord, in connection with Landlord’s
                                            ownership and financing of the Premises and discharge of Landlord’s duties and obligations
                                            to provide information related to the Premises to any investors, partners, members or lenders
                                            of Landlord, subject to applicable medical privacy laws and regulations, at no more than
                                            nominal cost to Tenant without limitation of Tenant’s obligation to pay for any and
                                            all costs and expenses of Tenant’s other obligations under this Lease.

		14.40	Survival.
                                            All obligations of Tenant hereunder not fully performed as of the expiration or earlier
                                            termination of the Term of this Lease shall survive the expiration or earlier termination
                                            of the Term hereof, including without limitation, all payment obligations with respect to
                                            Taxes and Operating Costs and all obligations under this Lease or concerning the condition
                                            of the Premises. Upon the expiration or earlier termination of the Term hereof, Tenant shall
                                            pay to Landlord the amount, as estimated by Landlord, necessary: (i) to repair and restore
                                            the Premises as provided herein; and (ii) to discharge Tenant’s obligation for unpaid
                                            Taxes, Operating Costs or other amounts due Landlord. All such amounts shall be used and
                                            held by Landlord for payment of such obligations of Tenant, with Tenant being liable for
                                            any additional costs upon demand by Landlord, or with any excess to be returned to Tenant
                                            after all such obligations have been determined and satisfied. Any security deposit held
                                            by Landlord may, at Landlord’s option, be credited against the amount payable by Tenant
                                            under this Section.

    	 	1	 

     

    

 

IN
WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be signed as of the ___________ day of May 2022.

		 	LANDLORD:

    ____________________
    a _________ limited liability company

    By:
    ____________________________

    Name:
    _________________________

    Its:
    ___________________________

    TENANT:

    ____________________________,
    a _______ limited liability company

    By:
    _____________________________

    Name:
    ___________________________

    Title:
    ____________________________

    	 	2	 

     

    

ADDENDUM
A

SURVEY
AND LEGAL DESCRIPTION OF THE PROPERTY

Address
of the Premises: ____________________________________

[Insert
Survey Drawing]

    	 	3	 

     

    

ADDENDUM
B

BASE
RENT PAYMENT SCHEDULE

Address
of the Premises:

Amounts
of Base Rent Payments During the Term. On or before the first day of each month during the Term of this Lease, Tenant shall pay monthly
installments of Base Rent as follows:

Tenant
and Landlord acknowledge and agree that Base Rent shall be based on Total Building Costs (as defined in Addendum E) and shall
be determined in accordance with Addendum E. Landlord and Tenant further agree that this Addendum B shall be completed
to the satisfaction of Landlord and Tenant and re-attached to the Lease at the time the parties finalize the Total Building Costs and
enter into the Lease Commencement Certificate.

Tenant
and Landlord agree that the Base Rent shall increase each year during the term of the lease and any renewal by the greater of (i) ______percent
over the Base Rent for the previous Lease Year, or (ii) the increase, if any, in the cost of living over the preceding year as calculated
herein (the “CPI Increase”) multiplied by the Base Rent for the previous Lease Year. The basis for computing the CPI Increase
shall be the unadjusted Consumer Price Index for all Urban Consumers, All Items (1982-84 = 100) published by the Bureau of Labor Statistics
of the United States Department of Labor (the “Index”). The Index for the calendar month immediately preceding the month
in which the Adjustment Date falls for the prior Calendar Year shall be the “Base Index Number.” The Index for the calendar
month immediately preceding the month in which the Adjustment Date falls for the current Calendar Year shall be the “Current Index
Number.” The CPI Increase for the Calendar Year commencing on such Adjustment Date shall be a fraction whose numerator is equal
to the Current Index Number and whose denominator is equal to the Base Index Number. If the Index is not in existence at the time the
determination is to be made, the parties shall use such equivalent price index as is published by a successor government agency in lieu
of the Index to calculate the CPI Increase; or, if no such price index is published, then the parties shall use a reasonably acceptable
equivalent price index as is published by a non-governmental agency selected by Landlord to calculate the CPI Increase. Landlord’s
calculation of Base Rent shall be final absent manifest error.

    	 	4	 

     

    

ADDENDUM
C

RENEWAL
OPTIONS

Address
of the Premises:

1. 
Option to Extend the Term. Landlord grants to Tenant ______ options (each an “Option”) to extend the Term for
an additional term of _________ months each (the “Extension”), on the same terms, conditions and covenants set forth
in this Lease, except as provided below. Each Option may be exercised only by written notice received by the Landlord no later than one
hundred eighty (180) days before, the expiration of the Term or the preceding Extension of the Term, whichever is applicable. If Tenant
fails to deliver to Landlord a written notice of the exercise of an Option within the prescribed time period, such Option and any succeeding
Options will lapse, and there will be no further right to extend the Term. Each Option may only be exercised by Tenant on the express
condition that, (i) at the time of the exercise, Tenant is not in default under any of the provisions of this Lease beyond applicable
notice and cure periods, and (ii) any default which is in existence on the date that Tenant delivers its written notice of such election
but as to which any applicable grace or cure period has not yet run must be fully cured by the expiration of the applicable grace or
cure period. The Options are personal to Tenant and may not be exercised by an assignee or subtenant without Landlord’s written
consent, not to be unreasonably withheld, conditioned, or delayed.

 2. Calculation of Rent. The base rent during the Extension(s) shall be:

 

Tenant
and Landlord acknowledge and agree that Base Rent during the Extension shall be the greater of (i) _______ percent over the Base Rent
for the previous Lease Year, or (ii) the increase, if any, in the cost of living over the preceding year as calculated herein (the “CPI
Increase”) multiplied by the Base Rent for the previous Lease Year. The basis for computing the CPI Increase shall be the unadjusted
Consumer Price Index for all Urban Consumers, All Items (1982-84 = 100) published by the Bureau of Labor Statistics of the United States
Department of Labor (the “Index”). The Index for the calendar month immediately preceding the month in which the Adjustment
Date falls for the prior Calendar Year shall be the “Base Index Number.” The Index for the calendar month immediately preceding
the month in which the Adjustment Date falls for the current Calendar Year shall be the “Current Index Number.” The CPI Increase
for the Calendar Year commencing on such Adjustment Date shall be a fraction whose numerator is equal to the Current Index Number and
whose denominator is equal to the Base Index Number. If the Index is not in existence at the time the determination is to be made, the
parties shall use such equivalent price index as is published by a successor government agency in lieu of the Index to calculate the
CPI Increase; or, if no such price index is published, then the parties shall use a reasonably acceptable equivalent price index as is
published by a non-governmental agency selected by Landlord to calculate the CPI Increase. Landlord’s calculation of Base Rent
shall be final absent manifest error.

Landlord
and Tenant further agree that this Addendum C shall be completed to the satisfaction of Landlord and Tenant and re-attached to
the Lease at the time the parties finalize the Total Building Costs and enter into the Lease Commencement Certificate.

    	 	5	 

     

    

ADDENDUM
D

GUARANTY

GUARANTY

THIS
GUARANTY, dated as of __________, 20__ (together with all amendments and supplements hereto, referred to as this “Guaranty”),
is from each of the persons described on the list of Guarantors and pro rata shares included in the list below (each a “Personal
Guarantor”), and Nutex Health, Inc., a Delaware corporation (the “Corporate Guarantor”), but subject to the collection
limitations as set forth in paragraph 17 below, as applicable), together with each of its successors and assigns, including, without
limitation, any entity succeeding thereto by merger, consolidation or acquisition of its assets substantially as an entirety (all of
the Personal Guarantors and the Corporate Guarantor together, the “Guarantor” or “Guarantors”), to __________________,
a _______ limited liability company (herein, together with its successors and assigns, referred to as “Landlord”).

WHEREAS,
__________________, a ___________ limited liability company (herein together with any entity succeeding thereto by merger, consolidation
or acquisition of its assets substantially as an entirety, referred to as “Tenant”) has leased from Landlord and Landlord
has leased to Tenant a certain parcel of real property together with the building and improvements to be constructed thereon, located
at _________________________ (the “Premises”) pursuant to a Lease Agreement dated _________________, between Landlord and
Tenant (the “Lease”) (capitalized terms not defined herein shall have the meanings given in the Lease); and

WHEREAS,
Tenant is 100% liable for the lease Guaranty;

WHEREAS,
the Lease also requires that all owners of Tenant enter into a Guaranty in ; proportionate liability as to their individual ownership;

WHEREAS,
Nutex Health Inc. has also agreed to be a Corporate Guarantor; and

WHEREAS,
the execution and delivery of this Guaranty by Guarantor(s) is an inducement to Landlord to acquire the Premises and continue with the
Lease beyond Landlord’s Due Diligence period;

NOW,
THEREFORE, in consideration of the premises, and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged,
Guarantor agrees with Landlord as follows:

1. Guarantor
unconditionally and irrevocably guarantees (i) the payment and performance by Tenant of all its obligations, covenants, agreements, terms,
and conditions under the Lease and (ii) the prompt payment of all sums which may become payable by Tenant pursuant to the Lease in full
when due in accordance with the provisions thereof. This Guaranty is irrevocable, unconditional, and absolute. If for any reason any
such sums shall not be paid by Tenant promptly when due, or any such agreement, covenant, term or condition is not performed or observed
by Tenant in accordance with the Lease, Guarantor(s) promptly, after notice thereof, will pay the same to the person entitled thereto
pursuant to the provisions of the Lease and will promptly perform and observe the same or cause the same promptly to be performed or
observed, in any case regardless of (a) any defenses or rights of setoff or counterclaims which Tenant or Guarantor may have or assert,
(b) whether Landlord shall have taken any steps to enforce any rights against Tenant or any other remedy thereunder as a result
of the default of Tenant thereunder and (c) any other condition, contingency, thing or matter whatsoever with respect to the Lease and
this Guaranty. Guarantor also agrees to pay to Landlord such further reasonable and actual amounts as shall be sufficient to cover the
cost and expense actually incurred in collecting such sums, or any part thereof, or of otherwise enforcing this Guaranty, including without
limitation, in any case, reasonable attorneys’ fees and disbursements. This Guaranty is a guaranty of payment and performance and
not of collection.

2. The
obligations, covenants, agreements, and duties of Guarantor under this Guaranty shall in no way be affected or impaired by reason of
the happening from time to time of any of the following, although without notice to or the further consent of Guarantor:

(a) the
waiver by Landlord of the performance or observance by Tenant, Guarantor, or any other party of any of the agreements, covenants, terms
or conditions contained in the Lease or this Guaranty;

(b) the
extension, in whole or in part, of the time for payment by Tenant or Guarantors of any sums owing or payable under the Lease (provided,
however, that if any such extension is expressly granted by Landlord, then Guarantor shall be entitled to the benefit of such extension);

(c) any
assignment or reassignment of the Lease or subletting of the Premises or any part thereof;

(d) the
modification or amendment, whether material or otherwise, of any of the obligations of Tenant under the Lease, whether the same be in
the form of a new agreement or the modification or amendment of the existing Lease (any of the foregoing being a “Modification”),
or of Guarantor under this Guaranty; provided, however, that (unless such Modification is required by law or on account of bankruptcy
or insolvency) no Modification which has the effect of increasing the obligations of Guarantor hereunder shall be effective against Guarantor
to the extent of such increase unless Guarantor shall be a party to, or consent to, such Modification; provided, further, that if any
Modification is made without such consent of Guarantor, such Modification shall be ineffective as against Guarantor only to the extent
the same shall increase the obligations of Guarantors under this Guaranty, it being expressly agreed that (even if such Modification
has the effect of increasing the likelihood of a default by Tenant under the Lease) Guarantor shall remain liable to the full extent
of this Guaranty as if such Modification had not been made;

(e) the
doing or the omission of any of the acts (including, without limitation, the giving of any consent referred to therein) referred to in
the Lease or this Guaranty;

(f) any
failure, omission or delay on the part of Landlord to enforce, assert or exercise any right, power or remedy conferred on or available
to Landlord in or by the Lease or this Guaranty, or any action on the part of Landlord granting indulgence or extension in any form whatsoever
(except to the extent, if any, that such indulgence shall have been expressly granted by Landlord);

(g) the
voluntary or involuntary liquidation, dissolution, sale of all or substantially all of the assets, marshalling of assets and liabilities,
receivership, conservatorship, custodianship, insolvency, bankruptcy, assignment for the benefit of creditors, reorganization, arrangement,
composition or readjustment of, or other similar proceeding affecting Tenant or Guarantor or any of their assets;

(h) the
inability of Landlord or Tenant, respectively, to enforce any provision of the Lease or this Guaranty, for any reason;

(i) any
change in the corporate relationship between Tenant and Guarantors or any termination of such relationship;

(j) the
inability of Tenant to perform, or the release of Tenant or Guarantors from the performance of any obligation, agreement, covenant, term
or condition of Tenant under the Lease by reason of any law, regulation or decree, now or hereafter in effect; or

(k) any
action or inaction by Landlord which results in any impairment or destruction of any subrogation rights of Guarantors or any rights of
Guarantors to proceed against Tenant for reimbursement.

3. In
the event of the rejection or disaffirmance of the Lease by Tenant or Tenant’s receiver pursuant to any law affecting creditor’s
rights, Guarantor will, and does hereby (without the necessity of any further agreement or act) assume all obligations and liabilities
of Tenant under or arising out of the Lease, to the same extent as if Guarantor had been originally named the lessee under the Lease,
and there had been no such rejection or disaffirmance; the Guarantor will confirm such assumption in writing at the request of Landlord,
upon or after such rejection or disaffirmance. Guarantor, upon such assumption, shall have all rights of Tenant under the Lease and shall
be entitled to a new lease on all of the terms and conditions of the Lease with respect to the unexpired portion of the Lease (to the
extent permitted by law). Guarantor will execute and deliver such documents as Landlord may from time to time reasonably require evidencing
such assumption, to confirm this Guaranty and to certify that Guarantor is not in default hereunder.

4. Notice
of acceptance of this Guaranty and notice of any obligations or liabilities contracted or incurred by Tenant under the Lease are hereby
waived by Guarantor.

5. This
Guaranty shall be construed in accordance with the laws of the state in which the Premises are located.

6. This
Guaranty may not be modified or amended except by written agreement duly executed by Guarantor with the consent in writing of Landlord.

7. Corporate
Guarantor is a public company and as such all financials are published. Landlord may obtain a copy of the fiscal and quarterly financials
from public records. Within fifteen (15) days following Landlord’s written request but not
more than once in any calendar year (except to the extent in connection with a refinance or sale of the Property, which events shall
not be subject to the foregoing once-per-year limitation), and to the extent they are available, all Personal Guarantors shall provide
Landlord with Personal Guarantor’s most recently-prepared financial statements which shall either be audited or reviewed by a certified
public accountant in accordance with Generally Accepted Accounting Principles (“GAAP”). Should audited or reviewed financial
statements not be available when requested, then Personal Guarantor may provide financial statements that have been prepared in accordance
with GAAP and certified by Personal Guarantor, fairly, accurately and completely presenting the financial condition of such Personal
Guarantor as of the date of such statement(s).  Furthermore, upon Landlord’s request no less than thirty (30) days following
the filing of Personal Guarantor’s Federal Income Tax Returns, Personal Guarantor shall provide Landlord with true and correct
copies of same together with the most recently-prepared financial statements audited or reviewed by a CPA in accordance with GAAP available
at that time, which shall not offset against the once per year limitation. Should audited or reviewed financial statements not be available
at that time, then Personal Guarantor may provide financial statements prepared in accordance with GAAP and certified by Personal Guarantor.

8. Guarantor
waives any right it may have (a) to require Landlord to proceed against Tenant or against any other party or (b) to require
Landlord to pursue any remedy within the power of the Landlord and Guarantor agrees that all of Guarantor’s obligations under this
Guaranty are independent of the obligations of Tenant under the Lease or under any other instrument or agreement, and that a separate
action may be brought against Guarantor whether or not an action is commenced against Tenant under any thereof.

9. All
notices given pursuant to this Guaranty shall be in writing and shall be validly given when sent by a courier or express service guaranteeing
overnight delivery and which will upon request provide a receipt of such delivery or by certified letter return receipt requested, and
all notices shall be validly given when addressed as set forth below. If this Guaranty provides for a designated period after notice
within which to perform any act, such period shall commence on the date of receipt or refusal of such notice. If this Guaranty requires
the exercise of a right by notice on or before a certain date or within a designated period, such right shall be deemed exercised on
the date of mailing of such notice pursuant to which such right is exercised. Notice shall be addressed as follows:

If
to Landlord:_________________________

_________________________

_________________________

Attention:
________________

If
to Guarantor:________________________

________________________

________________________

________________________

With
copy to:________________________

________________________

________________________

________________________

Landlord
and Guarantor each may from time to time specify, by giving fifteen (15) days’ notice to each other party, (i) any other address
in the United States as its address for purposes of this Guaranty and (ii) any other person or entity in the United States that
is to receive copies of notices, offers, consents and other instruments hereunder.

10. Guarantor
hereby irrevocably submits to the jurisdiction of any state or federal court sitting in the State of _________ in any action or proceeding
arising out of or relating to this Guaranty, and Guarantor hereby irrevocably agrees that all claims in respect of such action or proceeding
may be heard and determined in such state or federal court. Guarantor hereby irrevocably waives, to the fullest extent it may effectively
do so, the defense of an inconvenient forum of the maintenance of such action or proceeding. Guarantor irrevocably consents to the service
of any and all process in any such action or proceeding by the mailing of copies of such process in any such action or proceeding to
Guarantor at its address specified in Section 9. Guarantor agrees that a final judgment in any such action or proceeding shall
be conclusive and may be enforced in other jurisdictions by suit on the judgment or in any other manner permitted by law. Nothing in
this Section shall affect the right of Landlord to serve legal process in any other manner permitted by law or affect the right
of Landlord to bring any action or proceeding against Guarantor or its property in the courts of any other jurisdiction.

11.
 Guarantor hereby consents to, and no further consent by Guarantor shall be required for, (i)
any assignment of rights of Landlord hereunder, in whole or in part, either as collateral security for obligations of Landlord secured
by a lien on the Premises or in connection with the sale of the Premises or any interest therein or (ii) any assignment of the rights
of Landlord under the Lease. Landlord will give notice to Guarantor of any such assignment, but a failure to do so will not result in
any liability on Landlord, affect in any manner the enforceability of this Guaranty, the rights, and remedies of Landlord hereunder or
the obligations of Guarantor hereunder.

12. In
case any one or more of the provisions hereof or of the Lease shall be held to be invalid, illegal, or unenforceable in any respect,
such invalidity, illegality, or unenforceability shall not affect any other provision hereof and this Guaranty shall be construed as
if such invalid, illegal or unenforceable provision had never been contained herein.

13. Within
ten (10) days following the merger of Guarantor into another corporation, or the consolidation of Guarantor with one or more other corporations
or the sale or other disposition of all or substantially all the assets of Guarantor to one or more other entities, the surviving entity
or transferee of assets, as the case may be, shall deliver to Landlord an acknowledged instrument in recordable form assuming all obligations,
covenants and responsibilities of Guarantor hereunder and under this Guaranty.

14. Landlord
will accept performance by Guarantor of any of the obligations guaranteed under the Lease as if such performance had been made by Tenant;
provided, however, that the foregoing shall not be deemed to be an agreement by Landlord to allow access to the Premises in order to
cure any default, it being acknowledged that any such right of access shall be obtained by Guarantor pursuant to a separate agreement
with Tenant (and Landlord agrees to recognize any such rights of access which are so granted, provided that Landlord shall have received
appropriate written notice thereof).

15. This
Guaranty shall be binding upon and inure to the benefit of and be enforceable by, the parties hereto and their respective assigns.

16. All
references to currency shall refer to the currency of the United States of America.

17. It
is the intention of the parties that all members of Tenant, as same exist from time to time during the Term of the Lease, shall serve
as guarantors of the Lease. Tenant agrees to provide to Landlord an updated schedule of such pro rata shares of the members of Tenant
within ten (10) days of any change in such shares, and to the extent that any new member is not a guarantor, to have such party execute
a guaranty consistent with the terms of this Guaranty within ten (10) days of any change in such shares. If there should be a claim against
Tenant for which the liability of the Guarantors is sought hereunder, Landlord agrees to notify each Guarantor of such claim at the last
address for such guarantor as provided to Landlord (or if none, then notice shall be provided to Tenant’s address for such person).
In the event that Landlord shall be required to enforce this Guaranty, then provided that Landlord is able to obtain an enforceable judgment
against each Personal Guarantor for an amount not in excess of 125% of such personal guarantor’s prorata share, which is thereafter
fully collectible with reasonable diligence by Landlord, then Landlord shall limit the liability of each Personal Guarantor to one hundred
twenty-five percent (125%) of their prorata share of such aggregate amount in accordance with the list attached hereto, as same may be
provided in updated form to Landlord from time to time. In the event that such debt or any portion thereof is not collectible from any
Personal Guarantor, then such deficit amount shall be assessed and collected from the Corporate Guarantor. Each Guarantor consents to
the Landlord’s revision of prorata shares based upon the information provided to Landlord by Tenant, and agrees that Landlord shall
be entitled to rely upon such information for all purposes hereunder, and Landlord shall have no duty to investigate or to make inquiry
regarding any change in such information.

