Document:

Exhibit 10.1

 

PURCHASE AND SALE AGREEMENT

 

between

 

CRUSE-TWO, L.L.C.,

an Oklahoma limited liability company, and

 

CRUSE-SIX, L.L.C.,

an Oklahoma limited liability company

 

(collectively, “Sellers”)

 

and

 

GMR OKLAHOMA CITY, LLC,

a Delaware limited liability company

(“Buyer”)

 

Property:

 

OCOM Hospital and

OCOM Physical Therapy, 

8100 South Walker Avenue, and 

 

OCOM North Ambulatory Surgical Center
(ASC), 

925 NW 139th Street, 

 

Oklahoma City, OK

 

January 30, 2017

 

     

     

    

 

TABLE OF CONTENTS

 

	 	 	 	Page
	 	 	 	 
	1.	Sale and Purchase	3
	 	 	 	 
	2.	Purchase Price	3
	 	2.1	Deposit	3
	 	2.2	Payment at Closing	3
	 	2.3	Independent Consideration	4
	 	 	 	 
	3.	Due Diligence Inspections	4
	 	3.1	Entry	4
	 	3.2	Inspection Period	5
	 	3.3	Property Condition Assessment	5
	 	3.4	Title and Survey Matters	6
	 	3.5	Lease Amendments	7
	 	 	 	 
	4.	Representations and Warranties of Sellers	7
	 	4.1	Authority	7
	 	4.2	No Conflict	8
	 	4.3	OFAC Compliance	8
	 	4.4	No Governmental Authority Required	8
	 	4.5	Credit of the Property	8
	 	4.6	Governmental Commitments	9
	 	4.7	Leases	9
	 	4.8	No Condemnation	9
	 	4.9	Contracts	9
	 	4.10	Tenant Improvement Allowances	9
	 	4.11	Correction of Conditions	9
	 	4.12	Compliance	10
	 	4.13	Property Permits	10
	 	4.14	Hazardous Materials	10
	 	4.15	Litigation	11
	 	4.16	FIRPTA	11
	 	4.17	No Bankruptcy	11
	 	4.18	Change of Facts	11
	 	4.19	On-Site Employees	11
	 	4.20	Information	11
	 	4.21	No Other Options	11
	 	4.22	Survivability of Representations and Warranties	11
	 	4.23	Limitations Regarding Representations and Warranties	11
	 	 	 	 
	5.	Representations of Buyer	12
	 	5.1	Authority	12
	 	5.2	No Conflict	12

 

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	 	5.3	Source of Funds	12
	 	5.4	OFAC Compliance	12
	 	5.5	Change of Facts	13
	 	 	 	 
	6.	Conditions Precedent to Buyer’s Obligations	13
	 	6.1	Accuracy of Representations	13
	 	6.2	Performance	13
	 	6.3	Documents and Deliveries	13
	 	6.4	Master Lease	13
	 	6.5	Title Policy	14
	 	6.6	Tenant Estoppel Certificates	14
	 	6.7	Subordination and Non-Disturbance Agreements (SNDAs)	14
	 	6.8	Lease Amendments	14
	 	 	 	 
	7.	Conditions Precedent to Sellers’ Obligations	15
	 	7.1	Accuracy of Representations	15
	 	7.2	Performance	15
	 	7.3	Documents and Deliveries	15
	 	7.4	Lease Amendment	15
	 	 	 	 
	8.	Failure of Conditions	15
	 	 	 	 
	9.	Pre-Closing Matters	15
	 	9.1	Leasing Matters	15
	 	9.2	Adjustment of New Leasing Expenses	16
	 	9.3	Adjustments of Leasing Expenses	16
	 	9.4	Termination for Default	16
	 	9.5	Contracts	16
	 	9.6	No Contracting for Sale of Property	17
	 	9.7	No Liens on Property	17
	 	9.8	Survival	17
	 	 	 	 
	10.	Closing; Deliveries	17
	 	10.1	Time of Closing	17
	 	10.2	Seller Deliveries	17
	 	10.3	Buyer Deliveries	19
	 	 	 	 
	11.	Apportionments; Taxes; Expenses	19
	 	11.1	Apportionments	19
	 	11.2	Closing Costs	21
	 	 	 	 
	12.	Damage or Destruction; Condemnation; Insurance	21
	 	 	 	 
	13.	Remedies	 	21
	 	13.1	Buyer Default	21
	 	13.2	Seller Default	22
	 	 	 	 
	14.	Possession	22

 