This
Guaranty is being executed as a document under seal on the date set forth above.

GUARANTOR:
TENANT

__________________________,
a ______limited liability company

By
(Name): ___________________

Its:
__________________________

SS/Taxpayer
ID No.:

GUARANTORS:

Tenant
Members

(Notary
Seal)

______________________________

_____%
interest

______________________________

SSN/Taxpayer
ID No: _____________________

(Notary
Seal)

______________________________

_____%
interest

_____________________

SSN/Taxpayer
ID No: _____________________

(Notary
Seal)

______________________________

______%
interest

_____________________

SSN/Taxpayer
ID No: _____________________

(Notary
Seal)

______________________________

_____%
interest

_____________________

SSN/Taxpayer
ID No: _____________________

(Notary
Seal)

 

______________________________

______%
interest

_____________________

SSN/Taxpayer
ID No: _____________________

CORPORATE
GUARANTOR:

Nutex
Health, Inc., a Delaware corporation

By
(Name): Thomas Vo., M.D.

Its:
Chief Executive Officer

SS/Taxpayer
ID No.:

    	 	6	 

     

    

ADDENDUM
E

CONSTRUCTION
RIDER

Article
I. General

A. Pursuant
to the Lease and this Construction Rider, Landlord shall construct the improvements on the Property (the “Improvements”).
The Base Rent paid annually under the Lease (the “Annual Minimum Rent”) and the Base Rent payable under the Lease on a monthly
basis (the “Monthly Base Rent”), shall be determined by applying a ______ percent capitalization rate to the Total Building
Costs (defined below).

For
example, in the event the Total Building Costs amount to $5,000,000.00, then the initial Annual Minimum Rent and Monthly Base Rent shall
be as follows:

1. 
$5,000,000.00 x 0.09 (9.005% cap rate) = $450,000.00 Annual Minimum Rent

2. 
$450,000.00 divided by 12 = $37,500.00 Monthly Base Rent.

B.
Allowable costs include but are not limited to broker fees, land cost, reasonable legal, general contractor fees, engineering, architectural,
site work, hard costs of materials, sub-contractors’ and development fees, including without limitation, impact fees and permit
fees, as further refined herein. Prior to execution of the Lease Commencement Certificate as set forth in the Lease, Landlord and Tenant
will calculate and agree upon the Total Building Costs as further set forth in this Construction Rider.

C. 
It is the intention of Landlord and Tenant that the design and construction of the Improvements be “open book”. Landlord
and Tenant will mutually discuss and approve contractors, budgets, plans and expenditures as more specifically set forth in this Construction
Rider.

D.
Subject to the provisions below, Landlord shall proceed to construct the Improvements upon the Premises in substantial compliance with
the final approved Plans and Specifications (defined below).

		a.	The
                                            “Commencement Date” shall mean that date which is the earlier of (i) the date
                                            Tenant shall commence business in the Premises; or (ii) the date of Substantial Completion.
                                            “Substantial Completion” shall mean the date that the Landlord (a) has substantially
                                            performed all of the work related to the Improvements required to be performed by Landlord
                                            under this Construction Rider, other than minor "punch-list" type items and adjustments
                                            which do not materially interfere with Tenant's access to or use of the Premises, and (b)
                                            has received all governmental approvals with respect to the Improvements required for occupancy
                                            of the Premises, including a permanent unconditional certificate of occupancy permitting
                                            Tenant’s occupancy of the entire Premises.

		1.	Landlord’s
                                            architect shall determine when Substantial Completion of the Improvements has occurred. When
                                            Landlord has Substantially Completed the Improvements, Landlord and Landlord’s architect,
                                            upon consultation with Tenant, shall generate a punch list of all asserted defects or incomplete
                                            work items, if any, in Landlord’s construction of the Improvements (the “Punch
                                            List”). The creation or existence of the Punch List, however, will not cause the
                                            Improvements to be other than Substantially Complete. Landlord shall exercise due diligence
                                            in correcting or completing, as applicable, all items on the Punch List that constitute valid
                                            defects or incomplete work items, respectively, as soon as reasonably practicable after the
                                            Substantial Completion date. Any disagreement that may arise between Landlord and Tenant
                                            with respect to whether an item on the Punch List constitutes a valid defect or incomplete
                                            work item shall be conclusively resolved by the decision of Landlord’s architect. Any
                                            and all such defects or incomplete work items not set forth in the Punch List shall be conclusively
                                            deemed to be waived by Tenant and Tenant’s occupancy of the Premises then completed
                                            shall be conclusively deemed to constitute Tenant’s acceptance of the Premises and
                                            the Building.

		2.	In
                                            the event the local jurisdiction issues a temporary certificate of occupancy and such temporary
                                            certificate of occupancy is not subject to conditions requiring Landlord to complete further
                                            work or obtain further permits or approvals, Tenant agrees that the delivery by Landlord
                                            of a temporary certificate of occupancy shall satisfy Landlord's obligation in Section E
                                            above; provided Landlord uses its best efforts to promptly obtain the final certificate of
                                            occupancy and in all events delivers the same to Tenant within thirty (30) days or, if the
                                            final certificate of occupancy cannot reasonably be obtained within such period, to commence
                                            efforts to obtain the final certificate of occupancy within such thirty (30) day period and
                                            proceed diligently thereafter to obtain the final certificate of occupancy.

		b.	In
                                            the event of any disputes as to work performed or required to be performed by Landlord, the
                                            certificate of the Architect (defined below) or Contractor (defined below) shall be conclusive.
                                            By occupying the Premises, Tenant shall be deemed to have accepted the same and to have acknowledged
                                            that the same fully comply with Landlord’s covenants and obligations under this Lease
                                            and Construction Rider. Tenant's occupancy of the Premises by Tenant prior to the Commencement
                                            Date, even for the purpose of installing Tenant's furniture and equipment (see Section 2.03
                                            of the Lease concerning Tenant’s Early Occupancy Period which shall not trigger the
                                            payment of Rent), is subject to all of the terms and provisions of this Lease (as if that
                                            first date of occupancy were the Commencement Date).

		c.	The
                                            insurance requirements under the Lease and the indemnity requirements under the Lease shall
                                            apply during the construction period contemplated in this Construction Rider.

E. The
Landlord and Tenant shall work together to select a mutually agreeable architect (the “Architect”) to draw up preliminary
Plans and Specifications during the Due Diligence Period under Section 2.05 of the Lease which shall be approved by both Landlord
and Tenant in writing and will be attached hereto as Exhibit “C” to the Lease (Schedule 1 to this amendment) (the
“Preliminary Plans and Specifications”). All plans, diagrams, schedules, specifications, and other data relating to Tenant’s
preferences shall include both the core and shell or base building work (the “Shell Work”) and the remainder of the work
to complete the tenant improvements (the “Finish Out Work”). The work to be done by Landlord shall be limited to that described
in the final plans and specifications which shall have been approved by Landlord and Tenant in writing (the “Final Plans and Specifications”),
subject to Change Orders as more set forth and specifically defined and discussed herein. Tenant shall not have a right to withhold approval
of the Final Plans and Specifications if said plans and specifications do not materially deviate from the Preliminary Plans and Specifications.
If Landlord and Tenant cannot agree on the Final Plans and Specifications, then they shall implement the Dispute Resolution procedure
set forth in Section 14.26 of the Lease with the opinion of the Architect creating a presumption as to the proper resolution of the disputed
part of the Final Plans and Specification.

The
Finish Out Work shall include, but not be limited to:

		1.	Adequate
                                            electrical service, panel, wiring and fixtures.

		2.	Interior
                                            partitions, including finishing, electrical wiring, and connections within the Premises.

		3.	lights
                                            in adequate number to provide sufficient lighting throughout the Premises; plus light covers
                                            and special hung or furred ceilings.

		4.	Interior
                                            painting.

		5.	Plumbing
                                            fixtures within the Premises - supply lines to be insulated.

		6.	Ceiling
                                            and insulation.

		7.	Heating,
                                            air conditioning and ventilating equipment, including electrical and gas hook-up, duct work
                                            and roof penetrations.

		8.	Floor
                                            covering.

		9.	All
                                            signs.

I. Capitalized
terms not otherwise defined herein shall have the meaning given to them in the Lease.

Article
II. Planning and Design

A.
Tenant, through its representatives, consultants and auditors will have full and complete access, upon reasonable notice to Landlord,
at Landlord’s principal place of business or the construction site, as Landlord may designate, to all books, records and contracts
relating to the construction of the Building and improvements to the Premises, including, without limitation, all plans, drawings, budgets,
contracts, including without limitation, construction and architectural contracts, schedules, analyses, studies and reports that are
related to and have an impact of the design and construction of the Building and improvements to the Premises and related improvements,
provided, however, that Tenant shall not have access to Landlord’s internal communications or any books or records that do not
pertain directly to the Lease or construction of the Building or improvements to the Premises. Landlord agrees to keep and maintain and
make available to Tenant reasonable records related to the construction of the Building and improvements to the Premises so as to allow
the parties to fairly and accurately determine and monitor the Total Building Costs, as defined below.

B.
With respect to the planning, design and construction of the Building, Landlord hereby designates ________________ as “Landlord’s
Representative” and Tenant hereby designates Thomas Vo, M.D. as “Tenant’s Representative.” Tenant hereby confirms
that Tenant’s Representative has full authority to act on behalf of and to bind Tenant with respect to all matters pertaining to
the planning, design and construction of the Building. Landlord hereby confirms that Landlord’s Representative has full authority
to act on behalf of and to bind Landlord with respect to all matters pertaining to the planning, design and construction of the Building.
Either party may change its designated representative upon ten (10) days prior written notice to the other party.

C. Landlord
and Tenant shall collaborate and cooperate jointly with the Architect with respect to the Preliminary Plans and Specifications, as well
as the Final Plans and Specifications, to ensure the construction of the Building and improvements to the Premises reasonably accommodate
Tenant’s intended use of the Premises and the medical services to be provided therein. Landlord and Tenant shall cooperate in the
design and installation of the Building’s electrical and mechanical systems, water and sewer systems, data systems, entrance locations,
the definition of Building common and exclusive use areas, signage plans and parking accessibility. Tenant has the right to review and
comment at each step of the design work as follows. “Plan Submittal” shall mean any plan submittal to any governmental authority
having jurisdiction over the Building or Premises. After Tenant receives a Plan Submittal, Tenant shall provide Landlord with written
comments. The amount of time available for the Tenant’s review of, and response to, each Plan Submittal shall be specifically agreed
upon by the Landlord and established in the Construction Schedule (defined below) and shall take into consideration the content and substance
of each Plan Submittal. Landlord shall consider every Tenant comment and incorporate into any future Plan Submittals those comments that
Landlord approves after reasonably considering and discussing with the Tenant such comments in good faith.

D. A
detailed and comprehensive preliminary schedule for the construction of the Building shall be mutually agreed to by Landlord and Tenant
in writing (as updated from time to time as provided herein, the "Construction Schedule"). Landlord may modify and update the
Construction Schedule in its reasonable discretion, provided that the Tenant shall have the right to review and approve any changes or
updates to the Construction Schedule that adversely modify Tenant's rights or obligations regarding the Lease and the construction of
the Building or the Total Building Costs, including the Tenant's review and comment rights and obligations. An agreed upon change to
the Construction Schedule may also modify the date to commence or complete construction as set forth in Section 2.02 of the Lease.

Article
III. Estimate

A. Landlord
will select a general contractor subject to the written consent of Tenant which consent shall not be unreasonably withheld, conditioned
or delayed (the “Contractor”) for the construction of the Building. The parties agree that Theory Construction shall be the
preferred contractor. Landlord shall obtain from Contractor a detailed estimate of the anticipated Total Building Costs (the “Estimate”).
“Total Building Costs” means the total of all hard and soft costs incurred by Landlord to design and construct the Building
and complete the improvements to the Premises pursuant to the Final Plans and Specifications and any properly approved Change Orders
(defined below) to be determined by the Tenant and Landlord cooperatively and in good faith (including associated site improvements on
the Land), obtain all necessary utilities and governmental approvals and permits, including, but not limited to, building permits, zoning
permits, use permits and other licenses of governmental authorities, pay reasonable legal fees and commissions, and otherwise generally
develop the Premises, and including any land cost allocation and fees, but excluding any mark-up or profit of any kind to Landlord or
any of its affiliates (except an affiliate of Landlord that serves a Contractor for the Project in which even standard profit and overhead
may be included as it would for any other contractor), Landlord’s general and administrative costs in excess of five percent (5%)
(not including administration costs charged by the general contractor, which shall be commercially reasonable for the area in which the
Premises are located), or any infrastructure or offsite work that is not directly attributable to the design and construction of the
Premises. Landlord shall use diligent efforts to obtain cost-effective pricing for all services and materials used in the design and
construction of the Premises as a first class, state of the art medical facility as depicted on the Final Plans and Specifications. Total
Building Costs shall include any and all government impose fees or costs, impact fees, unit connection fees, utility fees, onsite and
offsite improvements, access improvements and connections, site development, and all costs associated with developing the Property, constructing
the Building and all other improvements necessary for Tenant’s permitted use of the Premises.

B.
Landlord may provide the Estimate to Tenant prior to execution of this Lease. In such event, upon executing this Lease, Tenant will be
deemed to have approved the Estimate upon execution of this Lease.

If
the Estimate has not been provided prior to execution of this Lease, then the Landlord shall provide to the Tenant a preliminary budget
setting forth a projection of costs for completion of the Project prior to execution of this Lease. A copy of that budget shall be attached
hereto as Exhibit “D” and referred to as the “Preliminary Budget”. Landlord and Tenant acknowledge that the actual
cost of construction may deviate materially from the Preliminary Budget based upon many factors, including market conditions, cost of
materials, etc. Accordingly, provided that the anticipated cost of construction (as set forth in the Estimate) does not exceed one hundred
twenty-five percent (125%) of such Preliminary Budget (which shall be based upon the Preliminary Site Plan and the Plans approved by
the parties), then the parties shall complete the Project in accordance with the terms and conditions set forth herein. Any changes in
the Preliminary Site Plan or Plans requested by Tenant shall be outside and in addition to the one hundred twenty-five percent (125%)
reflected herein. If the Estimate exceeds one hundred twenty-five percent (125%) of the Preliminary Budget except as a result of revisions
or additions requested by the Tenant, Tenant shall have until ten (10) business days following receipt of the Estimate to perform, at
Tenant’s sole cost, any review and appraisals deemed necessary to evaluate the Estimate. If Tenant disapproves of the Estimate,
Tenant shall deliver written notice of such disapproval to Landlord within the ten (10) business day period provided herein identifying
the portion of the Estimate with objectionable proposed Total Building Costs and the parties shall use commercially reasonable efforts
to work out any disagreements concerning the Estimate. If the parties cannot resolve their dispute with respect to the Estimate, then
Landlord may revise the Estimate to take into account any possible value engineering or other cost reductions in the Plans and submit
a revised Estimate to the Tenant. If such Estimate exceeds one hundred twenty-five percent (125%) of the Preliminary Budget (except as
a result of revisions or additions requested by the Tenant), the Estimate shall be subject to Tenant’s approval. If the parties
cannot agree upon the Estimate and Landlord does not agree to absorb any costs in excess of one hundred twenty-five percent (125%) of
the Preliminary Budget, then Tenant may terminate this Agreement provided that Tenant shall reimburse Landlord within ten (10) days of
invoices for all expenses incurred by Landlord related to its due diligence and construction estimates, including architectural and engineering
plans. If the Estimate is approved, Tenant shall have irrevocably approved the Estimate for all purposes necessary hereunder and the
final Estimate shall be attached to this Construction Rider as Schedule

Landlord
and Tenant acknowledge that the Estimate will be subject to final pricing and determination of any specific site conditions. Accordingly,
the parties agree that any increase not in excess of ten percent (10%) of the Estimate shall not require further approval of the parties
but shall remain subject to the provisions regarding accounting and other information contained in this Lease. Likewise, any increase
from the Estimate resulting from change orders requested by Tenant after the initial Plans shall not result in any termination right
in favor of Tenant or require any approval of Tenant except as otherwise provided herein. Landlord shall not be required to agree to
any change in the approved Plans or to incur any additional expense for construction of the Premises in excess of ten percent (10%) of
the Estimate. Any cost in excess of the Estimate shall increase the Base Rents under the Lease as reflective of a cap rate of nine and
one-quarter percent (9.25%). Any increase beyond such ten percent (10%) shall be at Landlord’s sole discretion.

C. Landlord
and Tenant agree that (i) all categories of costs set forth on the Estimate will be included in the Total Building Costs; and (ii) the
contingency amount set forth on the Estimate may be spent at Landlord’s reasonable discretion in connection with the performance
of Landlord’s obligations under this Construction Rider for any cost that is not adequately covered by the amount available in
any other budget category.

Article
IV. Construction Contract

A. Subject
to the terms and conditions of this agreement, Landlord shall negotiate a guaranteed maximum price (GMP) construction contract with the
Contractor for the construction and installation of the Building and the improvements to the Premises in accordance with the Final Plans
and Specifications and may enter into such contract upon terms and conditions acceptable to Landlord, in Landlord’s reasonable
discretion, and in form and substance reasonably acceptable to Landlord (“Construction Contract”). If the Total Building
Costs set forth in the Construction Contract exceed one hundred ten percent (110%) of the Total Building Costs set forth in the Estimate,
the parties shall use commercially reasonable efforts to work out any disagreements concerning the discrepancy. If Landlord and Tenant
cannot agree, then they shall implement the Dispute Resolution procedure set forth in Section 14.26 of the Lease with the opinion
of the Architect creating a presumption as to the proper allocation of the cost.

B. The
Construction Contract shall provide that the Contractor shall warrant that the construction of the Premises shall be performed in accordance
with the Final Plans and Specifications, applicable Change Orders and in compliance with all applicable Legal Requirements. As part of
the Construction Contract, Landlord shall obtain warranties with respect to the construction of the Building and improvements to the
Premises of at least one (1) year, beginning on the date of Substantial Completion, and Landlord shall exercise commercially reasonable
efforts to obtain warranties from various suppliers and subcontractors relating to components and systems incorporated into the Building
and the improvements to the Premises (the length of each warranty as provided in the respective warranties, as the same may be extended
under applicable law, is referred to herein as the “Warranty Period”). Landlord shall provide Tenant with information and
materials reasonably requested by Tenant relating to the costs associated with development of the Building and improvements to the Premises,
including, but not limited to, all bids, contracts and receipts relating to construction of the Premises and the GMP contained in the
Construction Contract.

C. The
Building and all other improvements on the Land shall be constructed in a good and workmanlike manner, of new and good quality materials,
in accordance with the Final Plans and Specifications including the adherence to tolerances in dimensions in accordance with the standards
for such construction, and in compliance with all applicable Legal Requirements. Except as to “Nondiscretionary Change Orders”
(as defined below), Landlord shall not deviate in any material respect from the Final Plans and Specifications that would adversely impact
Tenant, the Premises or Total Building Costs, without the prior written approval of Tenant (which shall not be unreasonably withheld,
delayed, or conditioned) unless such deviation is required by code, a governmental authority, or Landlord’s insurance carrier.
If any changes to the Final Plans and Specifications required by any applicable governmental entity or insurance coverage would materially
affect the Building, then Architect shall submit such changes to Landlord (and Tenant, if such change would adversely impact Tenant,
the Premises or Total Building Costs) for approval, which approval shall not be unreasonably withheld, conditioned or delayed. Upon completion
of the Premises, Landlord shall deliver to Tenant a set of as-built plans of the Premises, the cost of which will be included in Total
Building Costs. Tenant’s taking possession of the Premises shall be conclusive evidence that Tenant has thoroughly inspected the
Premises and of Tenant’s acceptance of the Premises “as is”, and that Tenant further waives all representations and
warranties on the part of Landlord, whether express or implied, including, without limitation, all warranties that the Premises are free
from defects or deficiencies, whether hidden or apparent, and all warranties under applicable state law. Notwithstanding anything to
the contrary contained in this Lease, upon Tenant’s taking possession of the Premises, Tenant agrees to assume responsibility and
liability for the condition of the Premises to the fullest extent allowed under applicable state law. Tenant hereby acknowledges that:
(i) the foregoing waivers and disclaimers have been brought to the attention of Tenant; (ii) the foregoing waivers and disclaimers have
been read and are understood by Tenant; and (iii) the agreement of Tenant with and to all of the terms and conditions of these waivers
and disclaimers is an integral part of this Lease, without which this Lease would not have been entered into by Landlord.