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	15.	Notices	22
	 	15.1	If to Buyer:	22
	 	 	 	 
	16.	Brokers	23
	 	 	 	 
	17.	Escrow Agent	24
	 	17.1	Obligations	24
	 	17.2	Reliance	24
	 	17.3	Indemnification	24
	 	17.4	Disputes	24
	 	17.5	Counsel	24
	 	 	 	 
	18.	Indemnification	25
	 	18.1	Seller’s Indemnification	25
	 	18.2	Buyer’s Indemnification	25
	 	18.3	Definition of Exist	25
	 	18.4	Indemnification Procedure	25
	 	 	 	 
	19.	Miscellaneous	27
	 	19.1	Assignability	27
	 	19.2	Governing Law; Bind and Inure	27
	 	19.3	Recording	27
	 	19.4	Time of the Essence	27
	 	19.5	Further Assurances	27
	 	19.6	Exclusivity	27
	 	19.7	Non-Solicitation	28
	 	19.8	Headings	28
	 	19.9	Counterparts	28
	 	19.10	Exhibits	28
	 	19.11	Use of Proceeds to Clear Title	28
	 	19.12	Submission not an Offer or Option	29
	 	19.13	Entire Agreement; Amendments	29
	 	19.14	Counterparts; Electronic Signatures	29
	 	19.15	Attorneys’ Fees	29
	 	19.16	Waiver of Jury Trial	29
	 	19.17	No Waiver	29
	 	19.18	Rules of Construction	30
	 	19.19	Confidentiality	30

 

    	 	iii	

     

    

 

PURCHASE AND SALE AGREEMENT

(OCOM Hospital, Physical Therapy and
North ASC, Oklahoma City, OK)

 

This PURCHASE AND SALE
AGREEMENT (this “Agreement”) is entered into effective as of the 30th day of January, 2017 (the “Effective
Date”), by and between CRUSE-TWO, L.L.C., an Oklahoma limited liability company (“Cruse-Two”), and
CRUSE-SIX, L.L.C., an Oklahoma limited liability company (“Cruse-Six” and collectively with Cruse-Two, “Sellers”);
and GMR OKLAHOMA CITY, LLC, a Delaware limited liability company (“Buyer”). American Eagle Title Insurance Company
(“Escrow Agent”) joins in this Agreement for the limited purposes set forth herein.

 

BACKGROUND

 

A.          This Agreement
is made with reference to the following property (collectively, the “Property”):

 

(1)          Cruse-Two’s
fee interest in that certain real property commonly known as the Oklahoma Center for Orthopaedic & Multispecialty Surgery Medical
Plaza Buildings B and C located at 8100 South Walker Avenue Oklahoma City, Oklahoma, which land is more particularly described
on Exhibit “A-1” attached hereto and incorporated herein by this reference, together with all easements,
rights and privileges appurtenant thereto, if any (collectively, the “OCOM South Land”);

 

(2)          All of Cruse-Two’s
right, title and interest in and to the buildings located upon the OCOM South Land (the “OCOM South Buildings”),
together with all improvements, structures, fixtures and parking areas located on the OCOM South Land, if any, and appurtenant
thereto (the OCOM South Buildings and such improvements, structures, fixtures and parking areas being hereinafter collectively
referred to as the “OCOM South Improvements,” and the OCOM South Land and the OCOM South Improvements being
hereinafter collectively referred to as the “OCOM South Real Property”);

 

(3)          Upon the expiration
or termination of the Master Lease (as defined in Section 6.4 of this Agreement), all of Cruse-Two’s right, title
and interest in and to the tenant leases relating to the OCOM South Improvements and other occupancy agreements with tenants occupying
or using all or any portion of the OCOM South Real Property (collectively with all amendments thereto, the “OCOM South
Lease”), any and all security deposits, letters of credit, advance rental, letters of credit or like payments, if any,
held by Cruse-Two (collectively, the “OCOM South Security Deposits”), and all guaranties of the OCOM South Lease,
if any, held by Cruse-Two;

 