D.
The Total Building Costs shall be adjusted by Change Orders as follows. Any changes proposed to the Final Plans and Specifications by
Tenant at any time shall require Landlord’s prior written approval and any proposed changes to the Final Plans and Specifications
by Landlord shall require Tenant’s prior written approval (which shall not be unreasonably withheld, delayed or conditioned), all
of such changes and approvals shall be evidenced by a written “Change Order” executed by both Landlord and Tenant. Further,
after the parties approve the Final Plans and Specifications and a building permit for the Building is issued, any further changes to
the Final Plans and Specifications, other than a Nondiscretionary Change Order, shall require the prior written approval of Tenant and
Landlord (not to be unreasonably withheld, conditioned or delayed) which proposed changes shall be evidenced by Change Order if made
after the Construction Contract has been executed. If Tenant or Landlord desires any change in the Final Plans and Specifications relating
to the Building after the Construction Contract has been entered into, such changes may only be requested by the delivery to the other
party of a proposed written Change Order specifically setting forth the requested change. A Change Order shall not be considered authorized
by Tenant unless approved in writing by Tenant’s Representative. Landlord shall have ten (10) business days from the receipt of
a proposed Tenant-initiated Change Order to provide Tenant with the Architect’s and/or Contractor’s disapproval of the proposed
change stating the reason(s) for such disapproval, or if the Architect and/or Contractor approves the proposed change, the following
items: (A) a summary of any increase or decrease in the cost caused by such change (the “Change Order Cost”) and (B) a statement
of the number of days of any delay caused by such proposed change (the “Change Order Delay”). Tenant shall then have ten
(10) business days after receipt to approve the Change Order Cost and the Change Order Delay. If Tenant approves these items, Landlord
shall promptly execute the Change Order and cause the appropriate changes to the Final Plans and Specifications to be made. If Tenant
fails to respond to Landlord within said ten (10) business day period, the Change Order Cost and the Change Order Delay shall be deemed
disapproved by Tenant and Landlord shall have no further obligation to perform any work set forth in the proposed Change Order. The Change
Order Cost shall include all costs associated with the Change Order, including, without limitation, architectural fees, engineering fees
and construction costs, as conclusively determined by the Architect and the Contractor, respectively, and shall include any costs or
fees charged by the Contractor under the Contract. The Change Order Delay shall include all delays caused by implementation of the Change
Order, including, without limitation, all design and construction delays, as conclusively determined by the Architect and the Contractor,
respectively. Except as provided below, the Change Order Cost and Change Order Delay expense, if any, shall be paid by Landlord and included,
or adjusted, as applicable, as part of the Total Building Costs. For purposes of determining Base Rent below, Total Building Costs shall
be increased by the aggregate amount of all Change Orders incorporated into the Premises that are approved in writing by Tenant or required
by law. Notwithstanding the foregoing, in the event that Tenant requests Change Orders which exceed ten percent (10%) of the Estimate,
then Landlord may reject any such Change Order unless Tenant agrees to pay the expense associated with such change as a condition to
and at the time of approval by Landlord. In such event, Landlord shall escrow the change expense and apply such amount to completion
of such change at the time that such change is implemented.

The
Final Plans and Specifications, as well as Total Building Costs, shall be subject to adjustment from time to time to reflect changed
costs due to Plans and Specifications revisions, including necessary revisions to the Final Plans and Specifications approved by Landlord
and Tenant, and to address unanticipated requirements, inconsistencies, errors or omissions in the design of Building or other improvements,
change orders or other cost increases for completion of the Building and other improvements, in each case as approved by Landlord and
Tenant in writing, such approval to not be unreasonably withheld, conditioned or delayed; except that to the extent that any such changes,
deletions or additions are required in order to complete the Building or other improvements in accordance with applicable codes, laws
or regulations (and are not discretionary)(each referred to as a “Nondiscretionary Change Order”), then Landlord shall provide
written notice to Tenant of such change and the resulting increase in the Total Building Costs, which shall not require Tenant approval.

E.
On a monthly basis until the construction of the Premises is completed and the final Total Building Costs are delivered to Tenant, Landlord
shall deliver to Tenant a monthly job cost report (the “Job Cost Report”) that includes all invoices for any costs (including
both hard and soft costs) includible in the Total Building Costs that are received by Landlord in the prior calendar month as well as
any payments that are made during that prior calendar month. In addition, Landlord shall provide (or cause to be provided) to the Tenant
monthly status and other progress reports regarding the construction of the Premises in a form reasonably acceptable to the Tenant, containing
at a minimum: (A) a reasonably detailed description of the status of construction progress; (B) the current approved budget, together
with a comparison of the current budget to Total Building Costs actually incurred through the date of the report and a reasonably detailed
explanation of all variances from the current approved budget; (C) the current Construction Schedule, together with a comparison of the
Construction Schedule to work actually completed through the date of the report and a reasonably detailed explanation of all variances
from the Construction Schedule; (D) the then current estimate of the costs required to complete the construction of the Premises; and
(E) copies of such other reports or information regarding the construction of the Premises that Landlord provides to its lenders on a
periodic basis (the “Monthly Status Report”).

F. In
order to fully participate and have meaningful input in the development process and to be involved and informed during all phases of
the construction of the Building and the Premises, Tenant shall have the right, at its option, to attend all Development Meetings. “Development
Meetings” shall mean meetings where material decisions are being made regarding all or any portion of the Building or improvements
to the Premises, which shall include, without limitation, meetings and briefings as well as teleconferences or video conferences with
governmental authorities, the Architect, Contractor or any other contractors, subcontractors or consultants engaged with regard to the
construction of the Building where material decisions are being made. Tenant shall also have the right, at its option to attend any scheduled
progress meetings, walk throughs and any other meetings with the Architect, the Contractor and Tenant to discuss the progress of the
construction of the Building (the “Reporting Meetings”). The Development Meetings and the Reporting Meetings shall collectively
be referred to herein as the “Meetings”. The Landlord shall give Tenant reasonable prior notice (written or telephonic) of
all Meetings. Tenant shall designate in writing the person or persons appointed by Tenant to attend the Meetings and such designated
party shall be entitled to be present at and to participate in the discussions during all Meetings; but Landlord may conduct the Meetings
even if Tenant’s appointees are not present. Tenant or its agents shall have the right at any and all reasonable times to conduct
inspections, tests, surveys and reports of work in progress (“Inspections”) for the purpose of reviewing whether the Premises
is being constructed in accordance with the Final Plans and Specifications, as amended by any approved Change Orders or other agreed
upon changes.

TENANT:

__________________________,
a ______ limited liability company

By:
________________________________

Name:
______________________________

Title:
_______________________________

LANDLORD:

_________________________,
a ________ limited liability company

By:
________________________________

Name:
______________________________

Title:
_______________________________

    	 	7	 

     

    

Article
1SCHEDULE 1

Preliminary
Plans and Specifications

    	 	8	 

     

    

Article
2

SCHEDULE 2

Estimate
of Total Building Costs

    	 	9	 

     

    

ADDENDUM
F

No
discount for paid rent.

OPTION
TO PURCHASE AND RIGHT OF FIRST REFUSAL

1.Option.
Provided Tenant is not in default under the terms of this Lease beyond applicable notice and cure periods, the owners of the membership
interests in Tenant, or a bona fide entity formed by the owners of the membership interests in Tenant (the “Tenant Owners”)
shall have the option to purchase the Property (“Option”) from Landlord anytime during the first ___________months
of the Term of this Lease after the Commencement Date as defined in the Lease, for a purchase price calculated based upon a ________
percent capitalization rate applied to Landlord’s total cost to develop the Property including finish out construction for the
entire Building and regardless of whether such amount is greater than or exceeds the amount or amounts agreed to by the parties under
the Construction Rider. (“Purchase Price”). The Option shall be the sole and exclusive right of the initial Tenant
Owners, and such right shall not be available to any successors or assigns of Tenant Owners.

2. Exercise
of Option. To exercise the Option, Tenant Owners shall deliver written notice of their election to exercise the Option prior to the
expiration of twelve (12) months after the Commencement Date (the “Option Exercise Period”), in accordance with the
provisions of this Lease for the manner of giving notice.

Landlord
and Tenant Owners shall enter into a written agreement to purchase the Property at that time based upon the terms set forth herein. The
written agreement shall provide that Tenant Owners pay for a deposit of _________________________________ Dollars (“Option Deposit”)
which shall be held and disbursed in accordance with the provisions of said agreement and which amount shall be over and above the Security
Deposit or other amounts held by Landlord pursuant to the Lease. Tenant shall have no due diligence or inspection period under the Option.
In the event that the Tenant Owners do not exercise the Option within the time period set forth above, the Option shall automatically
terminate and be of no further force or effect and the Landlord will be free to sell the Property unencumbered by the Option, provided,
however, that the Property shall thereafter be subject to the ROFR described in Section 4 below.

3. Purchase
Terms. Unless the parties hereto otherwise agree in writing, closing of the purchase of the Building shall occur within six (6) months
of Tenant Owner’s exercise of its Option. Tenant shall be responsible for the cost of any title insurance and/or survey, if any.
Except for title insurance as referenced above, each party shall be responsible for the respective closing costs customarily applicable
to a purchaser or seller in the State of _________. Landlord shall not pay any commissions related to the sale of the Property to the
Tenant Owners and Tenant and Tenant Owners agree to indemnify Landlord from any broker claims to commissions in connection with the Option
or ROFO.

If
Closing does not take place within the time period set forth above, and if such delay is caused by Tenant Owner’s default in the
due and timely performance of any of its obligations hereunder, Landlord may, at its option (a) terminate this Option Agreement by written
notice to Tenant Owners and receive the Option Deposit from Escrow Agent, as well as any interest earned thereon, or (b) proceed with
this Option Agreement and sell the Property pursuant to this Option Agreement, or (c) pursue a suit for specific performance, if available
under applicable state law. In the event Landlord elects to terminate the purchase, the Option will terminate, and Landlord will be free
to sell the Property unencumbered by the Option or obligation to sell the Property to Tenant Owners pursuant to the written agreement
to purchase the Property, including the ROFR described in Section 4 below.

4. Right
of First Refusal. So long as Tenant is not in material default of the Lease beyond any notice or cure periods and provided Tenant
did not fail to close after exercising the Option, Tenant Owners shall have a right of first refusal in connection with any bona fide
offer after the expiration of the Option Exercise Period by a third party to purchase the Property from Landlord (the “ROFR”).
Promptly upon receipt of any such third party offer and prior to accepting any such offer, Landlord shall give written notice of the
same to Tenant. Prior to the expiration of fifteen (15) business days after Tenant’s receipt of such notice from Landlord, Tenant
Owners shall have the right to purchase the Property upon the identical terms and conditions set forth in the third-party offer. Tenant
Owners’ failure to give Landlord written notice of Tenant Owners’ exercise of the ROFR within said fifteen (15) business
day period shall entitle Landlord to proceed with the consummation of the third party offer and the ROFR shall automatically terminate.
In the event Tenant Owners properly exercise their ROFO, Landlord and Tenant Owners shall proceed with the execution of a purchase agreement
upon the terms and conditions set forth in the third-party offer, with a closing date equal to or earlier than that of the third-party
offer. Upon termination of the Lease, the ROFR granted herein shall cease. Tenant's ROFR shall not apply to: (i) a foreclosing lender
or (ii) a purchase under foreclosure or through deed in lieu of foreclosure. A third-party offer shall mean a letter of intent, purchase
and sale agreement or similar instrument setting forth the material terms and conditions under which a third party which is not an affiliate
of Landlord proposes to enter into a purchase of all or a portion of the Premises. Transfer by Landlord of the Property to an affiliate,
subsidiary or other entity owned or controlled by Landlord shall not be a third-party offer.

In
the event that (i) Tenant does not timely provide the purchase notice, (ii) Landlord and Tenant are unable to agree upon a purchase agreement
using standard ___________ agreement forms, or (iii) following execution of the purchase agreement, the transaction that is the subject
thereof is not consummated on or before the Closing Date as a result of a default by Tenant in its obligations under the purchase agreement,
then Landlord shall be free to sell the Property to a third party who submitted an offer on terms as may be agreed upon by Landlord.

The
ROFR shall apply from the date of Landlord’s acquisition of the Property, meaning that, if Landlord receives a third party offer
at any time, thereafter, including before or during the Option Exercise Period, Tenant shall be required to act under this ROFR and a
sale to a third party pursuant to this Section 4 shall extinguish Tenant’s rights to the Option.

5.
 Assignment. Tenant Owners may not assign the Option or the ROFR to any other party without
the prior written consent of Landlord, which may be withheld at Landlord’s sole discretion.

6. In
the event Tenant purchases the Property pursuant to this addendum, the Lease shall terminate, and Landlord shall have no further liability
thereunder and be fully released therefrom.

IN
WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be signed as of the ___________ day of ____________________________, 20__.

	 	 	LANDLORD:

    _______________________,
    a _______ limited liability company

    By:
    ____________________________

    Name:
    _________________________

    Its:
    ___________________________

    TENANT:

    __________________________,
    a ______ limited liability company

    By:
    _____________________________

    Name:
    ___________________________

    Title:
    ____________________________

    	 	10	 

     

    

ADDENDUM
G

LEASE COMMENCEMENT CERTIFICATE

This
Lease Commencement Certificate (this “Agreement”) is made this ____ day of ___________, 20___, by and between ___________________.,
a ______ limited liability company (“Landlord”), and _____________________, a __________ limited liability company
(“Tenant”). All capitalized terms used herein but not defined herein shall have the meanings ascribed to such terms
in the Lease (as defined below).

W
I T N E S S E T H:

For
and in consideration of the mutual covenants and agreements hereinafter set forth and other good and valuable consideration, the receipt
and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

WHEREAS,
Landlord and Tenant are parties to a certain Commercial Lease Agreement, dated as of _______________ (the “Lease”)
for premises located at, as more particularly described in the Lease (the “Demised Premises”); and

WHEREAS,
Landlord and Tenant wish to set forth their agreement as to the commencement of the Term of said Lease.

NOW,
THEREFORE, in consideration of the Demised Premises as described in the Lease and the covenants set forth therein, Landlord and Tenant
agree as follows:

The
square footage of the Premises is ____________ rentable square feet and the Building is __________ rentable square feet.

Tenant’s
Percentage of Operating Costs is 100% of the Premises.

All
policies or certificates of insurance and evidence of payment of premiums for all insurance required pursuant to the terms of the Lease
have been delivered by Tenant to Landlord.

The Commencement
Date is [__];

The Tenant
opened for business in the Premises on [__];

The Rent
Commencement Date is [__];

The Total
Building Cost is $_______________.

The Base
Rent shall be paid as follows:

1st
Year Per Month$_______________

[INSERT
RENT ANNUAL ESCALATION PROVISION HERE]

The
Expiration Date is [__], subject to the exercise of any renewal options expressly stated in the Lease;

Tenant
has ________ options of _______________ months each to extend the Term of the Lease.

IN
WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be signed as of the ___________ day of ____________________________, 20__.

	 	 	LANDLORD:

    ________________________,
    a _______ limited liability company

    By:
    ____________________________

    Name:
    _____________________

    Its:
    ________________________

    TENANT:

    __________________________,
    a_______ limited liability company

    By:
    _____________________________

    Name:
    ___________________________

    Title:
    ____________________________

    	 	11	 

     

    

ADDENDUM
H

RECORDING
REQUESTED BY AND

WHEN RECORDED,
MAIL TO:

[Tenant’s
Local _______ Counsel]

MEMORANDUM
OF LEASE

THIS
Memorandum Of Lease (this “Memorandum”) is made and entered into as of ______________,
by and between ______________________, a ______ limited liability company , whose present address is ____________________________________________
(“Landlord”) and ________________, a ____________ limited liability company, whose address is ______________________________________
(“Tenant”), with reference to the following facts:

A. 
Landlord is the owner of that certain real property located in the City of _______, County of ______, State of _________, being more
particularly described in Exhibit A attached hereto and incorporated herein by reference (the “Property”).

B. 
Landlord desires to lease a portion of the Property to Tenant, which is described as the Premises in the Lease, and Lessee desires to
lease the Premises from Landlord, all subject to the terms and provisions of this Memorandum.

NOW,
THEREFORE, the parties hereto hereby agree as follows:

1. Lease
of the Property. Landlord hereby leases the Premises (as described in the Lease) to Tenant, and Tenant hereby leases the Premises
from Landlord, subject to and on terms and conditions more fully set forth in that certain Lease executed by and between Landlord and
Tenant and dated ________, 20__ (the “Lease”) for a term of _________years with options to extend for _____successive terms
of ____ years each.

2. Option
to Purchase. Provided Tenant is not in default under the terms of the Lease beyond applicable notice and cure periods, the owners
of the membership interests in Tenant, or a bona fide entity formed by the owners of the membership interests in Tenant (the “Tenant
Owners”) shall have the option to purchase the Property (“Option”) from Landlord anytime during the first ________months
of the Term of this Lease (the “Option Exercise Period”) upon terms and conditions as more specifically set forth in the
Lease.

3. Right
of First Refusal. So long as Tenant is not in material default beyond any notice or cure periods, Tenant Owners shall also have a
right of first refusal in connection with any bona fide offer after the expiration of the Option Exercise Period by a third party to
purchase the Property from Landlord (the “ROFO”) which ROFO shall be exercised and consummated in accordance with the terms
more specifically set forth in the Lease.

4. Exclusive.
Landlord agrees that it will not, during the Term or any extension thereof, develop property owned by Landlord within a five (5) mile
radius of the Property or lease any space within a five (5) mile radius of the Property, or consent to a sublease under or an assignment
of, for the operation of a medical emergency room or ambulatory surgery center the “Restricted Use”, whose business is in
direct competition with that of Tenant.

5. Miscellaneous.
The Lease is incorporated herein by this reference. All capitalized terms not defined herein shall have the meaning given them in the
Lease. Should any party require any information concerning the Lease, they should contact the Landlord and Tenant at the above-referenced
addresses. In the event of any conflict between the terms of this Memorandum and the terms of the Lease, the terms of the Lease shall
control.

6. Counterparts.
This Memorandum may be signed in any number of counterparts, each of which shall be an original, but all of which taken together shall
constitute one agreement.

7. Termination
of Memorandum of Lease. In the event that the Lease has been terminated, whether by default of Tenant or by expiration of the Term,
the Landlord shall have the right to record a Termination of this Memorandum accompanied by an affidavit of Landlord which shall have
the effect of terminating this Memorandum when recorded in the public record.

IN
WITNESS WHEREOF, Landlord and Tenant have caused this Memorandum to be signed as of the ___________ day of ____________________________,
20__.

	WITNESSES:

 

    Print
    Name: 

 

    Print
    Name: 

 

    Print
    Name: 

 

    Print
    Name: 
	 	LANDLORD:

    __________________________.,
    a ______ limited liability company

    By:
    ____________________________

    Name:
    ______________________

    Its:
    ________________________

    TENANT:

    __________________________,
    a ______ limited liability company

    By:
    _____________________________

    Name:
    ___________________________

    Title:
    ____________________________

Landlord's
Acknowledgment

Personally
appeared before me, the undersigned, a Notary Public in and for _____________ (County) of _____________ (State),___________________________,
who is personally known by me, and has proved to my satisfaction to be the person described in and who executed the foregoing instrument
as _____________ of ___________________, a ______ limited liability company, who acknowledged that he did sign and seal the foregoing
instrument for, and on behalf of said limited liability company, and that the same is her free act and deed as such officer and the free
act and deed of said limited liability company.

IN
TESTIMONY WHEREOF, I have hereunto set my hand and official seal at __________________ this ___ day of ______________, 20___.

Notary
Public:

Print
Name:

Bar
Roll/Notary No.

Commission
expiration:

Tenant's
Acknowledgment

Personally
appeared before me, the undersigned, a Notary Public in and for _____________ (County) of _____________ (State),___________________________,
who is personally known by me, and has proved to my satisfaction to be the person described in and who executed the foregoing instrument
as Manager of _________________, LLC, a ______ limited liability company, who acknowledged that he did sign and seal the foregoing instrument
for, and on behalf of said limited liability company, and that the same is her free act and deed as such officer and the free act and
deed of said limited liability company.

IN
TESTIMONY WHEREOF, I have hereunto set my hand and official seal at __________________ this ___ day of ______________, 20___.

Notary
Public:

Print
Name:

Bar
Roll/Notary No.

Commission
expiration:

    	 	12	 

     

    

EXHIBIT A

To
Memorandum of Lease

    	 	13	 

     

    

ADDENDUM
I

RECORDING
REQUESTED BY AND

WHEN RECORDED,
MAIL TO:

[Tenant’s
Local ________ Counsel]

SUBORDINATION,
NON-DISTURBANCE AND ATTORNMENT AGREEMENT

THIS
SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (the “Agreement”) is made and entered into this the ____ day
of ___________, 20__ by and among _____________, LLC, a ________ limited liability company (“Tenant”), _________________,
a _________________ (“Lender”) and ________________________, a ______ limited liability company (“Landlord”).

R
E C I T A L S:

A. 
Landlord and Tenant executed a Lease dated as of ___________________, 20__ (the “Lease”), a memorandum of which was
recorded on _________________at ______________of ________________of the official records of _______________ County, _______, covering
a certain Premises therein described located on a parcel of real estate, a legal description of which is attached hereto and incorporated
herein by this reference as Exhibit A (said parcel of real estate and the Premises being sometimes collectively referred to herein
as the “Premises”).

B. 
Landlord has executed a ___________ (the “Mortgage”) dated ____________, 20__ and recorded on ___________________,
20___ at Book ____, Page ____, of the ___________________ of the official records of _______________ County, _______, in favor of Lender,
payable upon the terms and conditions described therein.