(4)          Upon the expiration
or termination of the Master Lease, all of Cruse-Two’s right, title and interest in and to all fixtures, equipment, furniture,
furnishings, appliances, supplies and other personal property of every nature and description attached or pertaining to, or otherwise
used in connection with, the OCOM South Real Property, owned by Cruse-Two and located within the OCOM South Real Property but expressly
excluding any of the foregoing owned or leased by any tenant and any personal property owned by a third party and leased to Cruse-Two
(the “OCOM South Personalty”); and

 

    	 	1	 

     

    

 

(5)          Upon the expiration
or termination of the Master Lease, all of Cruse-Two’s right, title and interest in and to all intangible rights and property
used or useful in connection with the foregoing, if any, including, without limitation, all development rights, contract rights,
guaranties, licenses, plans, drawings permits and warranties and all of Cruse-Two’s rights, title and interest, if any, in
and to any service marks, logos or any trade names as well as all of Cruse-Two’s rights and remedies under all construction,
design and related agreements relating to the OCOM South Buildings (collectively, the “OCOM South Intangible Property”);

 

(6)          Cruse-Six’s
fee interest in that certain real property commonly known as the Oklahoma Center for Orthopaedic & Multispecialty Surgery Medical
Plaza located at 5925 NW 139th Street, Oklahoma City, Oklahoma, which land is more particularly described on Exhibit
“A-2” attached hereto and incorporated herein by this reference, together with all easements, rights and privileges
appurtenant thereto, if any (collectively, the “OCOM North Land”);

 

(7)          All of Cruse-Six’s
right, title and interest in and to the building located upon the OCOM North Land (the “OCOM North Building”),
together with all improvements, structures, fixtures and parking areas located on the OCOM North Land, if any, and appurtenant
thereto (the OCOM North Building and such improvements, structures, fixtures and parking areas being hereinafter collectively referred
to as the “OCOM North Improvements,” and the OCOM North Land and the OCOM North Improvements being hereinafter
collectively referred to as the “OCOM North Real Property”);

 

(8)          All of Cruse-Six’s
right, title and interest in and to the tenant leases relating to the OCOM North Improvements and other occupancy agreements with
tenants occupying or using all or any portion of the OCOM North Real Property (collectively with all amendments thereto, the “OCOM
North Lease”), any and all security deposits, letters of credit, advance rental, letters of credit or like payments,
if any, held by Cruse-Six (collectively, the “OCOM North Security Deposits”), and all guaranties of the OCOM
North Lease, if any, held by Cruse-Six;

 

(9)          All of Cruse-Six’s
right, title and interest in and to all fixtures, equipment, furniture, furnishings, appliances, supplies and other personal property
of every nature and description attached or pertaining to, or otherwise used in connection with, the OCOM North Real Property,
owned by Cruse-Six and located within the OCOM North Real Property but expressly excluding any of the foregoing owned or leased
by any tenant and any personal property owned by a third party and leased to Cruse-Six (the “OCOM North Personalty”);
and

 

(10)        All of Cruse-Six’s
right, title and interest in and to all intangible rights and property used or useful in connection with the foregoing, if any,
including, without limitation, all development rights, contract rights, guaranties, licenses, plans, drawings permits and warranties
and all of Cruse-Six’s rights, title and interest, if any, in and to any service marks, logos or any trade names as well
as all of Cruse-Six’s rights and remedies under all construction, design and related agreements relating to the OCOM North
Building (collectively, the “OCOM North Intangible Property”).

 

B.           The Property
described in Recital A(1)-(5) above is collectively referred to as the “OCOM South Property,” and the Property
described in Recital A(6)-10) above is collectively referred to as the “OCOM North Property.” Sellers are prepared
to sell, transfer and convey the Property to Buyer, and Buyer is prepared to purchase and accept the same from Sellers, all for
the Purchase Price and on the other terms and conditions hereinafter set forth.

 

    	 	2	 

     

    

 

TERMS AND CONDITIONS

 

In consideration of
the mutual covenants and agreements herein contained, and intending to be legally bound hereby, the parties hereto agree:

 

1.           Sale
and Purchase. Sellers hereby agrees to sell, transfer and convey the Property to Buyer, and Buyer hereby agrees to purchase
and accept the Property from Sellers, in each case for the Purchase Price and on and subject to the other terms and conditions
set forth in this Agreement.