C. 
It is a condition to the Mortgage that the Mortgage shall unconditionally be and remain at all times a lien or charge upon the Premises,
prior and superior to the Lease and to the leasehold estate created thereby.

D. 
The parties hereto desire to assure Tenant’s possession and control of the Premises under the Lease upon the Lease terms and conditions
therein contained.

For
and in consideration of the mutual covenants and property herein and other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged and confessed by the parties hereto, the parties hereto do hereby agree as follows:

1. 
The Lease is and shall be subject and subordinate to the Mortgage, and to all renewals, modifications, consolidations, replacements thereof,
and to all future advances made thereunder.

2. 
Should Lender become the owner of the Premises, or should the Premises be sold by reason of foreclosure, or other proceedings brought
to enforce the Mortgage which encumbers the Premises, or should the Premises be transferred by deed in lieu of foreclosure, or should
any portion of the Premises be sold under a trustee’s sale, the Lease shall continue in full force and effect as a direct lease
between the then owner of the Premises covered by the Mortgage and Tenant, upon, and subject to, all of the Lease terms, covenants and
conditions of the Lease for the balance of the Lease Term thereof remaining, including any Extensions therein provided. Tenant does hereby
agree to attorn to Lender or to any such owner as its landlord, and Lender hereby agrees that it will accept such attornment.

3. 
Notwithstanding any other provision of this Agreement, Lender shall not be (a) liable for any default of any landlord under the Lease
(including Landlord), except that Lender agrees to cure any default of Landlord that is continuing as of the date Lender forecloses the
Premises within thirty (30) days from the date Tenant delivers written notice to Lender of such continuing default, unless such default
is of such a nature to reasonably require more than thirty (30) days to cure and then Lender shall be permitted such additional time
as is reasonably necessary to effect such cure, provided Lender diligently and continuously proceeds to cure such default; (b) subject
to any offsets or defenses which have accrued prior to the date of foreclosure; (c) bound by any Rent that Tenant may have paid under
the Lease more than one (1) month in advance; and (d) responsible for the return of any security deposit delivered to Landlord under
the Lease and not subsequently received by Lender.

4. 
If Lender sends written notice to Tenant to direct its Rent payments under the Lease to Lender instead of Landlord, then Tenant agrees
to follow the instructions set forth in such written instructions and deliver Rent payments to Lender; however, Landlord and Lender agree
that Tenant shall be credited under the Lease for any Rent payments sent to Lender pursuant to such written notice.

5. 
All notices which may or are required to be sent under this Agreement shall be in writing and shall be sent by certified or registered
U.S. mail, postage prepaid, return receipt requested, or via nationally recognized overnight courier that provides tracking, and sent
to the party at the address appearing below or such other address as any party shall hereafter inform the other party by written notice
given as set forth above:

Tenant:

Lender:

Attention:
____________________________

Phone:

Landlord:

All
notices delivered as set forth above shall be deemed effective three (3) days from the date deposited in the U.S. mail or with the overnight
courier.

6. 
Said Mortgage shall not cover or encumber and shall not be construed as subjecting in any manner to the lien thereof any of Tenant’s
improvements or trade fixtures, furniture, equipment or other personal property at any time placed or installed in the Premises. In the
event the Premises or any part thereof shall be taken for public purposes by condemnation or transfer in lieu thereof or the same are
damaged or destroyed, the rights of the parties to any condemnation award or insurance proceeds shall be determined and controlled by
the applicable provisions of this Lease.

7. 
This Agreement shall inure to the benefit of and be binding upon the parties hereto, their successors in interest, heirs and assigns
and any subsequent owner of the Premises secured by the Mortgage.

8. 
Should any action or proceeding be commenced to enforce any of the provisions of this Agreement or in connection with its meaning, the
prevailing party in such action shall be awarded, in addition to any other relief it may obtain, its reasonable costs and expenses, not
limited to taxable costs, and reasonable attorney’s fees.

9. 
Tenant shall not be enjoined as a party/defendant in any action or proceeding which may be instituted or taken by reason or under any
default by Landlord in the performance of the Lease terms, covenants, conditions, and agreements set forth in the Mortgage.

 {Remainder
of page intentionally left blank; signature pages follow}

    	 	14	 

     

    

The parties
hereto have caused this Subordination, Non-Disturbance and Attornment Agreement to be executed as of the day and year first above written.

	WITNESSES:

 

    Print
    Name: _____________________

 

    Print
    Name: ______________________

 

    Print
    Name: ______________________

 

    Print
    Name: ______________________
	 	LANDLORD:

    _________,
    LLC, a _______ limited liability company

    By:
    ____________________________

    Name:
    ______________, Manager

    TENANT:

    ________________,
    LLC, a ______ limited liability company

    By:
    _____________________________

    Name:
    ___________________________

    Title:
    ____________________________

	_____________________________

    Print
    Name: ___________________

    _____________________________

    Print
    Name: ___________________
	 	LENDER:

    ________________________,
    a

    ____________________________

    By:
    ____________________________

    Name:
    ______________, Manager

 

Tenant's
Acknowledgment

Personally
appeared before me, the undersigned, a Notary Public in and for _____________ (County) of _____________ (State),___________________________,
who is personally known by me, and has proved to my satisfaction to be the person described in and who executed the foregoing instrument
as Manager of _________________, a _________ limited liability company, who acknowledged that he did sign and seal the foregoing instrument
for, and on behalf of said limited liability company, and that the same is her free act and deed as such officer and the free act and
deed of said limited liability company.

IN
TESTIMONY WHEREOF, I have hereunto set my hand and official seal at __________________ this ___ day of ______________, 20___.

Notary
Public:

Print
Name:

Bar
Roll/Notary No.

Commission
expiration:

Lender's
Acknowledgment

Personally
appeared before me, the undersigned, a Notary Public in and for _____________ (County) of _____________ (State),___________________________,
who is personally known by me, and has proved to my satisfaction to be the person described in and who executed the foregoing instrument
as Manager of _________, ___________, a __________________ ______________________, who acknowledged that he did sign and seal the foregoing
instrument for, and on behalf of said limited liability company, and that the same is her free act and deed as such officer and the free
act and deed of said limited liability company.

IN
TESTIMONY WHEREOF, I have hereunto set my hand and official seal at __________________ this ___ day of ______________, 20___.

Notary
Public:

Print
Name:

Bar
Roll/Notary No.

Commission
expiration:

    	 	15	 

     

    

Landlord's
Acknowledgment

Personally
appeared before me, the undersigned, a Notary Public in and for _____________ (County) of _____________ (State),___________________________,
who is personally known by me, and has proved to my satisfaction to be the person described in and who executed the foregoing instrument
as ____________ of _________, LLC, a _______ limited liability company, who acknowledged that he did sign and seal the foregoing instrument
for, and on behalf of said limited liability company, and that the same is her free act and deed as such officer and the free act and
deed of said limited liability company.

IN
TESTIMONY WHEREOF, I have hereunto set my hand and official seal at __________________ this ___ day of ______________, 20___.

Notary
Public:

Print
Name:

Bar
Roll/Notary No.

Commission
expiration:

 

    	 	16	 

     

    

APPENDIX
A

TO
SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT

    	 	17	 

     

    

ADDENDUM
J

Rules
and Regulations

Tenant
covenants that the following rules and regulations, which may be amended and/or supplemented from time to time by Landlord, relating
to the Building and the Premises shall be faithfully observed by Tenant, its employees, agents, patients, and invitees:

		(a)	The
                                            entry, passages, elevators, and stairways may be used for ingress and egress only.

		(b)	Tenant
                                            shall operate the Building at all times in accordance with applicable laws, rules and regulations,
                                            and consistent with a first class medical facility.

		(e)	No
                                            space heaters or other heating or cooling devices shall be used without Tenant obtaining
                                            the prior written approval of Landlord. All such devices approved shall be UL listed and
                                            be inspected at Tenant’s expense and tagged as safe for operation annually by a licensed
                                            electrician.

		(g)	Landlord
                                            will furnish Tenant with two (2) keys for the Premises. All additional keys will be at Tenant’s
                                            expense. Tenant agrees to lock all entry doors immediately upon entering and leaving the
                                            Building during such hours as the Building is closed, and Tenant shall be responsible for
                                            any and all damage and/or injury to person and/or property resulting from Tenant’s
                                            neglecting to lock doors as aforesaid. All such keys in Tenant’s possession or known
                                            by Tenant to be in existence shall be delivered to Landlord at the termination of the Term
                                            of the Lease. Tenant shall not place any additional lock on any door in the Building, and
                                            doors leading to the corridors or main halls shall be kept closed at all times except when
                                            in use for ingress and egress. All doors for the Premises shall be on the Building master
                                            key, including the entrance door and all interior doors.

		(h)	Tenant
                                            shall have the right to designate doctor and employee parking areas and may also designate
                                            parking areas for patient use only.

		(i)	Tenant
                                            agrees not to install any exterior lighting, amplifiers or similar devices for use in or
                                            about the Premises or any advertising medium which may be heard or seen outside the Premises.

		(j)	Tenant
                                            shall not obstruct or use for storage, or for any other purpose other than ingress and egress,
                                            the entrances, passages, courts, corridors, vestibules, halls, elevators and stairways of
                                            the Building.

		(k)	The
                                            toilets, urinals and other plumbing systems shall not be used for any other purpose than
                                            those for which they were constructed, and Tenant agrees to pay the expense of any breakage,
                                            stoppage or damage resulting from a violation of this rule by Tenant or its agents, servants,
                                            employees, or visitors.

		(l)	All
                                            alterations, renovations or construction can be performed by Tenant only in accordance with
                                            the requirements of the Lease. The use of elevators for removal of construction debris and
                                            bringing in or removing supplies shall be approved by Landlord or the Building engineer.
                                            Contractors shall be required to clean up the construction area at Tenant’s expense.

		(m)	Landlord
                                            reserves the right to approve the weight, size and location of all heavy fixtures, equipment
                                            and other property brought into the Premises. All damage done in the Building by Tenant’s
                                            moving or removing of property shall be repaired at the sole cost and expense of Tenant.

		(n)	Only
                                            artificial trees may be displayed in suites during holiday periods. All other holiday decorations
                                            shall be either non-combustible or flame resistant in accordance with the National Fire Prevention
                                            Code.

    	 	18	 

     

    

EXHIBIT
“A”

ALTA
Survey

 

    	 	19	 

     

    

EXHIBIT
“B”

Preliminary
Site Plan

 

    	 	20	 

     

    

EXHIBIT
“C”

Preliminary
Plans and Specifications

 

    	 	21	 

     

    

EXHIBIT
“D”

Preliminary
Budget 

    	 	22EXHIBIT 10.12 

CONSTRUCTION
LOAN AGREEMENT

THIS
CONSTRUCTION LOAN AGREEMENT ("Loan Agreement"), dated as of —, by and between — ("Lender"), — ("Borrower"),
and THOMAS VO, M.D., an individual, —* all having a partnership business address of 6030 S. Rice Ave., Ste. C, Houston, Texas 77081
(collectively, "Guarantor").

Preliminary
Statement

Borrower
has applied to Lender for the Loan to aid Borrower in financing construction of the Project, and Lender is willing to make said Loan
upon the terms and conditions hereinafter set forth.

NOW,
THEREFORE, for and in consideration of the above premises and the mutual covenants and agreements contained herein, Borrower and Lender
agree as follows:

Particular
Terms; Definitions

As
used in the foregoing Preliminary Statement and throughout the further provisions of this Loan Agreement, the following terms shall have
the respective meanings indicated opposite each of them (such meanings to be equally applicable to both the singular and plural forms
of the terms defined); where the meaning of any term is stated to be "Not Applicable" or "None", provisions involving
the application of that term in this Loan Agreement shall be disregarded:

"ADA
Indemnity" - The Americans With Disabilities Act Indemnity Agreement, of even date herewith, which shall be made by Borrower to
Lender with respect to the Project in connection with the Loan, and any and all modifications, amendments, supplements or restatements
thereof.

"Advance"
- Individually and collectively, the installment deliveries of the proceeds of the Loan to Borrower by Lender pursuant to Article II
hereof.

"Affiliate"
- With regard to any Person, any Person directly or indirectly controlling, controlled by, or under direct or indirect common control
with such Person, including a Subsidiary. A Person shall be deemed to control another Person if such Person possesses, directly or indirectly,
the power to direct or cause the direction of the management and policies of such corporation, whether through the ownership of voting
securities, by contract, or otherwise.

"Assignment
of Rights" - Collateral Assignment of, General Construction Contract, Subcontracts, Plans and Specifications, and Permits and Consent
of even date herewith, which shall be made by Borrower to Lender to secure the Note, and any and all modifications, amendments, supplements
or restatements thereof.

"Assignments"
- The assignment of rents as set forth in the Mortgage and/or the Assignment of Rights, as the context permits or requires.

"Banking
Day" - A Day for dealings by and between banks, excluding Saturday, Sunday and any day which shall be a national legal holiday,
or a day on which banking institutions are authorized to close.

"Borrower's
Architect" — or any successor engaged with consent of Lender.

"Borrower's
Engineer" — or any successor engaged with consent of Lender.

"Borrower's
Equity" - The difference, if any, between the Total Project Costs and the proceeds of the Loan, representing the equity (cash, prepaid
and deferred) to be invested by Borrower in the Project, as shown on the Use of Proceeds attached hereto as Exhibit "C".

"Capacity"
- The water, sewer, and other facilities necessary to fully develop the Project.

"Capacity
Fees" - Any and all fees and other charges payable for the reservation, acquisition, installation, connection or maintenance of
Capacity.

"Change
Order Amount" — shall mean any single Change Order in an amount not to exceed — in aggregate.

"Change
Orders" - Any amendments or modifications to the General Contract or any subcontract.

"Claim"
- An assertion by a Governmental Authority or any other Person as to which, in each case, Lender has made a good faith determination
that the assertion may properly be made by the party asserting the same, that the assertion, on its face, is not without foundation and
that the interests of Lender require that the assertion be treated as presenting a bona fide risk of a Material Adverse Event.

"Closing
Agreement" - If required by Lender, the Loan Closing Agreement, of even date herewith, by and between Lender and Borrower, and any
and all modifications, amendments, supplements or restatements thereof.

"Closing
Checklist" - The Preliminary Loan Closing Checklist of Lender relating to the Loan and heretofore delivered to Borrower or its legal
counsel.

"Collateral"
- All real and/or personal property at any time securing the Loan pursuant to and as described in the Security Documents.

"Commencement
Date" - No later than ten (10) weeks from the Loan Closing.

"Commitment"
- The loan commitment of Lender dated_______________________, addressed

to Borrower,
as amended by this Loan Agreement.

"Commitment
Fee" - The sum of —, to be paid by Borrower to Lender on the Loan Closing.

"Completion
Date" - The earlier to occur of: (a) the date of issuance of a final certificate of occupancy for the Project by the appropriate
Governmental Authority or (b) twenty-four (24) months from the Loan Closing, unless extended in writing by Lender in its sole discretion,
at which time construction of the Project shall be substantially completed in accordance with the Plans and the Project shall be ready
for immediate occupancy.

"Construction
Period" - The period commencing not later than the Loan Closing and ending on the earlier to occur of (a) a Default or (b) the Completion
Date or such later date as Lender may in its absolute discretion agree to in writing.

"County"
- —, or other applicable Local Authority.

"Date
of Acceleration" - The date, if any, of exercise by Lender of its right to accelerate payment of the Obligations in accordance with
the provisions of paragraph 2 of Article V of this Loan Agreement.

"Day"
- A calendar day unless the context indicates otherwise.

"Default"
- Any event or condition which with the passage of time or giving of notice, or both, would constitute an Event of Default.

"Default
Rate" - (a) Twenty-five percent (25%) per annum or (b) the highest rate of interest permitted from time to time by applicable law,
whichever is less.

"Dollars"
- Lawful money of the United States of America.

"Due
Date" - The date any payment of principal or interest is due and payable on the Loan or the Note.

"Environmental
Indemnity" - The Environmental Indemnity Agreement, of even date herewith, which shall be made by Borrower to Lender (and shall
include a Joinder of Guarantors) with respect to the Project in connection with the Loan, and any and all modifications, amendments,
supplements or restatements thereof.

"Events
of Default" - The Events of Default specified in Article V of this Loan Agreement and each of the Events of Default shall
be an "Event of Default".

"Excess
Proceeds" - The proceeds of the Loan, if any, remaining after payment of the Total Project Costs.

"Excusable
Delay" - A delay, not to exceed a total often (10) days, caused by unusually adverse weather conditions which have not been taken
into account in the construction schedule, fire, earthquake or other acts of God, strikes, lockouts, acts of public enemy, riots or insurrections
or any other unforeseen circumstances or events beyond the control of Borrower (except financial circumstances or events or matters which
may be resolved by the payment of money), and as to which Borrower notifies Lender in writing within five (5) days after such occurrence;
provided, however, no Excusable Delay shall extend the Completion Date or suspend or abate any obligation of Borrower or any Guarantor
or any other person to pay any money.

"Final
Advance" - The last Advance for payment of the Project Costs made by Lender to Borrower following completion of construction of
the Project.

"Financial
Contract" - (a) An agreement (including terms and conditions incorporated by reference therein) which is a rate swap agreement,
basis swap, forward rate agreement, commodity swap, commodity option, equity or equity index swap, bond option, interest rate option,
foreign exchange agreement, rate cap agreement, rate floor agreement, rate collar agreement, currency swap agreement, cross-currency
rate swap agreement, currency option, any other similar agreement (including any option to enter into any of the foregoing); (b) any
combination of the foregoing; or (c) a master agreement for any of the foregoing, together with all supplements, entered into by Borrower
with Lender or any Affiliate of Lender, with respect to the Loan or any portion thereof, together with all schedules and exhibits thereto,
and any and all amendments, supplements, modifications, restatements or replacements thereof.

"Financial
Statements" - Statements of Borrower and/or Guarantors, as applicable, heretofore delivered to Lender as described and set forth
in Exhibit "B" attached hereto and made a part hereof.

"GAAP"
- Generally accepted accounting principles consistently applied to the particular item or items in question. "General Contract"
- The contract entered into between Borrower and General Contractor for the construction of the Project in form approved by Lender, together
with any and all modifications, amendments, supplements or restatements thereof approved by Lender in writing.

"General
Contractor" - The general contractor named in the General Contract for the construction of the Project and approved by Lender, or
any successor engaged with consent of Lender.

"Governmental
Authority" - The United States, the State in which the Land is located and any political subdivision thereof, and any agency, department,
commission, board, bureau, or instrumentality or any of them.

"Guarantor"
or "Guarantors" — THOMAS VO, M.D., an individual, —  jointly and severally. Each of the Guarantors shall
be a "Guarantor".

"Guaranties"
- The separate Guaranty Agreement of each Guarantor, of even date herewith, in favor of Lender in connection with the Loan to insure
the performance of the covenants of Borrower specified therein, and any and all modifications, amendments, supplements or restatements
thereof. Each of the Guaranties shall be a "Guaranty."

"Hard
Costs" - The costs of acquisition of the Land, if applicable, and construction of the Project (including, but not limited to, labor
and materials actually expended or incurred by Borrower and incorporated or to be incorporated in the Project, without taking into consideration
Stored Materials (it being understood and agreed that the Lender shall in no event be obligated to make advances for Stored Materials).

"Improvements"
- All infrastructure, buildings, structures, and other improvements located under or upon the Land and all furniture, fixtures, equipment
and other personal property of every kind and nature whatsoever located or to be located upon the Land or in any of the buildings, structures
or other improvements thereon or used or useable in connection with the occupancy or operation thereof, and any and all additions thereto
and substitutions and replacements thereof.

"Initial
Advance" - The first Advance to be made by Lender to Borrower under the Loan at the Loan Closing to pay the Loan Costs and, if applicable,
to reimburse Borrower for Project Costs previously expended by Borrower and approved for reimbursement by Lender.

"Inspecting
Agent" - The Person designated by Lender to inspect the progress of construction of the Project as Lender's representative and solely
for Lender's benefit.

"Insurance
Requirements" - All terms of each insurance policy and requirements of the issuers of all such policies applicable to or affecting
the Project, or any part thereof, or any use or condition of the foregoing, or any part thereof.

"Interest
Reserve" - The estimated sum of — to be withheld undisbursed by Lender from the proceeds of the Loan as an interest reserve, as
more specifically provided by paragraph 3 of Article I of this Loan Agreement.

"Land"
- The real property described in Exhibit "A" to the Mortgage.

"Legal
Requirements" - All laws, statutes, codes, acts, ordinances, orders, judgments, decrees, injunctions, rules, regulations, permits,
licenses, authorizations, directives, and requirements of all Governmental Authorities, foreseen and unforeseen, ordinary or extraordinary,
which now or at any time hereafter may be applicable to Borrower or the Land, or any part of any of the foregoing.

"Lender's
Counsel" — —.

"Loan"
- The loan in the principal amount of up to — made to Borrower by Lender pursuant to and in accordance with the terms of this Loan
Agreement.

"Loan
Closing" - The date and time of execution and delivery by Borrower, Guarantors and/or Lender, as applicable, of this Loan Agreement
and the other Loan Documents.

"Loan
Costs" - The costs payable by Borrower in connection with the closing of the Loan, as identified and set forth in the Use of Proceeds.

"Loan
Documents" - This Loan Agreement, the Note, the Security Documents, the Environmental Indemnity, the Closing Agreement, agreements,
certificates, schedules, notes, statements and opinions, however described, referenced herein or executed or delivered pursuant hereto
or in connection with or arising under the Loan or the transactions contemplated by this Loan Agreement and all other documents and instruments
executed by Borrower in connection with the Loan and delivered to Lender hereunder.

"Local
Authority" - Any Governmental Authority which exercises jurisdiction over the Land or construction thereon.

"Major
Subcontractor"; "Major Subcontract" - Any contractor or subcontractor engaged in the construction of the Project under
a contract in excess of —, individually or in the aggregate as to any such contractor or subcontractor; such a contract or subcontract.

"Material
Adverse Event" - Any circumstance or event which, at any time (a) impairs, or may reasonably be expected to impair, (1) the validity
or enforceability of any of the Loan Documents or the exercise by Lender of any of its rights and remedies thereunder, (ii) the ability
of Borrower or any Guarantor to pay and perform the Obligations, (iii) the security intended to be afforded to Lender under the Security
Documents or the priority of the respective liens thereof, or (iv) the construction, use, occupancy and operation of the Project as contemplated
by the Loan Documents, (b) involves, or may reasonably be expected to involve, a material change in the financial condition of Borrower
or any Guarantor from that reflected in the Financial Statements most recently delivered to Lender by Borrower or such Guarantor, or
(c) results, or may reasonably be expected to result, in a Default.

"Maturity
Date" - The earlier to occur of January, 2034, unless sooner accelerated by Lender upon

the occurrence
of an Event of Default or extended by Lender in writing.

"Mortgage"
- The Mortgage, Security Agreement and Assignment of Rents and Leases, and Financing Statement of even date herewith, encumbering the
real and personal property set forth therein which shall be made by Borrower to Lender to secure the Note, and any and all modifications,
amendments, supplements or restatements thereof.

"Note"
- The Promissory Note, of even date herewith, in the face amount of —, evidencing the Loan, which shall be made by Borrower to Lender,
and any and all allonges thereto, and any and all extensions, renewals, modifications or replacements thereof.

"Obligations"
- Individually and collectively, (a) the payment and performance duties, obligations and liabilities of the Borrower to the Lender, evidenced
by the Note, together with all accrued but unpaid interest thereon, and all other payment and performance duties, obligations and liabilities
of the Borrower to the Lender, however and whenever incurred, acquired or evidenced, whether primary or secondary, direct or indirect,
absolute or contingent, sole or joint and several, or due or to become due, including, without limitation, all such duties, obligations
and liabilities of the Borrower to the Lender, under and pursuant to the Loan Documents or otherwise and all renewals, modifications
or extensions of any thereof and all future advances made at any time hereafter by Lender to Borrower under or pursuant to the Mortgage
or (b) under any Swap Obligations.

"Obligor"
— Borrower and each Guarantor (collectively, "Obligors")

"Opinion"
- The legal opinion or opinions of counsel to Borrower, in form acceptable to Lender.

"Person"
- Any individual, partner, partnership, firm, corporation, trust, unincorporated organization or other organization or entity, or a governmental
body or any department or agency thereof.

"Plans"
- The final plans and specifications for the construction of the Project on the Land to be prepared by Borrower's Architect and/or Borrower's
Engineer, and approved as required herein, and all amendments and modifications thereof made by approved Change Orders; the term shall
include the final plans and specifications for segments of the Project.

"Project"
- If applicable, the acquisition of the Land, and the construction thereon of the Improvements, all as more fully described in the Plans.

"Project
Costs" - The Hard Costs, the Loan Costs, and the Soft Costs, as identified and set forth in the Use of Proceeds, the sum of which
shall be the "Total Project Costs", as such term is used in this Loan Agreement.

"Retainage"
— That portion of the Project Costs, expressed as a percentage, which will be retained by Lender as an assurance that all subcontractors,
material providers, and others involved in the construction will be paid and that the Improvements will be completed.

"Request
for Advance" - A statement of Borrower, in such form and manner as Lender may request, setting forth the amount sought, which shall
constitute an affirmation and agreement by Borrower that (a) the representations and warranties of Article III remain true and correct
as of the date thereof and unless the Lender is notified to the contrary prior to the disbursement of the requested Advance, will be
so on the date thereof, (b) that Lender has timely complied with the terms and conditions of this Loan Agreement and (c) Borrower has
no claims, counterclaims, defenses or rights of offset or recoupment whatsoever against Lender under the Note or any of the other Loan
Documents.

"Requirement"
or "Local Requirement" - Any law, ordinance, order, rule, requirement or regulation of a Governmental Authority or a Local
Authority, respectively.

"Security
Documents" - This Loan Agreement, the Mortgage, the Assignments, the financing statements and any other documents or agreements,
however described, securing the Loan or perfecting Lender's lien on or security interest in the collateral described therein.

"Soft
Costs" - The indirect or "soft" costs of construction of the Project and payment of interest under the Note, as identified
and set forth in the Use of Proceeds.

"Stored
Materials" Building materials or furnishings that have not yet been incorporated into the Improvements.

"Subsequent
Advances" - All Advances after the Initial Advance.

"Swap
Obligations" - Any indebtedness, liabilities, or obligations, now existing or hereafter arising, due or to become due, absolute,
or contingent, of Borrower to Lender or any Affiliate of Lender under any Financial Contract for the purpose of exchanging the floating
rate of interest applicable to the Note, or the loan or loans evidenced thereby, for a fixed rate of interest; or any other transaction
contemplated thereby.

"Title
Insurer" - The issuer of the title insurance policy required by item 2(h) of Article VI hereof.

"UCC"
- The — Uniform Commercial Code, as amended and in effect from time to time.

"Use
of Proceeds" - Borrower's statement of the agreed upon use of the proceeds of the Loan, a copy of which is attached hereto as Exhibit
"C" and made a part hereof.

    	 	1	 

     

    

ARTICLE
I

AMOUNTS,
PURPOSES AND TERMS OF LOAN

1. 
Loan. Lender agrees to lend to Borrower, upon Borrower's request, up to the aggregate principal amount of the Loan to be funded and
disbursed only at the times and upon the terms and conditions hereinafter set forth. At the Loan Closing, Borrower shall pay the Loan
Costs from the Borrower's Equity. Thereafter, during the Construction Period and upon satisfaction by Borrower with the provisions of
Article VII hereof (including, but not limited to, investment by Borrower in the Project of its full required "cash equity"
as set forth in the Use of Proceeds), Borrower shall be entitled to receive the proceeds of the Loan in Advances pursuant to Article
II hereof to be used by Borrower solely for the purpose of paying Project Costs. The Loan shall mature on the Maturity Date; provided,
however, if there are any Excess Proceeds, such Excess Proceeds shall not be available for Advances and the Commitment shall be permanently
reduced by the amount of any such Excess Proceeds without further direction of Borrower. The Loan is not revolving. Any amount repaid
may not be re-borrowed.

2. 
Note. The Loan and Advances thereunder shall be evidenced by the Note and shall be due and payable in accordance with and
as required by the Note. Borrower shall not be liable under the Note except with respect to funds actually advanced to Borrower by Lender
pursuant to the terms hereof.

3. 
Interest Reserve. Notwithstanding any provisions of paragraph 1 of this Article I to the contrary, Lender shall
be entitled to withhold the Interest Reserve undisbursed from the proceeds of the Loan. So long as no Event of Default has occurred and
is continuing, Lender shall apply such portion of the Interest Reserve as is available and may be necessary to pay any monthly interest
due and payable on the Loan on the Due Date thereof by debiting the Interest Reserve in the appropriate amount. Lender shall provide
Borrower on a monthly basis with an accounting of all debits and credits made to the Interest Reserve as aforesaid.

Following
the occurrence of an Event of Default, Lender, in its sole and absolute discretion, may, but shall not be obligated to, apply such portion
of the Interest Reserve to pay any accrued interest on the Loan or to pay any other sums payable to Lender under this Loan Agreement
or any of the other Loan Documents. Borrower hereby consents to and approves the use of such Interest Reserve for each and all of the
above purposes without any further direction from Borrower at the time of any such application.

To
the extent not applied by Lender as set forth hereinabove, such proceeds shall not be available to be drawn by Borrower hereunder for
any other purpose; provided, however, any funds remaining in the Interest Reserve at the end of the Construction Period after payment
of all accrued and unpaid interest shall be applied to the reduction of the principal balance of the Loan unless the parties agree otherwise
in writing to a different application of such excess funds. Establishment of this Interest Reserve does not absolve the Borrower from
responsibility for the payment of interest on the Loan as and when due should funds in the Interest Reserve at any time be insufficient
for such purpose.

4. Prepayment.

(a) Optional
Prepayment. The principal amount of the Loan may be prepaid, in whole or in part on any payment date, provided that Borrower pays
all accrued and unpaid interest at the time of any such prepayment.

Partial
prepayments shall be applied to installments of principal in the inverse order of their maturity. Prepayments may not be re-borrowed.
Partial prepayments shall not lower the amounts, or postpone the due dates, of any installments of principal and interest due on the
Loan but shall be applied to such installments in the inverse order of their maturities.

5. 
Use of Proceeds. The proceeds of the Loan are allocated to payment of the Project Costs shown in the "Loan Proceeds"
column of the Use of Proceeds. Borrower shall not amend the Use of Proceeds, or otherwise reallocate the proceeds of the Loan from one
line item to another in the Use of Proceeds, without the prior written approval of Lender. The Use of Proceeds has been approved by Borrower,
and Borrower represents to Lender that the Use of Proceeds includes all Project Costs through the Maturity Date after taking into account
the requirements of this Loan Agreement. Lender shall not be required to make (a) any Advance for any Project Cost not set forth in the
Use of Proceeds, (b) any Advance from any line item in the Use of Proceeds that, when added to all prior Advances from that line
item, would exceed the lesser of (i) the actual cost incurred by Borrower for such line item, or (ii) the sum shown in the "Loan
Proceeds" column in the Use of Proceeds for such line item, or (c) any Advance from any contingency line item unless Lender consents
to such Advance in its sole discretion. Lender may make Advances from any line item in the Use of Proceeds for purposes other than those
for which amounts are initially allocated to such line item, or may change the relative amounts allocated to particular line items in
the Use of Proceeds, all as Lender, in its sole discretion, deems necessary or advisable; provided, however, that if Lender is
requested by Borrower to make reallocation of a Hard Cost item which would require contractor and lienor notices under the provisions
of Section —, — Statutes, written notice from Borrower, as the owner of the Project, to the General Contractor and all required lienors,
in compliance with said Section, and countersigned by the General Contractor and any lienors who have provided notices to owner, shall
be given prior to any such reallocation. Borrower agrees to provide all such required notices to the General Contractor and all lienors
providing notices to owner in compliance with Chapter —, — Statutes, in a timely fashion. Borrower also authorizes Lender to provide
such written notices to the General Contractor and lienors providing notices to owner pursuant to Chapter —, — Statutes, to the extent
such notices are required by law and releases Lender and waives all claims it may have against Lender for damages Borrower may incur
as a result of Lender's failure to deliver said notices. Without prior written approval of Lender, Borrower shall not reallocate the
proceeds of the Loan from one line item to another in the Use of Proceeds or otherwise amend the Use of Proceeds.

6. 
Borrower's Equity. In accordance with the requirements of Article II and the other provisions of this Loan Agreement,
Borrower shall fully invest in the Project and be responsible for the payment of the Borrower's Equity.

7. 
Place of Payment. All payments by Borrower under the Loan Documents shall be made to Lender at the address provided in the
Note or as otherwise directed by Lender, in Dollars and in immediately available funds (provided, however, regularly scheduled
payments of principal and/or interest may be made by check but only if drawn on a U.S. bank).

8. 
Application of Payments. All payments made on the Note shall be applied first to interest accrued to the date of payment and
next to the unpaid principal balance; provided, however, following the occurrence of an Event of Default, payments shall be applied
first to any costs or expenses, including attorneys' fees, that Lender may incur in exercising its rights under the Loan Documents, as
Lender may determine.

9. 
Set-off. Borrower hereby grants to Lender a lien on, and a security interest in, the deposit balances, accounts, items, certificates
of deposit and monies of Borrower in possession of or on deposit with Lender or any of its Affiliates to secure and as collateral for
the payment and performance of the Obligations. Upon the happening of any Event of Default, Lender may at any time thereafter and from
time to time, without demand or notice, appropriate and set-off against and apply the same to the Obligations (to such Obligations and
in such order of application as Lender may determine).

    	 	2	 

     

    

ARTICLE
II

LOAN
ADVANCES

1.Advance
Provisions. Subject to the provisions of this Loan Agreement set forth in Articles I through VII and to the further particular
provisions, if any, set forth in Article VIII, Lender will make and Borrower will accept, the Loan in the amount of the Note.

The
proceeds of the Loan shall be advanced as construction progresses, but not more frequently than once a month, in amounts which at the
election of Lender shall be ninety percent (90%) of:

(a) 
the Project Costs incurred to the date of the Advance, or

(b) 
the amount of the Loan multiplied by the percentage of completion of construction of the Project then attained, or

(c) 
the estimated Total Project Costs multiplied by the percentage of completion of construction then attained, less the difference between
said estimated Total Project Costs and the amount of the Loan, less, in each case, amounts theretofore advanced.

The
percentage of completion of construction at any time and the estimated Total Project Costs shall be determined by Lender and its Inspecting
Agent in their reasonable discretion which determination shall be fully binding upon Borrower. The ten percentage (10%) Retainage shall
not be advanced during construction but shall be paid to Borrower upon completion of all work to the satisfaction of Lender and its Inspecting
Agent and upon satisfaction of such of the conditions for the receipt of the Final Advance set forth in Article VII hereof as
Lender or its Inspecting Agent may require under the circumstances.

Notwithstanding
the foregoing, the "cash equity" portion of the Borrower's Equity as reflected in the Use of Proceeds shall be disbursed in
full in accordance with the requirements of this Article II prior to the disbursement of any proceeds of the Loan. In addition,
Borrower shall provide the "deferred equity" portion of the Borrower's Equity from time to time as may be required to pay Project
Costs and complete construction of the Project to the extent the aforesaid "cash equity" portion of the Borrower's Equity plus
the proceeds of the Loan are insufficient or otherwise unavailable to do so.

2.Additional
Provisions. All Advances are to be made at the principal office of Lender, or at

such
other place as Lender may designate which shall include without limitation, through the office of the Title Insurer or other title company
selected by Lender (and, in such case, all fees and costs of disbursement shall be paid by Borrower). On satisfaction of each of the
Advance conditions set forth herein (subject, however, to waiver of any such condition by Lender in its discretion) Lender will disburse
the approved amount to Borrower's account on deposit with Lender or, at Lender's option, may make payment jointly to Borrower and the
approved payee. Requests for Advances, unless otherwise specified by Lender from time to time, shall be submitted not less than ten (10)
Banking Days prior to the date of the requested Advance.

Lender
may, in its sole discretion, make Advances to Borrower whether under the terms of this Loan Agreement such Advances are required or not.
Part or the whole of any such Advance may be disbursed before or after it becomes due if Lender deems it advisable to do so. All such
Advances shall be deemed to have been made pursuant to this Loan Agreement and not in modification hereof, shall be secured by the lien
of the and all other Collateral, and the making of any such disbursements by Lender shall not be binding upon Lender as to any Subsequent
Advance hereunder. It is specifically understood and agreed by Borrower that the making of any Advance hereunder, or of any part of any
Advance, shall not be construed as approval or acceptance by Lender of the development and/or construction theretofore done.

Thomas
Vo, M.D., as Manager of the Borrower is authorized to make draw requests/request Advances under the Loan for the sole purposes of construction
of the Project.

The
Loan Closing shall be held, and the Loan Documents shall be executed and delivered at the office of Lender's Counsel in —, — or at
such other location as Lender may approve.

ARTICLE
III

REPRESENTATIONS
AND WARRANTIES OF OBLIGORS

Each
Obligor represents and warrants (each of the representations and warranties set forth below or made in writing by each Obligor to Lender
in connection with the Loan shall survive the execution and delivery of this Loan Agreement and the other Loan Documents and shall continue
to be true and correct so long as any of the Obligations are outstanding and unpaid or Borrower is otherwise entitled to an Advance hereunder):

1. 
Organizational Status. It is duly formed and validly existing as a limited liability company under the laws of —
and is in good standing thereunder, with full power and authority to consummate the transactions contemplated hereby.

2. 
Title to Land. Borrower is indefeasibly seized of fee simple title to the Land and has full power and lawful right
to convey and mortgage the same, and the Land is free and clear of all liens and encumbrances whatsoever, except current taxes which
are not yet due and payable.

3. 
No Claim of Lien. No materials of any kind have been placed on the Land by any Person, and no work or labor has been performed
thereon within the ninety (90) days prior to the date hereof; there are no unpaid bills for labor, materials, supplies or services furnished
to or upon the Land; and no claim of lien affecting the Land or the Project has been filed in the public records of the County and no
materials of any kind will be so placed on the Land by any Person or work or labor so performed thereon and no claim of lien will be
so filed prior to the recording of the Mortgage.

4. 
Plans and Initial Construction. The Plans are satisfactory to Borrower, have been approved by the General Contractor and to
the extent required by applicable law or any effective restrictive covenant, have been approved by all Local Authority and the beneficiary
of any such covenant, respectively. The Plans so approved have been initialed by Borrower and the General Contractor, respectively. All
construction with respect to the Project has been and will be performed within the perimeter of the Land in accordance with the Plans
as approved by Lender and in accordance with any restrictive covenants applicable thereto. There will be no structural or other defects
in the Improvements, no violation of any Local Requirement with respect thereto and the anticipated use thereof will comply with applicable
zoning ordinances, regulations and restrictive covenants affecting the Land and all requirements for such use will have been satisfied.

5. 
Licenses and Permits. All necessary licenses and permits and approvals have been obtained, or prior to the commencement
of construction of each segment of the Project will have been obtained, so as to permit the construction and completion of the Project
in compliance with all applicable Legal Requirements. All permits and approvals that are required to construct any portion of the Project
in accordance with the Plans will be obtained and copies thereof will be furnished to Lender prior to the disbursement of any portion
of the Loan for any aspect of the Project that would require such permits or approvals to be in place.

6. 
Financial Statements. The Financial Statements heretofore delivered to Lender are true and correct in all respects,
have been prepared in accordance with GAAP, and fairly present the respective financial conditions of the subjects thereof as of the
respective dates thereof. No materially adverse change has occurred in the financial conditions reflected therein since the respective
dates thereof and no additional borrowings have been made by Borrower since the date thereof, other than the borrowings contemplated
hereby or approved by Lender.

7. 
Validity, etc. of Loan Documents. Each of the Loan Documents, when executed and delivered by Borrower or Guarantor
to Lender hereunder, will be legal, valid, and binding obligations of the parties executing same, enforceable in accordance with its
terms, except to the extent that enforcement may be limited by applicable bankruptcy, reorganization, insolvency, moratorium or other
laws affecting creditors' rights and debtor's relief generally from time to time in effect, and to usual equitable principles.

8. 
Suits. There are no actions, suits or proceedings pending, or to the knowledge of Obligor threatened, against or affecting
it, or the Land, at law or in equity, or before or by any Governmental Authority which, in any case, if adversely determined, would be,
or would reasonably be expected to be, a Material Adverse Event. To Obligor's knowledge it is not in default with respect to any order,
writ, injunction, decree or demand of any court or any Governmental Authority.

9. 
Ability to Execute. The consummation of the transactions hereby contemplated and performance of this Loan Agreement, the Note,
the Security Documents, and the other Loan Documents will not result in any breach of, or constitute a default under, any mortgage, deed
of trust, lease, bank loan or credit agreement, corporate charter or agreement, or other instrument to which it is a party or by which
it or the Land may be bound or affected.

10. 
Utilities. All utility services necessary for the construction of the Project and the operation thereof for its intended purpose
are for, upon completion of the infrastructure comprising a portion of the Project, will be] available at the boundaries of the Land,
including water supply, storm and sanitary sewer facilities, electric and telephone facilities.

11. 
Advances. Each request for an Advance, or the receipt of the funds requested thereby, shall have the effect stated in the
definition of the term Request for Advance.

12. 
Other Agreements. It has made no contract or arrangement of any kind the performance of which by the other party thereto would
give rise to a lien on the Land except for its arrangements with the Borrower's Architect, the Borrower's Engineer, and the General Contractor.

13. 
Access; Parking. All roads (with a minimum width of 50 feet) necessary for direct ingress and egress to and full utilization
of the Project for its intended purpose have been completed or will be completed prior to completion of the Project, and have been/will
be dedicated to public use and accepted by Local Authority. The design of the Project provides adequate parking for the Project in compliance
with all applicable Legal Requirements. Further, all required cross-access and cross-parking easements necessary to serve the Project
are in place and in full force and effect.