 

2.           Purchase
Price. The aggregate purchase price for the Property (the “Purchase Price”) shall be Forty Nine Million
Five Hundred Thousand and No/100 Dollars ($49,500,000.00). The portion of the Purchase Price allocated to the OCOM South Property
shall be Forty-Four Million Four Hundred Thousand and No/100 Dollars ($44,400,000) (the “OCOM South Purchase Price”),
and the portion of the Purchase Price allocated to the OCOM North Property shall be Five Million One Hundred Thousand and No/100
Dollars ($5,100,000) (the “OCOM North Purchase Price”).

 

The Purchase
Price, subject to the terms and conditions hereinafter set forth, shall be paid to Sellers by Buyer as follows:

 

2.1         Deposit.
Within two (2) Business Days following the mutual execution and delivery of this Agreement by Buyer and Sellers, Buyer shall deliver
to Escrow Agent a deposit in the amount of Three Hundred Fifty Thousand and No/100 Dollars ($350,000.00) (together with any interest
thereon, the “Initial Deposit”). If Buyer does not terminate this Agreement pursuant to Section 3.2
on or before the expiration of the Inspection Period, Buyer shall deliver to Escrow Agent an additional deposit in the amount
of Three Hundred Fifty Thousand and No/100 Dollars ($350,000.00) (together with any interest thereon, the “Additional
Deposit”) within two (2) Business Days following the expiration of the Inspection Period. The Initial Deposit and the
Additional Deposit shall be referred to herein collectively as the “Deposit.” The Deposit shall be delivered
to Escrow Agent in immediately available funds, to be held in escrow and delivered in accordance with this Agreement at the following
address: American Eagle Title Insurance Company, 421 NW 13th Street, Suite 320, Oklahoma City OK 73103, attention:
Mr. Eric Offen, telephone (405) 232-6700, e-mail: eoffen@ameagletitle.com.

 

2.2         Payment at
Closing. At the consummation of the transaction contemplated hereby (the “Closing”), Buyer shall deliver
to Escrow Agent cash or immediately available funds in an amount equal to the Purchase Price, less the Deposit. The Purchase Price,
subject to adjustments and apportionments as set forth herein, shall be paid at Closing by wire transfer of immediately available
federal funds, transferred to the order or account of Sellers or such other person as Sellers may designate in writing, subject
to the terms of the Post-Closing Escrow Agreement (as defined in Section 6.4, below).

 

The delivery and recording
of documents and the disbursement of funds shall be effectuated through the Escrow Agent at the Closing and pursuant to the closing
instructions from the parties hereto, which closing instructions shall not modify or diminish the parties’ respective obligations
hereunder.

 

    	 	3	 

     

    

 

2.3         Independent
Consideration. Sellers and Buyer acknowledge and agree that One Hundred Dollars ($100.00) of the Deposit shall be paid to Sellers
if this Agreement is terminated for any reason (the “Independent Contract Consideration”), in addition to any
other rights Sellers may have hereunder. Moreover, Sellers and Buyer acknowledge and agree that the Independent Contract Consideration
has been bargained for and agreed to as additional consideration for Sellers’ execution and delivery of this Agreement and
is non-refundable to Buyer.

 

3.           Due Diligence
Inspections. No later than three (3) Business Days after the Effective Date, each Seller shall deliver to Buyer accurate and
complete copies of all of the information set forth on Exhibit “L” (collectively, the “Property
Information”) related to such Seller’s Property, to the extent such information is within such Seller’s possession
or available to such Seller under the terms of the OCOM North Lease or the OCOM South Lease (collectively the “Leases”),
as applicable. All Property Information shall be delivered to Attention: Alfonzo Leon, Chief Investment Officer, Global Medical
REIT, address: 4800 Montgomery Lane, Suite 450, Bethesda, Maryland 20814, telephone: (202) 524-6853, facsimile: (202) 380-0891,
e-mail: AlfonzoL@globalmedicalreit.com.