14. 
Traffic Capacity. The traffic capacity for the Project is in compliance with all applicable Legal Requirements.

15. 
Non-Default. There is no Default or Event of Default existing under this Loan Agreement, the Note, the Security Documents,
or any of the other Loan Documents.

16. 
Trade Name. It has never conducted its business or operated the Project (or caused the same to be operated) under any
trade name.

17. 
Capacity. There is (and will continue to be) sufficient Capacity available for the Project without the necessity of any reservation
or advance purchase thereof.

18. Capacity
Fees, Impact Fees, etc. All Capacity Fees and other impact fees with respect to the Project have been paid to the extent
currently required and Borrower is otherwise entitled to or has secured issuance of a building permit for the Project.

    	 	3	 

     

    

ARTICLE
W

COVENANTS
OF OBLIGORS

Each
of the Obligors covenant that so long as any liabilities (whether direct or contingent, liquidated, or unliquidated) of Obligors to Lender
under any of the Loan Documents remain outstanding, and until payment in full of all obligations of Obligors subject hereto, Obligors,
as applicable, shall, unless Lender otherwise consents in writing:

1. 
Non-Encumbrance. It will not convey, lease, or further encumber the Land or any part thereof in any way without the prior
written consent of Lender. All easements affecting the Land shall be submitted to Lender for its approval (which approval shall not unreasonably
be withheld) and, if so approved by Lender, for joinder by Lender prior to the execution thereof by Borrower, accompanied by a drawing
or survey showing the location thereof.

2. 
Local Compliance. It will comply promptly with any Requirement or Local Requirement and furnish Lender, on demand, copies
of inspection reports made by any Local Authority, and further, will diligently obtain all permits and approvals necessary for the completion
of the Project and will furnish Lender, on demand, copies of any such permits or approvals or any application therefor and will promptly
advise Lender of any disapprovals or denials of any permits or approvals so requested.

3. 
Right of Inspection. It will permit Lender, or its representatives, and its Inspecting Agent to enter upon the Land at all
reasonable times, inspect the Project and all materials to be used in the construction thereof and to examine all detailed plans and
shop drawings which are or may be kept at the construction site, will cooperate, and cause the General Contractor to cooperate with the
Inspecting Agent to enable him to perform his functions hereunder and will pay or reimburse Lender for the reasonable cost of all such
inspections and any necessary re-inspections. It is expressly agreed that any inspections made by Lender, or its representatives shall
be made solely and exclusively for the protection and benefit of Lender and neither Borrower nor any third party shall be entitled to
claim any loss or damage either against Lender or against its employees, agents, or representatives for failure to properly discharge
any alleged duties of Lender.

4. 
Expenses. It will pay Lender the Inspecting Agent's fees and Lender's attorneys' fees and costs incurred in connection
with the negotiation, preparation, enforcement or administration of any of the Loan Documents, whether suit is brought or not and whether
incurred in connection with collection, trial, appeal, bankruptcy, or otherwise, and will pay all costs and expenses required to satisfy
the conditions of this Loan Agreement; without limitation of the generality of the foregoing, Borrower will pay:

(a) 
all taxes (other than taxes based upon Lender's income) and recording expenses, including intangible and documentary stamp taxes, if
any;

(b) 
all lien and corporate status search expenses, if any;

the
fees and commissions lawfully due to brokers in connection with this transaction, other than any such broker retained by Lender, if any;
and

(d) the
travel expenses of representatives of Lender and Lender's counsel in connection with their attendance at the Loan Closing, the final
closing or conferences with the Borrower or its representatives, agents or contractors if held other than in —, —.

To
the extent services are required in addition to those normally and reasonably incident to the closing and assignment of a loan of the
character contemplated hereby, Borrower shall pay the reasonable fees therefor.

5. 
Commencement and Completion of the Improvements. It will cause the construction of the Improvements to be commenced on or
before the Commencement Date, and thereafter, will cause such construction to be prosecuted with diligence and continuity, in a good
and workmanlike manner, and in accordance with sound building and engineering practices, all applicable Legal Requirements, the Plans
and the Loan Documents, and to be completed free and clear of all liens or claims of lien (except liens created by the Loan Documents),
and a certificate of [occupancy][completion] and all other permits, licenses and approvals from all applicable Governmental Authorities
required for the use, occupancy and operation thereof, in each case satisfactory to Lender, to be obtained, on or before the Completion
Date.

6. 
Disbursements. If Lender desires to disburse the proceeds of the Loan through the office of the Title Insurer or other title
company selected by Lender in accordance with the provisions of Article II hereof, it will enter into an agreement acceptable
to Lender to authorize disbursements in this manner.

7. 
Brokers. It will indemnify Lender from claims of brokers arising by reason of the execution hereof or the consummation of
the transactions contemplated hereby.

8. 
Title to Improvements. It will deliver to Lender, on demand, any contracts, bills of sale, statements, receipted vouchers,
or agreements, under which Borrower claims title to any materials, fixtures or articles incorporated in the Improvements or subject to
the lien of the Mortgage.

9. 
Correction of Defects. It will, upon demand of Lender or its Inspecting Agent, promptly correct any (a) any material defect
in the Improvements, (b) any material departure from the Plans or applicable Legal Requirements, or (c) any encroachment by any Improvements
or structure on any building setback line, easement, property line or restricted area. The advance of any proceeds of the Loan shall
not constitute a waiver of Lender's right to require compliance with this covenant with respect to any such defects, material departures
from the Plans or encroachments not theretofore discovered by, or called to the attention of, Lender. In the event of any dispute between
Borrower and Lender with respect to the interpretation and meaning of the Plans which cannot be resolved through consultation between
Lender, or its representatives, and the Borrower's Architect and/or Borrower's Engineer, as applicable, the same shall be determined
by an independent third party architect or engineer, as applicable, selected jointly by Lender and the Borrower's Architect or Borrower's
Engineer, as applicable, and the decision of such third party architect or engineer, as applicable, shall be final and conclusive as
between the parties.

10. 
Contracts. It will not, without Lender's prior written approval as to parties, terms, and all other matters, (a) enter into
any material contract (as defined below) for the performance of any work or the supplying of any labor, materials or services for the
design or construction of the Project, (b) enter into any management, leasing, maintenance or other contract pertaining to the Project
not described in clause (a) that is not unconditionally terminable by Borrower or any successor owner without penalty or payment on not
more than thirty (30) Days' notice to the other party thereunder, or (c) modify, amend, or terminate any such contracts. All such contracts
shall provide that all rights and liens of the applicable contractor, architect, engineer, supplier, surveyor or other party and any
right to remove removable Improvements are subordinate to Lender's rights and liens, shall require all subcontracts and purchase orders
to contain a provision subordinating the subcontractors' and mechanics' and materialmen's liens and any right to remove removable Improvements
to Lender's rights and liens, and shall provide that no change order shall be effective without the prior written consent of Lender,
except as otherwise may be permitted pursuant to paragraph 12 of this Article IV. Borrower will not default under any contract
or permit any contract to terminate by reason of any failure of Borrower to perform thereunder, and Borrower will promptly notify Lender
of any default thereunder. Borrower will deliver to Lender, upon request of Lender, the names and addresses of all Persons with whom
the General Contractor and each Major Subcontractor has contracted or intends to contract for the construction of the Improvements or
for the firnishing of labor or materials therefor. With respect to contracts for the performance of any work or the supplying of any
labor, materials or services, a "material" contract is one which exceeds — in total price.

11. 
Leases. It will not enter into any lease relating to all or any portion of the Project without the prior written consent of
Lender.

12. 
Change Orders. It will not permit the performance of any work pursuant to any Change Order which will result in a change in
the aggregate of the contract prices for the construction of the Project in excess of the Change Order Amount, nor pursuant to any Change
Order which, together with the aggregate of Change Orders theretofore executed by Borrower, excluding those theretofore specifically
approved by Lender pursuant to this paragraph, will result in an increase or decrease in such prices in excess of three times
the Change Order Amount, unless in either case it shall have received the specific approval of Lender to such Change Order. All Change
Orders shall be submitted to Lender on AIA Documents G701 and G702 and accumulated monthly on master AIA Document G703 or such other
forms acceptable to Lender in Lender's sole discretion.

13. 
Agreements with General Contractor. It will require covenants from the General Contractor to the same effect as the covenant
made by the Borrower in the preceding paragraph hereof, and furthermore will provide in the General Contract that Major Subcontractors
shall be subject to the approval of Lender and that the General Contractor will, upon request, deliver to Lender the names of all Persons
with whom the General Contractor has contracted or intends to contract for the construction of the Project or for the furnishing of labor
or materials therefor.

14. 
Payment of Withholding Taxes. It will not use, or knowingly permit the General Contractor or any subcontractor to use, any
portion of the proceeds of any Advance to pay the wages of employees unless a portion of the proceeds or other funds are also used to
make timely payment to or deposit with (a) the United States of all amounts of tax required to be deducted and withheld with respect
to such wages under the Internal Revenue Code, and (b) any Governmental Authority of all amounts of tax required to be deducted and withheld
with respect to such wages under any applicable state and/or local laws.

15. 
Restrictive Covenants. It will comply with all restrictive covenants affecting the Land.

16. 
Application of Funds. Lender may apply amounts due hereunder to the satisfaction of the conditions hereof and amounts so applied
shall be part of the Loan governed hereby and shall be secured by the Mortgage. Lender may disburse to itself any sums payable to Lender
by Borrower on account of interest, costs, charges, fees, brokerage commissions or other expenses with like effect as if the same had
been made to Borrower.

17. 
No Other Agreement. If there is a General Contractor, it will not execute any contract or become party to any arrangement
for the performance of work on the Land except with said General Contractor.

18. 
Labor and Materials. It will provide, at its own cost (except to the extent funded by the Loan), all labor and materials as
are required for the complete construction of the Project. All labor and materials contracted for or utilized in connection with the
construction of the Project shall be used and employed solely on the Land and in said construction and shall be strictly used in accordance
with the Plans.

19. 
Notice of Commencement. Prior to the initial payments to the General Contractor or any subcontractor, laborer or materialman
for commencement of construction of the Project but subsequent to the recording of the Mortgage, it will cause to be executed and filed
for record among the public records of the County a Notice of Commencement, as required by Chapter — ,—* Statutes, and a certified
copy thereof will be posted on the Land and will remain so posted during the period of construction, all in accordance with the applicable
provisions of Chapter —, — Statutes.

20.Satisfaction
of Conditions. It will cause all conditions hereof to be satisfied to the extent it is within its power to do so.

21.Trust
Funds; Use of Proceeds. The monies disbursed pursuant to this Loan Agreement shall constitute a trust fund (but need not be segregated
by Borrower) and shall be used solely for the payment of Project Costs strictly in accordance with the Use of Proceeds and for no other
purpose, unless another use is specifically provided for in this Loan Agreement or is consented to in writing by Lender prior to any
such usage, in which case, Borrower will timely comply with the requirements set forth in paragraph 6 of Article II hereof.

22.Change
in Articles; Business; Name; Executive Management. It will not make or permit to be made any change in its Articles of Organization,
dated as of —, as amended to date, or any change in its business from that conducted on and as of the Loan Closing, or any change in
its name, or any change in its executive management, without, in each instance, the prior written consent of Lender.

23.Capacity,
etc. It will timely acquire all Capacity and pay all Capacity Fees and other impact fees in connection therewith so that construction
of the Project will not be interrupted or otherwise delayed.

24.Financial
Information. Borrower will provide, or cause to be provided, the following financial information to Lender:

(a) 
Annually, within ninety (90) days after its fiscal year end, Borrower shall provide to Lender its, and its tenant's, — ("Tenant"),
internally prepared financial statements and statements of changes in financial condition, including without limitation, operating statements,
which statements shall include profit and loss statements and balance sheets certified by the Borrower and Tenant and in form utilizing
GAAP.

(b) 
The Borrower (who shall also provide Tenant's) and Guarantors shall each provide to Lender on an annual basis within thirty (30) days
of filing, complete, fully executed, governmental copies of all federal income tax returns and extensions, prepared by an accountant
or tax professional, which shall include all supporting documentation and schedules submitted therewith (including without limitation,
W2s, and Schedule Ks) and proof of payment of tax liability for Borrower and Guarantors;

(c) 
Annually, within thirty (30) days of the anniversary date of the financial statement currently on file with the Lender an updated personal
financial statement of each individual Guarantor certified by them as applicable; and

(d) 
Any other information, reports, or statements Lender may request, periodically, in order to assess the current financial condition of
Borrower and/or Guarantors.

All
such financial information must be provided in a form and content reasonably acceptable to Lender and be certified in favor of Lender
if so requested. Financial statements on individuals must be on Lender approved financial statement form or be accompanied by a properly
executed Lender provided attestation form.

25.Tax
Service Fee. At Lender's option, it will pay at such time as is specified by Lender, the current Tax Service Fee charged
by the tax servicing agent designated by Lender.

26.Licenses.
It will timely procure and maintain in good standing all licenses, certificates and other governmental approvals necessary for the
use, occupancy, and operation of the Project, when completed, as an ER/Hospital.

27. Depository
Accounts. Borrower will maintain a depository account with Lender, which account shall be maintained in a manner satisfactory
to Lender. The Lender shall have the right to deposit construction draws and/or automatically debit the account for any monthly interest
payments due and payable on the Loan for which the Interest Reserve is not available.

28. 
Zoning. It will cause all zoning provisions relating to construction of the Project to be satisfactory to Lender and Lender's
counsel.

29. 
Subordination of Indebtedness to Affiliates. It will cause all indebtedness and other obligations to any of its Affiliates
to be expressly subordinated to the Loan pursuant to written subordination agreements acceptable to Lender.

30. 
Secondary Financing; Additional Indebtedness. It will not incur, create, assume, or permit to exist any indebtedness or liability
for borrowed money (including without limitation, any secondary secured financing with regard to the Project), any indebtedness evidenced
by notes, bonds, debentures, or similar obligations or any conditional sales or title retention agreement or capitalized lease without,
in each instance, the prior written consent of Lender.

31. 
Punctual Payments. Punctually pay all principal, interest, fees, or other liabilities due under any of the Loan Documents
at the times and place and in the manner specified therein.

32. 
Compliance. Preserve and maintain all licenses, permits, governmental approvals, rights, privileges, and franchises necessary
for the conduct of its business; and comply with the provisions of all documents pursuant to which Obligors are organized, as applicable,
and/or which govern each Obligor's continued existence, as applicable, and with the requirements of all laws, rules, regulations and
orders of any governmental authority applicable to Obligors and/or their respective businesses.

33. 
Insurance. Maintain and keep in force, for each business in which Obligors are engaged, insurance of the types and in amounts
customarily carried in similar lines of business, including but not limited to fire, extended coverage (including but not limited to
wind), public liability, flood, property damage and workers' compensation, with all such insurance in amounts satisfactory to Lender
and naming Lender as loss payee or additional insured, if and as Lender may require, and deliver to Lender from time to time at Lender's
request schedules setting forth all insurance then in effect. Such insurance may be obtained from an insurer or through an insurance
agent of Obligors' choice, provided that any insurer chosen by Obligors is acceptable to Lender on such reasonable grounds as may be
permitted under applicable law. Borrower shall have delivered to Lender originals or certificates of all such policies establishing Lender
as additional insured and loss payee together with the agreement of the insurers to give not less than thirty (30) days prior notice
to Lender in the event of cancellation of such policies or material change in the coverage thereof

34. 
Taxes and Other Liabilities. Pay and discharge when due any and all indebtedness, obligations, assessments and taxes, both
real or personal, including without limitation federal and state income taxes and state and local property taxes and assessments, except
(i) such as Obligors, as applicable, may in good faith contest or as to which a bona fide dispute may arise, and (ii) for which
Obligors, as applicable, have made provision, to Lender's satisfaction, for eventual payment thereof in the event Obligors, as applicable,
are obligated to make such payment.

35. 
Depository Relationship. Maintain a depository relationship with Lender for the duration of the Loan.

36. 
Capital Expenditures. N/A

37. 
Dividends and Distributions. Not declare or pay any dividends, redemptions of stock or membership interests, distributions,
and withdrawals (as applicable) to the owners of its capital stock or membership interest, except dividends payable in capital stock
or membership interests.

38.Other
Debts. Not incur any indebtedness, secured or unsecured, direct, or indirect, absolute or contingent (including guaranteeing
any obligation or capital lease obligations), other than the Loan and trade debt incurred in the ordinary course of business. This does
not prohibit:

(a) 
acquiring goods, supplies, or merchandise on normal trade credit;

(b) 
endorsing negotiable instruments received in the ordinary course of business;

(c) 
obtaining surety bonds in the ordinary course of business; or

(d) 
liabilities, lines of credit and leases in existence on the date of this Agreement disclosed to Lender in writing prior to the date of
this Agreement and approved by Lender.

39.Other
Liens. Not create, assume, or allow any security interest or lien (including judicial liens) on property any Obligor now or later
owns, except:

(a) 
liens and security interests in favor of Lender or any affiliate of Lender.

(b) 
liens for taxes not yet due.

(c) 
liens existing on the date of this Agreement disclosed to Lender in writing prior to the date of this Agreement and approved by Lender.

40.Maintenance
of Assets.

(a) 
Not sell, assign, lease, transfer or otherwise dispose of any part of any Obligor's business or any Obligor's assets except in the ordinary
course of such Obligor's business.

(b) 
Not sell, assign, lease, transfer or otherwise dispose of any assets for less than fair market value or enter into any agreement to do
so.

(c) 
Not enter into any sale and leaseback agreement covering any of any Obligor's fixed assets.

(d) 
Maintain and preserve all rights, privileges, and franchises the Obligor now has.

(e) 
Make any repairs, renewals, or replacements to keep the Obligors' properties in good working condition.

41.Investments.
Not have any existing, or make any new, investments in any individual or entity, or make any capital contributions or other transfers
of assets to any individual or entity, except for:

(a) 
existing investments disclosed to Lender in writing prior to the date of this Agreement and approved by Lender; or

(b) 
investments in any of the following: (A) certificates of deposit; (B) U.S. treasury bills and other obligations of the federal government;
or (C) readily marketable securities (including commercial paper but excluding restricted stock and stock subject to the provisions of
Rule 144 of the Securities and Exchange Commission).

42. Loans.
Not make any loans, advances, or other extensions of credit to any individual or entity, except for:

(a) 
existing extensions of credit disclosed to Lender in writing prior to the date of this Agreement and approved by Lender; and

(b) 
extensions of credit in the nature of accounts receivable or notes receivable arising from the sale or lease of goods or services in
the ordinary course of business to non-affiliated entities; provided that originals of any such notes receivable have been previously
delivered to Lender and approved by Lender.

43.Change
of Ownership. Not cause, permit, or suffer directly or indirectly any change in capital ownership in any entity Obligor.

44.Notices
to Lender . Promptly notify Lender in writing of:

(a) 
any lawsuit over Fifteen Thousand and 00/100 Dollars ($15,000.00) against any Obligor;

(b) 
any substantial dispute between any governmental authority and any Obligor;

(c) 
any Event of Default under this Agreement, or any event that, with notice or lapse of time or both, would constitute an Event of Default;

(d) 
any material adverse change in any Obligor's business condition (financial or otherwise), operations, properties or prospects, or ability
to repay the credit;

(e) 
any change in any Obligor's name, legal structure, principal residence (for an individual), state of registration (for a registered entity),
place of business, or chief executive office if such Obligor has more than one place of business; and any actual contingent liabilities
of and Obligor, and any such contingent liabilities that are reasonably foreseeable.

45.Access
for Inspections and Audits. Allow Lender and its agents to inspect the Obligors' properties and examine, audit, and make copies
of books and records at any reasonable time upon reasonable advance notice.

46.Inspections
and Appraisals of Collateral. Allow Lender and its agents to visit all parcels of real property collateral and have access to all
personal property collateral at any reasonable time upon advance notice for the purpose of inspecting such collateral and conducting
appraisals, environmental inspections, or other diligence, and deliver to Lender any financial or other information concerning such collateral
as Lender may request.

47.Perfection
of Liens. Assist Lender in the perfection and protection of its security interests and liens and to reimburse it for related
costs it incurs to protect its security interests and liens.

48.Capital.
Borrower acknowledges and agrees that the capital contributed by the Borrower to the project or internally generated by the Project
shall remain in the Project throughout the life of the Project and that Borrower shall not have the right or ability to withdraw either
the capital contribution or the capital generated internally by the project during the life of the Project. The life of the Project concludes
upon the occurrence of any of the following events: (i) the loan is converted to permanent financing; (ii) the Project is sold; or (iii)
the debt is paid in full.

49.Further
Assurances. Promptly upon the request of Lender:

(a) 
Correct any material defect or error that may be discovered in any of the Loan Documents or in the execution, acknowledgement, filing
or recordation thereof; and

(b) 
Do, execute, acknowledge, and deliver any and all such further acts, notices of assignments, transfers, certificates, assurances and
other instruments as Lender, may require from time to time in order to (A) carry out more effectively the purposes of the Loan Documents;
(B) assure, convey, grant, assign, transfer, preserve, protect and confirm more effectively to Lender, the rights granted or now or hereafter
intended to be granted to Lender under this Agreement or under any of the other Loan Documents or under any other instruments executed
in connection with any Loan Documents to which any of the Obligors is or is to be a party; and (C) reimburse Lender for all costs incurred
by Lender in exercising any right provided under any of the Loan Documents.

50.No
Consumer Purpose. Not use this Loan for personal, family, or household purposes.

51.Financial
Covenants.

(a) 
Debt Service Coverage Ratio Pre-Distribution. The pre-distribution debt service coverage ratio shall be no less than —x
measured annually based on tax returns commencing with the Property's fiscal year end December 31, —. This ratio is defined as the
ratio of (a) the Property's Net Operating Income to (b) the aggregate principal and interest payable on its total debt obligations (including
the current portion of capitalized lease obligations) for the period in question. "Net Operating Income" shall mean net income
from the property before distributions plus interest expense, depreciation, amortization, and all other non-cash expenses. The net income
calculation will be derived from the inclusion of all normal, regularly scheduled, and customary expenses associated with this property
type and lease type including, but not necessarily limited to, annual real estate taxes, property insurance, utilities, repairs and maintenance
costs, professional fees, management fees of not less than one percent (1%) of gross revenues, and replacement reserves of not less than
$** per square foot.

(b) 
Debt Service Coverage Ratio Post-Distribution. The pre-distribution debt service coverage ratio shall be no less than **x
measured annually based on tax returns commencing with the Property's fiscal year end December 31, **. This ratio is defined as the ratio
of (a) the Property's Net Operating Income to (b) the aggregate principal and interest payable on its total debt obligations (including
the current portion of capitalized lease obligations) for the period in question. "Net Operating Income" shall mean net income
from the property after distributions plus interest expense, depreciation, amortization, and all other non-cash expenses. The net income
calculation will be derived from the inclusion of all normal, regularly scheduled, and customary expenses associated with this property
type and lease type including, but not necessarily limited to, annual real estate taxes, property insurance, utilities, repairs and maintenance
costs, professional fees, management fees of not less than one percent (1%) of gross revenues, and replacement reserves of not less than
$** per square foot.

(c) 
Loan to Value; Appraisal. Borrower will not permit the Loan to Value Ratio (as defined below) to exceed eighty percent (80%)
(the "Required LTV"). The "Loan to Value Ratio" means, at any time, the ratio (expressed as a percentage) of (1)
the aggregated principal amount of the Note, to (2) the fair market "as built" appraised value of the Land and Improvements.
The appraised value shall be determined in accordance with an appraisal performed by Lender or a recent appraisal by the third-party
appraiser obtained by the Lender, in either case in form and content acceptable to Lender in its sole and absolute discretion. If the
Loan to Value Ratio exceeds the aforementioned eighty percent (80%), at any time, the Borrower shall prepay the Note in an amount equal
to the excess immediately upon receipt of written notice from the Lender demanding such prepayment. Lender may from time to time obtain
a third-party appraisal of any portion of the Land and Improvements if (a) Lender reasonably believes such appraisal is necessary, or
(b) required by the terms of this paragraph or by applicable law, regulation, or governing authority. The costs of each such appraisal
shall be payable by Borrower to Lender on demand.

    	 	4	 

     

    

ARTICLE
V

EVENTS
OF DEFAULT; REMEDIES

1. Events
of Default. The following shall constitute Events of Default hereunder (but only after expiration of any grace or curative period
applicable thereto as set forth below):

(a) 
if Borrower fails to comply with any of the affirmative or negative covenants made by it in this Loan Agreement which are not otherwise
specifically dealt with herein and such failure continues for a period of ten (10) Days following notice thereof given by Lender to Borrower
in the manner provided by paragraph 7 of Article VIII hereof;

(b) 
if Borrower defaults in any payment of the principal of or interest on the Loan or in the payment of any of the other Obligations when
and as the same shall become due and payable, whether on demand, at maturity, by acceleration or otherwise, which is not cured, in any
instance, within five (5) days following the date so due and payable (without any requirement for notice of default from Lender to Borrower
or other right to cure by Borrower);

(c) 
if any other default shall occur under any of the Loan Documents which is not elsewhere specifically dealt with under this Article
V and such default is not cured within the applicable curative period set forth in such Loan Document, if any;

(d) 
if Borrower or any Guarantor defaults in the performance of any agreement with any Person (including Lender) with respect to any liabilities
of Borrower or such Guarantor if the effect of such default is to accelerate the maturity of such liabilities or at maturity (giving
effect to any applicable grace period) such liabilities shall not be paid as and when due and payable unless such default is being contested
in good faith by Borrower or such Guarantor and, if adversely determined, would not be a Material Adverse Event;

(e) 
if at any time any material representation or warranty made by Borrower herein or in any of the other Loan Documents shall be incorrect;
if the construction of the Project be not carried on with reasonable dispatch or at any time, other than for Excusable Delays, be discontinued
for a period of thirty (30) consecutive Days or if the Project is abandoned at any time;

(g) 
if Lender reasonably determines that construction of the Improvements in accordance with the requirements of this Loan Agreement will
not be commenced on or before the Commencement Date or completed on or before the Completion Date;

(h) 
if Lender or its representatives or its Inspecting Agent be not permitted, at all reasonable times, to enter upon the Land, inspect the
Improvements and the construction thereof and all materials, fixtures and articles used or to be used in the construction and to examine
all detailed plans, shop drawings and specifications which relate to the Improvements, or if Borrower shall fail to furnish to Lender
or its authorized representative, when requested, copies of such plans, drawings and specifications;

(i) 
if any of the materials, fixtures or articles used in the construction of the Project or the appurtenances thereto, or to be used in
the operation thereof, are not substantially in accordance with the Plans as approved by Lender;

(j) 
if Borrower executes any conditional bill of sale, chattel mortgage or other security instrument covering any materials, fixtures or
articles incorporated or intended to be incorporated in the Project or the appurtenances thereto, or files a financing statement publishing
notice of such security instrument, or if any of such materials, fixtures or articles be not purchased so that the ownership thereof
will vest unconditionally in Borrower, free from encumbrances upon payment for such materials, fixtures and articles, or if Borrower
does not produce to Lender upon demand the contracts, bills of sale, statements, receipted vouchers or agreements, or any of them, under
which Borrower claims title to such materials, fixtures and articles;

(k) if
Borrower does not disclose to Lender and its Inspecting Agent, upon demand, the names of all Persons with whom Borrower contracted or
intends to contract for the construction of the Project or for the furnishing of labor or materials therefor, or when so required by
Lender fails to obtain the acceptance by Lender of such Persons;

(1) if
Borrower is unable to satisfy any condition of its right to the receipt of an Advance hereunder for a period in excess of thirty (30)
Days;

(m) 
if Lender makes a reasonable determination that the physical condition of the Project has deteriorated to the degree that Lender's security
has been materially impaired;

(n) 
if a lien for the performance of work or the supply of materials be filed against the Land and remain unsatisfied or unbonded at the
time of funding of any Request for Advance or for a period of thirty (30) Days after Borrower receives notice of the filing thereof,
whichever first occurs;

(o) 
if any petition under the Bankruptcy Code, or any similar foreign, federal or state statutes shall be filed by or against Borrower or
any Guarantor (which, in the case of an involuntary petition, is not dismissed or stayed within sixty (60) days from the date of filing
same) or if Borrower or any Guarantor shall become insolvent or unable to pay its debts as they mature;

(p) 
if Borrower or any Guarantor makes a general assignment for the benefit of creditors, or if a receiver, trustee, custodian or similar
official is appointed for Borrower or any Guarantor or takes possession of any assets of Borrower or such Guarantor or if any insolvency
proceedings or other proceedings for the liquidation of Borrower or, if applicable, any Guarantor, are instituted by or against Borrower
or such Guarantor (which, in the case of an involuntary proceeding, is not dismissed or stayed within sixty (60) days from the date of
filing same);

(q) 
if Borrower or, if applicable, any Guarantor, dissolves or ceases to conduct business as conducted on the date of the Loan Closing or,
in the case of any Guarantor who is an individual, such individual dies or becomes incapacitated;

(r) 
if any judgment is rendered against Borrower or any Guarantor and either (i) enforcement proceedings shall have been commenced by any
creditor upon such judgment or order or (ii) there shall be a period of thirty (30) consecutive days during which a stay of enforcement
of such judgment or order, by reason of a pending appeal or otherwise, shall not be in effect;

(s) 
if a Claim is made that the Project or the Land does not comply with any applicable Requirements or an action is instituted in any court
or administrative agency with jurisdiction over the Land or Borrower in which a Claim is made as to whether the Project or the Land do
so comply, which is not resolved in Borrower's favor within thirty (30) days after the commencement thereof except for such Claims as
Borrower is diligently contesting in good faith as long as the enforcement thereof is stayed;

(t) 
if the Land, or any material part thereof, is condemned or taken by right of eminent domain or other public authority;

(u) 
if a Material Adverse Event shall occur which is not otherwise specifically dealt with under this Article V; or

(v) if
any Guarantor fails to meet or comply with any term or condition of its Guaranty or seeks to cancel such Guaranty for any reason whatsoever
or defaults in the payment or performance of any obligations or indebtedness of such Guarantor to Lender.

Lender,
in its sole discretion, may waive or forebear enforcement of any of the foregoing Events of Default upon such terms and conditions as
Lender deems acceptable. Further, notwithstanding any of the foregoing provisions of this paragraph 1 to the contrary, if Borrower
has failed to timely cure any Default prior to the expiration date of the curative period, if any, provided hereby with respect thereto,
Lender may, at its option, cure such Default; provided, however, Lender shall be under no duty or obligation to do so. For purposes
of so curing any such Default, Lender may use any funds of Borrower in its possession or otherwise available under the Loan.

2. Default
Remedies. Lender shall have the right (but not the duty or obligation), upon the happening of any Default (but, in such instance,
Lender's action shall be limited to the remedies set forth in (a) and (b) below) or any such Event of Default, in addition to any rights
or remedies available to it under the

Security
Documents or the other Loan Documents and applicable law, (a) to withhold Advances hereunder, (b) to use any funds of Borrower, including
any balance which may be available in the Interest Reserve, or to make one or more Advances, to cure any Default, (c) to increase the
interest rate up to the default rate without declaring the indebtedness evidenced by the Note and all other Obligations to be forthwith
due and payable, which increased rate shall then be applicable to the Loan during the period of default (provided, however, such
election by Lender shall not preclude Lender from thereafter declaring the Loan to be in further default and exercising any of its other
rights hereunder, including without limitation, the right of acceleration as set forth in subparagraph (d) below), (d) to declare
the indebtedness evidenced by the Note and all other Obligations to be forthwith due and payable, whereupon the Note and all such other
Obligations shall become forthwith due and payable, both as to principal and interest, without presentment, demand, protest or any other
notice or grace period of any kind, all of which are hereby expressly waived, anything contained in this Loan Agreement or in the Note
or in any such other Obligations to the contrary notwithstanding and, upon such acceleration, the unpaid principal balance and accrued
interest upon the Note, shall from and after such date of acceleration bear interest at the Default Rate, (e) to exercise all rights
and remedies available to it as a secured party under the UCC, and (f) to enter into possession of the Land and perform any and all work
and labor necessary to complete the Project substantially in accordance with the Plans and employ watchmen if reasonably necessary to
protect the Land and the Project.

All
sums expended by Lender for the purposes set forth in subparagraph (f) above shall be deemed to have been paid to Borrower and
secured by the Mortgage. For this purpose, Borrower hereby constitutes and appoints Lender its true and lawful attorney-in-fact with
full power of substitution to complete the Project in the name of Borrower, and hereby empowers Lender as follows: (a) to use any funds
of Borrower including any balance which may be held in escrow and any funds which may remain unadvanced hereunder for the purpose of
completing the Project in the manner called for by the Plans, (b) to make such additions and changes and corrections in the Plans which
shall be necessary or desirable to complete the Project in substantially the manner contemplated by such Plans, (c) to assume or reject
any contract entered into by Borrower in connection with the Project or to enter into additional or different contracts for services,
labor and materials required in the reasonable judgment of Lender and to employ such contractors, subcontractors, agents, architects
and inspectors as shall be required for said purposes, (d) to pay, settle or compromise all existing bills and claims which are or may
be liens against the Land, or may be necessary or desirable for the completion of the work or the clearance of title, (e) to execute
all applications and certificates in the name of Borrower which may be required by any construction contract, and (f) to do any and every
act with respect to the construction of the Project which Borrower may do in its own behalf. It is understood and agreed that this power
of attorney shall be deemed to be a power coupled with an interest which cannot be revoked. Said attorney-in-fact shall also have power
to prosecute and defend all actions or proceedings in connection with the construction of the Project and to take such action and require
such performance as is deemed necessary. Borrower hereby assigns and quitclaims to Lender all sums advanced hereunder and all sums in
escrow hereunder to the extent the same have not been actually disbursed to third parties.

Notwithstanding
any other provisions hereof to the contrary, Lender may at any time abandon completion of construction of the Project after having commenced
it and may recommence such construction and completion of the Project, upon Lender's election to do so.

Borrower
agrees to pay to Lender, on demand, all reasonable costs and expenses of completion of the Project, including all sums disbursed by Lender
incident to said completion and reasonable charges by Lender for its services incident thereto and reasonable attorneys' fees incurred
by Lender (whether suit is brought or not and whether incurred in connection with collection, trial, appeal, bankruptcy or otherwise)
or incident to said default and the completion of said construction, or incident to the enforcement of any provision hereof and all such
sums, even though they may, when added to the monies advanced and disbursed under this Loan Agreement, exceed the aggregate amount of
the Note, shall be secured by the lien of the Mortgage as though the same were a part of the debt originally described in and secured
thereby.

If
Lender shall fail to give any notice and right to cure to Borrower as provided herein, the sole and exclusive remedy of Borrower for
such failure shall be to seek appropriate equitable relief to enforce the agreement to give such notice and right to cure and to have
any acceleration of the maturity of the Obligations postponed or revoked and foreclosure or other proceedings in connection therewith
delayed or terminated pending or upon the curing of such default in the manner and during the period of time permitted by such agreement,
and Borrower shall have no right to damages or any other type of relief not herein specifically set out against Lender, all of which
damages or other relief are hereby waived by Borrower. Nothing herein or in any of the other Loan Documents shall operate or be construed
to add on or make cumulative any cure or grace periods specified in any of the Loan Documents.

    	 	5	 

     

    

ARTICLE
VI

CONDITIONS
PRECEDENT TO LENDER'S OBLIGATION

Lender
shall not be obligated to close the Loan or, if applicable, make the Initial Advance thereunder at the Loan Closing, or otherwise perform
hereunder unless each and all of the following conditions shall have been satisfied:

1. Conditions
Precedent to Loan. Lender shall have received, and, where applicable, shall have approved as satisfactory in scope and content:

(a) 
if not previously paid, the Commitment Fee, to be retained by it whether or not any Advances are made hereunder;

(b) 
evidence of payment for the services rendered by Lender's attorney relating to the Loan;

(c) 
the Financial Statements and other financial information required by the Commitment;

(d) 
if applicable, evidence of payment of Borrower's most recent calendar year end federal, state and local taxes, including without limitation,
ad valorem real and personal property taxes;

(e) 
an executed copy of a soils test of the Land;

(f) 
an appraisal of the Land and any improvements located thereon reflecting that the completed value of the Land and any improvements located
thereon meets the Required LTV parameters and is otherwise satisfactory to the Lender in its sole reasonable discretion;

(g) 
an executed copy of Lender's environmental checklist and a VISTA environmental assessment relating to the Land or, at Lender's option,
a Phase I environmental inspection and report of the Land and, at Lender's further option, a Phase II environmental inspection and report
of said Land should Lender so require after review of any required Phase I inspection and report, in each case, addressed and certified
to Lender;

(h) 
satisfactory evidence of legal ingress and egress between the Land and a publicly dedicated roadway adequate for the intended use of
such Land;

(i) 
satisfactory evidence that all existing Improvements on the Land, if any, including without limitation, roads, water, sewer and drainage
facilities, comply with applicable Requirements and have been approved by the appropriate Governmental Authority;

0) satisfactory
evidence that electric, sewer and water and telephone facilities are available to the Project in sufficient quantities for the intended
use thereof, including without limitation, the Capacity, and that all required reservation, impact or other fees payable in connection
therewith have been fully paid by Borrower, including without limitation, the Capacity Fees;

(k) copies
of the Plans (including all Change Orders) and a schedule of costs for the construction of the Project, indicating for each particular
category the particular costs allocated to that category and including a proposed draw schedule for completion of the Project, together
with written evidence of the approval thereof by General Contractor;

(1) a
copy of the General Contract certified to be true and complete, which shall be a fixed price contract and have other terms acceptable
to the Lender, with a contractor acceptable to the Lender, who shall provide evidence to Lender of adequate bonding capacity from a bonding
company satisfactory to Lender, together with the letter from the General Contractor in the form attached hereto as Exhibit "A
1", and a listing of all subcontractors on AIA Document G805 certified to be true and complete;

(m) 
the policies of insurance required by this Loan Agreement and the Security Documents and builder's risk insurance (including without
limitation wind coverage), accompanied by evidence of the payment of the premiums therefor; provided, however, that Lender may defer
the requirement for builder's risk insurance prior to the Initial Advance under appropriate circumstances as determined by Lender in
its sole discretion;

(n) 
written confirmation that the General Contractor is covered by liability insurance in an amount satisfactory to Lender but in no event
less than One Million and 00/100 Dollars ($1,000.000.00) per occurrence and workers' compensation coverage as required by law;

(o) 
copies of the contracts or agreements with the Borrower's Architect and the Borrower's Engineer certified to be true and complete, together
with the letters from the Borrower's Architect and the Borrower's Engineer in the forms attached hereto as Exhibit "A-2"
and Exhibit "A-3", respectively;

(p) 
a schedule of costs for construction of the Project, together with a critical path schedule for commencement and completion of the various
segments of the Project;

(q) 
satisfactory evidence that the contemplated Improvements and use thereof comply with all applicable zoning ordinances, restrictive covenants,
comprehensive plan provisions, land development regulations and concurrency management regulations affecting the Land and that no litigation
is pending regarding the validity of same;

(r) 
satisfactory evidence of the receipt of all authorizations which are presently procurable with respect to the Project, including without
limitation, plot plan approvals, subdivision approvals, environmental approvals, water, sewer and drainage permits, and building and
other permits required by the appropriate Governmental Authority for the construction, use, occupancy and operation of the Project in
accordance with all applicable Requirements;

(s) 
satisfactory evidence of the payment of all impact fees affecting the Land or the Improvements or that no such payments are presently
required;

(t) 
satisfactory evidence that no Notice of Commencement with respect to the Project has been recorded (unless the same has been terminated
or expired in accordance with applicable law) and that the Land is free and clear of all liens and claims of third parties [and, if applicable,
that all subcontractors, laborers and materialmen have been paid in full for all work performed and material supplied with regard to
the Project through the Loan Closing and recording of the Mortgage; and

(u) 
an authorization from Borrower of the placement of a sign on the Land reflecting that Lender is providing the construction loan for the
Project.

2. Lender's
Counsel. Lender's counsel shall have received where applicable, and shall have approved as satisfactory in scope and content:

(a) 
the executed Note;

(b) 
the executed Mortgage in form for recording;

(e) the
executed Assignments in form for recording, if required for perfection of Lender's lien or security interest;

(d) 
the executed Environmental Indemnity;

(e) 
the executed Guaranty(ies);

(f) 
financing statement(s) to perfect the security interest created or purported to be created by the Security Documents;

(g) 
an executed Notice of Commencement with respect to the Project, in form for recording subsequent to the recording ofthe Mortgage, together
with an executed Affidavit of Posting as required by the laws of —;

(h) 
a paid title insurance commitment (to be replaced by a title insurance policy within thirty (30) Days from the Loan Closing) from a Title
Insurer acceptable to Lender on the 2006 ALTA loan policy (06-17-06) (with — Modifications) form in the amount of the Note, insuring
the Mortgage to be a valid first lien on the Land, free and clear of all defects and encumbrances except such as Lender and its counsel
shall approve, and which shall contain:

(i) 
full coverage against mechanics' liens;

(ii) 
no survey exceptions not theretofore approved by Lender and its counsel;

(iii) 
an undertaking by the Title Insurer to provide the notice of title continuation or endorsement referred to in subparagraph (g) of
paragraph 5 of Article VII hereof; and

(iv) 
a Pending Disbursements Clause in form satisfactory to Lender; and shall include copies of all instruments which appear as exceptions
in the commitment;

(i) original
current survey of the Land made by a licensed and registered land surveyor acceptable to Lender, meeting the minimum technical standards
for surveys established by — state law and certified to Lender, Lender's counsel, and the Title Insurer, and showing the following
with specific reference to the title commitment:

(i)
the location of the perimeter of the Land by courses and

 

(ii)
distances; all easements and rights-of-way;

 

(iii) 
the lines of the streets abutting the Land and the width thereof;

(iv) 
encroachments, and the extent thereof in feet and inches upon the Land;

(v) 
the Improvements, to the extent constructed, and the relation of the Project by distances to the perimeter of the Land, the established
building or setback lines and the street lines; and

(vi) 
if the Land is described as being on a filed map, a legend relating the survey to said map; if applicable, a certified copy of the Plat
of the Land, approved by all necessary Governmental Authorities;

(j) 
Borrower's Articles of Organization and Operating Agreement or regulations and all amendments thereto, certified by an authorized officer
of Borrower, and a current good standing certificate from the applicable Governmental Authority in the jurisdiction of Borrower's formation
and, if different, from the applicable Governmental Authority in the jurisdiction where the Project is located;

(k) 
if applicable, evidence of Borrower's compliance with F.S. §865.09 (fictitious name registration) or other applicable law;

(l) 
the Opinion if required by Lender;

(m) 
certificates from Borrower's Architect and Borrower's Engineer or other third-party professionals required by Lender addressed to Lender
and stating, among other matters required by Lender or Lender's Counsel, that all licenses, permits and approvals regarding construction
of the Improvements have been obtained;

(n) 
appropriate and properly executed resolutions, authorizations, affidavits, or certificates relating to the Loan, together with such other
organizational documents and certificates of authority or good standing as Lender or Lender's Counsel may require; and

(o) 
such other executed documents, instruments, opinions, and other items as may have been reasonably requested by Lender or Lender's counsel
in connection with the Loan or are otherwise required by the Commitment.