 

3.1         Entry.
During the Inspection Period (as defined below), subject to the terms of the Leases affecting the Property, Buyer and its agents
and representatives shall be entitled to enter upon the OCOM North Real Property and the OCOM South Real Property (collectively,
the “Real Property”) from time to time (as coordinated through Sellers and the property manager for the tenants
under the Leases), including all leased areas, upon reasonable prior notice to Sellers (and, to the extent applicable, the tenants
under the Leases), to perform inspections and tests of the Property, including surveys, environmental studies, examinations and
tests of all structural and mechanical systems within the OCOM North Improvements and the OCOM South Improvements (collectively,
the “Improvements”), and to examine the books and records of Sellers relating to the Property. Buyer shall furnish
to Sellers, at no expense to Sellers, copies of all studies, inspections and tests of the Property performed by or on behalf of
Buyer.

 

Notwithstanding the
foregoing, Buyer shall not be permitted to interfere unreasonably with Sellers’ operations at the Property or disturb or
interfere with any tenant’s rights or occupancy at the Property, and the scheduling of any inspections shall take into account
the timing and availability of access to tenants’ premises, subject to tenants’ rights under the Leases or otherwise.
If Buyer wishes to engage in any testing which is invasive, which will damage or disturb any portion of the Property, which will
involve sampling, or which will involve testing of subsurface soils, surface water, or groundwater, Buyer shall obtain Seller’s
prior written consent thereto, which shall not be unreasonably withheld, conditioned or delayed. Buyer agrees that in making any
inspections of, or conducting any testing of, on, or under the Property, Buyer or Buyer’s agents will carry not less than
One Million and 00/100 Dollars ($1,000,000.00) commercial general liability insurance covering such activities and, upon request
of Sellers, will provide Sellers with written evidence of such insurance. Buyer shall repair any damage to the Property caused
by any such tests or investigations, and indemnify, defend and hold harmless Sellers, their members and affiliates and their respective
directors, officers, managers, employees, agents, successors and assigns from any and all liabilities, claims, losses, suits, demands,
costs and expenses resulting therefrom. The indemnity and repair obligations of Buyer under this paragraph shall survive Closing
or the termination of this Agreement.

 

    	 	4	 

     

    

 

3.2         Inspection
Period. The term “Inspection Period,” as used herein, shall mean the period commencing on the Effective
Date and ending at 5:00 p.m. Pacific time on the date which is forty-five (45) days following the later of (a) Buyer’s receipt
of the Property Information, or (b) the Effective Date. Buyer may terminate this Agreement in its entirety in its sole discretion
for a reason or no reason by giving written notice of such election to Sellers and Escrow Agent at any time prior to the expiration
of the Inspection Period, in which event the Initial Deposit shall automatically be refunded and returned forthwith to Buyer and,
except as expressly set forth herein, neither party shall have any further liability or obligation to the other hereunder. In the
absence of such written notice of termination, the contingency provided for in this Section 3.2 no longer shall be applicable,
Buyer shall deliver to Escrow Agent the Additional Deposit provided for in Section 2.1, and this Agreement shall continue
in full force and effect.

 

3.3         Property
Condition Assessment. Prior to the expiration of the Inspection Period, Buyer shall cause a property condition assessment to
be performed by a professional commercial property inspector for each of the OCOM North Property and the OCOM South Property. Buyer
shall provide to each respective Seller copies of the inspector’s report, which shall set forth in reasonable detail the
results of such assessment and the inspector’s recommended repairs and maintenance, if any (the “Assessment Report”).
The Assessment Report shall be mutually acceptable to Buyer and the respective Seller, which acceptance shall be acknowledged in
writing by the respective Seller prior to the expiration of the Review Period. If Buyer fails to deliver the Assessment Report,
or if the respective Seller declines or fails to provide acknowledgement of its acceptance of the Assessment Report, prior to the
expiration of the Inspection Period, then this Agreement shall be deemed terminated, in which event the Initial Deposit shall automatically
be refunded and returned forthwith to Buyer and, except as expressly set forth herein, neither party shall have any further liability
or obligation to the other hereunder. If the Assessment Reports for the Property are accepted, such Assessment Reports shall be
referenced in or attached as an exhibit to the Master Lease of the OCOM South Property or the Assignment and Assumption of Leases,
Contracts and Security Deposits for the OCOM North Property, as applicable, and, subject to ordinary wear and tear and casualty
damage, shall serve as conclusive evidence of the condition of the respective Property as of the Closing Date.

 

    	 	5	 

     

    

 

3.4         Title and
Survey Matters. Within fifteen (15) Business Days following the Effective Date, Sellers shall cause Escrow Agent (in its capacity
as title company issuing the title policy described below, (“Title Company”)) to furnish to Buyer and Sellers
title commitments (the “Title Commitments”) with respect to the Property together with copies of all instruments
listed as exceptions to title. Within ten (10) Business Days following Buyer’s receipt of the Title Commitments, Buyer shall
use commercially reasonable efforts to cause a duly licensed Oklahoma surveyor to furnish to Buyer and Sellers ALTA/NSPS land title
surveys of the Real Property (the “Surveys”). Buyer will have until the expiration of the Inspection Period
to give written notice to Sellers specifying Buyer’s objections to the Title Commitment, title exceptions listed therein,
and the Surveys (collectively, “Title Objections”), if any. If Buyer timely notifies Sellers in writing of the
Title Objections, Sellers shall have five (5) business days after receipt of such notice (the “Title Cure Period”)
to elect (but shall have no obligation whatsoever) to cure any Title Objection, and if so elected, shall either (a) satisfy the
Title Objections at Sellers’ sole cost and expense and cause the Title Company to revise the Title Commitment to reflect
such satisfaction, or (b) provide Buyer and the Title Company with satisfactory evidence that Sellers can and will cure such Title
Objections prior to or at Closing; provided, however, Sellers shall be obligated to remove, pay and/or satisfy prior to
or at Closing any monetary liens against the Property created or incurred by or through Sellers (each, a “Monetary Lien”).
Failure by Sellers to timely respond in writing to any Title Objections shall be deemed Sellers’ decision not to cure any
Title Objections. If Sellers elect not to satisfy any of the Title Objections within the Title Cure Period, Buyer shall have the
option, exercisable within five (5) days after the expiration of the Title Cure Period, to either (i) waive the unsatisfied Title
Objections, in which event the unsatisfied Title Objections will become Permitted Exceptions (hereinafter defined), or (ii) terminate
this Agreement in which event the Deposit shall automatically be refunded and returned forthwith to Buyer and, except as expressly
set forth herein, neither party shall have any further liability or obligation to the other hereunder. If Buyer fails to notify
Sellers in writing within five (5) days after the expiration of the Title Cure Period that Buyer has elected to terminate this
Agreement pursuant to this Section 3.4, then Buyer shall be deemed to have waived all unsatisfied Title Objections. If,
after the expiration of the Inspection Period, Title Company amends or adds any exception to the Title Commitments other than at
the request of Buyer (including any liens against the Property for a liquidated amount that Sellers are not obligated hereunder
to satisfy at Closing), the Title Company will notify Buyer and Sellers immediately. Within two (2) business days after Buyer receives
notice from Title Company (and the Closing Date shall be extended if needed so that the Closing shall not occur prior to the end
of such two (2) Business Day period), together with a copy of such intervening lien or matter, Buyer shall notify Sellers in writing
of any objections thereto (a “Supplemental Title Objection”). If Buyer fails to notify Sellers of such Supplemental
Title Objection within such two (2) Business Day period, Buyer shall be deemed to have waived any objection and approved all such
exceptions. If the Supplemental Title Objection is material and adverse to the Property, is not caused by Buyer and Sellers do
not agree to remove such matter (other than any Monetary Lien), then Buyer may within two (2) business days after the Supplemental
Title Objection, terminate this Agreement in which event the Deposit shall automatically be refunded and returned forthwith to
Buyer and, except as expressly set forth herein, neither party shall have any further liability or obligation to the other hereunder.
If Sellers have not received written notice from Buyer that Buyer has elected to terminate this Agreement within such two (2) Business
Day period of time, then Buyer shall be deemed to have waived any unsatisfied Supplemental Title Objection. “Permitted
Exceptions” shall mean any title or survey item, other than Monetary Liens: (i) not raised as Title Objections by Buyer,
or (ii) raised as Title Objections by Buyer but thereafter waived or deemed waived.