    	 	6	 

     

    

ARTICLE
VII

CONDITIONS
TO LENDER'S OBLIGATION

TO
MAKE SUBSEQUENT ADVANCES

Notwithstanding
closing of the Loan, Lender shall not be obligated to make any Subsequent Advance until the conditions set forth in Article VI,
and the following further conditions shall have been satisfied:

1. Continuing
Warranties. The representations and warranties made in Article HI hereof shall be true and correct on and as of
the date of the Advance with the same effect as if made on such date.

2. 
Status of Improvements. The Improvements shall not have been materially injured or damaged by fire or other casualty unless
the Lender shall have received insurance proceeds sufficient in the judgment of Lender to affect the satisfactory restoration of the
Improvements and to permit the completion thereof prior to the Completion Date.

3. 
Borrower's Equity. The requirements of paragraph 6 of Article I hereof shall have been met with regard to the Borrower's
Equity.

4. 
Default Status. There shall be no Default under any of the Loan Documents.

5. 
Documents, etc. Prior to Disbursement. Lender shall have received with respect to the Project and shall have approved
as satisfactory in scope and content:

(a) 
advice from the Borrower's Architect and/or Borrower's Engineer to the effect that the Plans for the Project have been approved by him
and, to the extent applicable or required, by all appropriate Local Authority, that the Project complies with applicable zoning ordinances
and regulations and that the General Contract is acceptable to him and satisfactorily provides for the construction of the Project, and
whether or not all roads necessary for the full utilization of such Project for its intended purpose have been completed;

(b) 
copies of all authorizations which are presently procurable with respect to the Project, including without limitation, plot plan approvals,
subdivision approvals, environmental approvals, water, sewer and drainage permits, and building and other permits required by the appropriate
Governmental Authority for the construction, use, occupancy and operation of the Project in accordance with all applicable Requirements;

(c) 
if Borrower has received any citation, notice or warning letter from any Governmental Authority relating to construction of the Project,
evidence satisfactory to Lender that the matters covered therein have been (or will be) resolved to the satisfaction of such Governmental
Authority;

(d) 
a Request for Advance accompanied by an "Application and Certificate for Payment" AIA Document G702, together with the accompanying
"Continuation Sheet" AIA Document G703 with appropriate contractor and architect certifications, and approved by the Inspecting
Agent, together with a critical path schedule for completion of the Project with a cost breakdown per line item and task; provided,
that if the Request for Advance requires an amendment to the Use of Proceeds or reallocation of Hard Cost items which would require
contractor and lienor notice under Section —, — Statutes, Borrower, as owner, will serve the General Contractor and all required
lienors, written notice in compliance with said Section and shall deliver such notice to Lender, countersigned by the General Contractor
and any lienors who have provided notices to owner;

(e) 
advice from the Inspecting Agent to the effect that in his opinion the construction of the Improvements is progressing satisfactorily;

(f) 
copies of all receipted bills, certificates, affidavits, receipts, releases or waivers of lien from the General Contractor and any other
documents which may be required or allowed by the lien laws of the state of —, or which may be required by Lender or the Title Insurer
as evidence of full payment for all labor and materials incident to the construction of the applicable portion of the Project;

(g) 
evidence satisfactory to it or an endorsement to the title policy required by subparagraph (h) of paragraph 2 of Article VI hereof
indicating that since the last preceding Advance, there has been no change in the state of title and no survey exceptions not theretofore
approved by the Lender, which endorsement shall have the effect of increasing the coverage of the policy by an amount equal to the Advance
then being made if the policy does not by its terms provide for such an increase;

(h) 
in the case of the first Advance under the Loan for Hard Costs, a supplemental survey or surveys (in the form prescribed in subparagraph
(j) of paragraph 2 of Article VI hereof) showing all foundations of the Improvements to be in place as so as not to be in violation
of any building or setback lines (with the same duly noted thereon), covenant, restriction or zoning ordinance affecting the Land;

(i) 
proof of builder's risk insurance if deferred by Lender at the time of the Initial Disbursement;

(j) 
such other executed documents and instruments and such other items as are set forth in the Commitment and the Closing Checklist or as
may be reasonably required by Lender;

and, if
the Final Advance,

(k) evidence
of the approval by Local Authority of the Project in its entirety for permanent occupancy to the extent any such approval is a condition
of the lawful use and/or occupancy of said Project (including without limitation, a copy of the Certificate of Occupancy/Completion issued
therefor), and of the approval of the contemplated uses thereof by all Governmental Authority;

(I) advice
from Borrower's Architect and Borrower's Engineer to the effect that the Project has been completed in accordance with the Plans and
complies with all applicable building, fire Marshall and underwriter codes;

(m) 
a final endorsement to the title insurance policy meeting the requirements of subparagraph (h) of paragraph 2 of Article VI hereof;

(n) 
a final survey (in the form prescribed in subparagraph (i) of paragraph 2 of Article VI hereof) showing the completed the Improvements;

(o) 
a final, "as-built" set of drawings for the completed Improvements;

(p) 
final affidavits of no lien from Borrower and General Contractor as to such Improvements;

(q) 
a certified list of all subcontractors and executed final releases of lien from all subcontractors and all other Persons who may have
a right to file any claim of lien against the Land or the Project; and

(r) 
an inventory of fixtures and equipment of Borrower, located upon the Land or installed in the Project, all identified by make, model
and serial numbers.

    	 	7	 

     

    

ARTICLE
VIII

GENERAL
CONDITIONS

The
following conditions shall be applicable throughout the term of this Loan Agreement:

1. 
Non-waiver. No Advance hereunder shall constitute a waiver of any of the conditions of Lender's obligation to make
Advances nor, in the event Borrower is unable to satisfy any such condition, shall any such waiver have the effect of precluding Lender
from thereafter declaring such inability to be an Event of Default as hereinabove provided.

2. 
Plan Approval. No work shall be commenced with respect to any particular segment of construction of the Project until the
Plans for such segment shall have been submitted to the Inspector and to Lender and approved by him and by Lender.

3. 
Conditions Precedent. All proceedings taken in connection with the transactions provided for herein, all surveys, appraisals
and documents required or contemplated by this Loan Agreement or the Mortgage and the Persons responsible for the execution and preparation
thereof, the General Contractor and all Major Subcontractors, all sureties, guarantors, insurers and the form of the General Contract
and Major Subcontracts, all leases, bonds, guaranties and policies of insurance shall be reasonably satisfactory to Lender and Lender's
Counsel shall have received copies (or certified copies where appropriate in such counsel's judgment) of all documents which they may
reasonably request in connection therewith.

4. 
Lender Satisfaction. Any condition of this Loan Agreement which requires the submission of evidence of the existence or non-existence
of a specified fact or facts implies as a condition the existence or non-existence, as the case may be, of such fact or facts and Lender
shall, at all times, be free independently to establish to its satisfaction and in its absolute discretion such existence or non-existence.

5. 
Completion Funds. Borrower, if required by Lender, shall either have deposited with Lender an amount equal to the difference
between the estimated cost of completion of construction of the Project as determined by Lender and the amount of the Loan which remains
to be disbursed or shall have paid for construction costs in that amount so that the amount of the Loan which remains to be disbursed
shall be sufficient to pay the remaining Total Project Costs and complete the construction of the Project.

6. 
No Third-Party Beneficiary. All conditions of the obligations of Lender to make Advances hereunder are imposed solely and
exclusively for the benefit of Lender and its assigns and no other Person shall have standing to require satisfaction of such conditions
in accordance with their terms or be entitled to assume that Lender will refuse to make Advances in the absence of strict compliance
with any or all thereof and no other Person shall, under any circumstances, be deemed to be beneficiary of such conditions, any or all
of which may be freely waived in whole or in part by Lender at any time if in its sole discretion it deems it advisable to do.

7. 
Notices. All notices hereunder shall be in writing and shall be deemed to have been sufficiently given or served for all purposes
(a) in the case of hand delivery, when delivered to the address set forth in the preamble to this Loan Agreement and addressed to the
party involved, (b) in the case of mailing, mail and addressed to the other party at the address as set forth in the preamble of this
Loan Agreement, and (c) in all other cases, when the same has been actually received by the other party. Either party hereto may change
the address to which said notices are to be sent by the giving of notice of such change to the other party as set forth herein.

8. 
Amendment. Neither this Loan Agreement nor any provision hereof may be changed, waived, discharged, or terminated orally,
but only by an instrument in writing signed by the party against whom enforcement of the change, waiver, discharge or termination is
sought.

9. 
No Partnership or Agency. The relationship between Lender and Borrower is solely that of lender and borrower. Lender has no
fiduciary or other special relationship with or duty to Borrower and none is created by the Loan Documents. Nothing contained in the
Loan Documents, and no action taken or omitted pursuant to the Loan Documents, is intended, or shall be construed to create any partnership,
joint venture, association, or special relationship between Borrower and Lender or in any way make Lender a co-principal or a member
of a joint enterprise with Borrower with reference to the Project or otherwise. Borrower is not, and may not be, the agent of Lender
for any purpose, nor may Lender be the agent of Borrower for any purpose, except and unless it is specifically set forth herein. In no
event shall Lender's rights and interests under the Loan Documents be construed to give Lender the right to control or be deemed to indicate
that Lender is in control of, the business, properties, management, or operations of Borrower.

10. 
Assignment of Certain Rights. Borrower hereby assigns to Lender all rights of Borrower under its contracts with the General
Contractor, Borrower's Architect, Borrower's Engineer, and further, under the Plans and any payment or performance bonds relating to
the Project, and Lender shall have the option after an Event of Default, in is sole discretion and in addition to any other rights and
remedies Lender may have, to exercise its rights under this assignment. Lender shall have the right at any time (but shall have no obligation)
to take in its name or in the name of Borrower such action as Lender may determine to be necessary to cure any default under any of the
foregoing contracts or bonds or with respect to the Plans, or to protect the rights of Borrower or Lender with respect thereto. Borrower
irrevocably constitutes and appoints Lender as Borrower's attorney in fact, which power of attorney is coupled with an interest and irrevocable,
to enforce in Borrower's name or in Lender's name all rights of Borrower under any such contract or bond or with respect to the Plans.
Lender shall incur no liability if any action so taken by it or on its behalf shall prove to be inadequate or invalid. Borrower indemnifies
and holds Lender harmless against and from any loss, cost, liability, or expense (including, but not limited to, consultants' fees and
expenses and attorneys' fees and expenses) incurred in connection with Borrower's failure to perform any of its obligations under any
such contracts or bonds or any action taken by Lender. Lender may use the Plans for any purpose relating to the Improvements. Borrower
represents and warrants to Lender that the copy of any contract or bond furnished or to be furnished to Lender is and shall be a true
and complete copy thereof, that the copies of the Plans delivered to Lender are and shall be true and complete copies of the Plans, that
there have been no modifications thereof which are not fully set forth in the copies delivered, and that Borrower's interest therein
is not subject to any claim, setoff, or encumbrance.

11. 
Binding Effect. This Loan Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective
heirs, legal representatives, successors, and assigns. Borrower may be released from the obligations and agreements hereunder only by
a written instrument signed by Lender specifically providing for such release.

12. 
Assignment. This Loan Agreement may be assigned by Lender at any time subsequent to disbursement of the Final Advance or occurrence
of an Event of Default hereunder but shall not be assignable by Borrower without the prior written consent of Lender. If Lender approves
an assignment hereof by Borrower, Lender shall be entitled to make Advances to such assignee and such Advances shall be secured by the
Security Documents. Borrower shall remain liable for all sums Advanced hereunder before and after such assignment.

13. 
Governing Law. This Loan Agreement shall be construed under the laws of the State of —.

14. 
Headings. The paragraph headings contained in this Loan Agreement are for reference purposes only and shall not in any way
affect the meaning, content, or interpretation hereof.

15. 
Time is of Essence. Time is of the essence of this Loan Agreement.

16. 
Further Assurances. To the end that the covenants and agreements of Borrower set forth in this Loan Agreement and in the other
Loan Documents shall be effectively and fully performed and the intent and purpose of this Loan Agreement and such other Loan Documents
be fulfilled, Borrower agrees, upon Lender's request, to (a) promptly correct any defect, error or omission in any Loan Document; (b)
execute, acknowledge, deliver, procure, record or file such further instruments and do such further acts as Lender deems necessary, desirable
or proper to carry out the purposes of the Loan Documents and to identify and subject to the liens and security interest of the Loan
Documents any property intended to be covered thereby, including any renewals, additions, substitutions, replacements, or appurtenances
to the Land; (c) execute, acknowledge, deliver, procure, file or record any document or instrument Lender deems necessary, desirable
or proper to protect the liens or the security interest under the Loan Documents against the rights or interests of third parties; and
(d) provide such certificates, documents, reports, information, affidavits and other instruments and do such further acts deemed necessary,
desirable or proper by Lender to comply with the requirements of any Governmental Authority having jurisdiction over Lender.

17. 
Counterparts. This Loan Agreement may be executed in any number of counterparts, each of which, when executed and delivered,
shall be deemed to be an original, but such counterparts shall together constitute one and the same instrument.

18. 
Interpretation. References to Articles, paragraphs and Exhibits are, unless specified otherwise, references to Articles, paragraphs
and Exhibits of this Loan Agreement. Words of any gender shall include each other gender. Words in the singular shall include the plural
and words in the plural shall include the singular. References to Borrower or any Guarantor shall mean, each Person comprising same,
jointly, and severally. The words "herein," "hereof," "hereunder" and other similar compounds of the word
"here" shall refer to this entire Loan Agreement (including the attached exhibits) and not to any particular provision or section.
The words "include" and "including" shall be interpreted as if followed by the words "without limitation".
Captions and headings in the Loan Documents are for convenience only and shall not affect the construction of the Loan Documents.

19. 
Exhibits. The Exhibits attached to this Loan Agreement are incorporated herein by reference.

20. 
Complete Agreement. [Except as otherwise provided in paragraph 2 of Article IX hereof, this][This] Loan Agreement and
the other Loan Documents embody the entire agreement and understanding between the parties hereto and supersede all prior agreements
and understandings relating to the subject matter hereof.

21. 
Limitations. Notwithstanding anything contained herein to the contrary, the maximum amount that shall be outstanding under
the Loan shall not exceed the lesser of a) — Dollars; b) the Required LTV; or c) Loan to cost of eighty-five percent (85.00%).

    	 	8	 

     

    

ARTICLE
IX

PARTICULAR
PROVISIONS

The
foregoing Articles of this Loan Agreement are subject to the following further provisions:

1. 
Publicity. Lender shall have the right to publicize its involvement in the financing and construction of the Project, may
require Borrower to name Lender as its construction lender in all publicity releases and promotional materials issued in connection with
the Project, and shall have the right to erect and maintain a suitable sign on the Land reflecting its participation in the Project at
all times, all prior to completion of the Project.

2. 
Commitment. The terms and provisions of the Commitment shall survive the closing of the Loan and shall continue to be fully
binding upon Borrower during the term of the Loan and any default under or non-compliance with any of the terms and conditions of said
Commitment by Borrower shall constitute a default hereunder.]

3. 
Security Interest in Materials, Etc. In order more fully to secure Lender with reference to Advances made hereunder, Borrower
hereby conveys to Lender and grants to Lender a security interest in all of Borrower's right, title and interest in materials on the
Land financed by Advance made by Lender which are not at any relevant time incorporated into the Improvements and materials, wherever
located, financed by Advances made by Lender and intended for incorporation into the Improvements, as additional security for the Note.
Borrower agrees: (a) that Lender shall have all of the rights, with reference to such security, as a secured party is entitled to hold
with reference to any security interest under the UCC; ( b) that such security interest shall cover cash and non-cash proceeds of such
materials; (c) that such materials will not be held for sale to others or disposed by Borrower without the prior written consent of Lender
and, if at any time located on the Land, shall not be removed from the Land; and (d) that such security interest shall be an interest
prior to the rights of any other party.

The
undertakings of Borrower in this Paragraph 3  of this Article IX shall also be applicable to any personal property owned
by Borrower and used or to be used in connection with the Improvements and located on the Land, whether the purchase thereof was financed
by Advances made by Lender. Borrower agrees to execute such instruments as Lender may from time-to-time reasonably request to perfect
the security interest of Lender in any and all rights under this Loan Agreement, and any and all property of Borrower which, under applicable
provisions of this Loan Agreement, may or shall stand as security for Advances under this Loan Agreement.

4. 
Conflict with Other Loan Documents. During the period of the Loan, or until Lender otherwise earlier notifies Borrower to
the contrary, the default provisions contained in this Loan Agreement (including the right of Borrower, if any, to cure defaults) shall
govern and control over the default provisions contained in any of the other Loan Documents.

5. 
CHOICE OF LAW. THIS LOAN AGREEMENT, THE OTHER LOAN DOCUMENTS AND THE RIGHTS, DUTIES AND OBLIGATIONS OF THE PARTIES HERETO AND
THERETO SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE INTERNAL LAWS OF THE STATE OF — AND TO THE EXTENT THEY PREEMPT THE
LAWS OF SUCH STATE, THE LAWS OF THE UNITED STATES.

6. 
JURISDICTION AND VENUE. BORROWER AND GUARANTORS: (A) HEREBY IRREVOCABLY SUBMITS ITSELF/THEMSELVES TO THE PROCESS, JURISDICTION
AND VENUE OF THE COURTS OF THE STATE OF —, — COUNTY, —, AND TO THE PROCESS, JURISDICTION, AND VENUE OF THE UNITED STATES DISTRICT
COURT FOR THE MIDDLE DISTRICT OF —, FOR THE PURPOSES OF SUIT, ACTION OR OTHER PROCEEDINGS ARISING OUT OF OR RELATING TO THIS LOAN AGREEMENT
OR THE OTHER LOAN DOCUMENTS OR THE SUBJECT MATTER HEREOF OR THEREOF (EXCEPT AS MAY BE SPECIFICALLY PROVIDED TO THE CONTRARY IN THE MORTGAGE),
OR, IF LENDER INITIATES SUCH ACTION, ANY COURT IN WHICH LENDER SHALL INITIATE SUCH ACTION AND THE CHOICE OF SUCH VENUE SHALL IN ALL INSTANCES
BE AT LENDER'S ELECTION; AND (B) WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, HEREBY WAIVES AND AGREES NOT TO ASSERT BY WAY OF MOTION,
DEFENSE OR OTHERWISE IN ANY SUCH SUIT, ACTION OR PROCEEDING ANY CLAIM THAT BORROWER IS NOT PERSONALLY SUBJECT TO THE JURISDICTION OF
THE ABOVE-NAMED COURTS, THAT SUCH SUIT, ACTION OR PROCEEDING IS BROUGHT IN AN INCONVENIENT FORUM OR THAT THE VENUE OF SUCH SUIT, ACTION
OR PROCEEDING IS IMPROPER BORROWER HEREBY WAIVES THE RIGHT TO COLLATERALLY ATTACK ANY JUDGMENT OR ACTION IN ANY OTHER FORUM.

7. 
WAIVER OF JURY TRIAL. EACH PARTY HEREBY WAIVES ANY RIGHT TO A TRIAL BY JURY IN ANY SUCH ACTION ARISING OUT OF, OR BASED UPON,
THIS LOAN AGREEMENT OR ANY OF THE OTHER LOAN DOCUMENTS.

[Balance
of page intentionally left blank]

    	 	9	 

     

    

 

IN
WITNESS WHEREOF, the parties have executed this Loan Agreement the day and year first above written, the execution hereof by Borrower
constituting a certification by the Person executing on its behalf that the representations and warranties made in Article III are
true and correct as of the date hereof and that he is duly authorized on behalf of Borrower to execute and deliver this Loan Agreement.

BORROWER:

 

GUARANTOR:

 

__________

    	 	10

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