 

    	 	6	 

     

    

 

3.5         Lease Amendments.
Buyer acknowledges and agrees that concurrent with the delivery of the Master Lease of the OCOM South Property (pursuant to Section
10.3.3) and the Assignment and Assumption of Leases, Contracts and Security Deposits (pursuant to Section 10.3.5) for
the OCOM North Property, each of the Leases shall be amended pursuant to amendments in form and substance prepared by Sellers and
approved by Buyer in its reasonable discretion (each, a “Lease Amendment”), which Lease Amendment(s) shall include
(i) a requirement that the tenants under each such Lease shall, upon Buyer’s written request (in its capacity as landlord
or master landlord, as the case may be), provide Buyer with unaudited quarterly financial reports (balance sheets and related statements
of income and cash flow statements), and, upon Buyer’s additional request from time to time and at Buyer’s sole expense,
but no more than once every twelve (12) months, provide Buyer with audited financials as well, and (ii) with respect to the
OCOM South Lease:

 

(a)         an acknowledgment
that, with respect to any indemnity obligations that the tenant may owe to Cruse-Two, as landlord, such indemnity obligations shall
extend to Buyer in its capacity as master landlord,

 

(b)         an acknowledgement
that Cruse-Two, as landlord, has become a tenant under the Master Lease and that the OCOM South Lease shall be thereafter deemed
a sublease, subject and subordinate to the Master Lease for so long as such Master Lease remains in effect and, upon the expiration
of such Master Lease, Cruse-Two shall assign, and Buyer shall assume, the landlord’s direct interest in the OCOM South Lease,
which shall thereafter continue in effect pursuant to its terms and conditions,

 

(c)         an acknowledgement
that property insurance required by OCOM South Lease shall be provided by an insurance carrier designated by Buyer at OCOM’s
sole cost and expense provided that any such insurance shall have substantially similar premiums, deductibles, and coverages as
the property insurance maintained by OCOM pursuant to the OCOM South Lease as of the date of this Agreement,

 

(d)         a release of Anthony
L. Cruse, an individual, from the applicable guaranties with respect to such Lease.

 

Sellers will use commercially
reasonable efforts to obtain the Lease Amendments; provided, that either Seller’s failure to obtain the Lease Amendments
shall not constitute a default or breach of such Seller’s obligations under this Agreement.

 

4.           Representations
and Warranties of Sellers. Each Seller represents and warrants to Buyer, with respect to such Seller and with respect to the
Property owned by such Seller, as follows:

 

4.1         Authority.
Seller is a limited liability company organized under the laws of the State of Oklahoma and Seller has all requisite power and
authority to enter into this Agreement and perform its obligations hereunder. The execution, delivery and performance of this Agreement
and all documents contemplated hereby by Seller has been duly and validly authorized by all necessary action on the part of Seller,
and all required consents and approvals have been duly obtained and will not result in a breach of any of the terms or provisions
of, or constitute a default under any indenture, agreement or instrument to which any Seller is a party. This Agreement is a legal,
valid and binding obligation of Seller, enforceable against Seller in accordance with its terms, subject to the effect of applicable
bankruptcy, insolvency, reorganization, arrangement, moratorium or other similar laws affecting the rights of creditors generally.

 

    	 	7	 

     

    

 

4.2         No Conflict.
Neither the execution, delivery or performance of this Agreement nor compliance herewith (i) conflicts or will conflict with or
results or will result in a breach of or constitutes or will constitute a default under (a) the operating agreement of Seller or
any other agreement or instrument to which Seller is a party or by which all or any part of the Property is bound or (b) any law
or any order, writ, injunction or decree of any court or governmental authority, (ii) results in the creation or imposition of
any lien, charge or encumbrance upon its property pursuant to any such agreement or instrument, or (iii) violates any restriction,
requirement, covenant or condition to which all or any part of the Property is bound.

 

4.3         OFAC Compliance.
Seller is in compliance with the requirements of Executive Order No. 13224, 66 Fed. Reg. 49079 (Sept. 25, 2001) (the “Order”)
and other similar requirements contained in the rules and regulations of the Office of Foreign Assets Control, Department of the
Treasury (“OFAC”) and in any enabling legislation or other Executive Orders or regulations in respect thereof
(the Order and such other rules, regulations, legislation or executive orders are collectively referred to herein as the “Orders”).
Neither Seller nor any beneficial owner of Seller:

 

4.3.1         is listed
on the Specifically Designated Nationals and Blocked Persons List maintained by OFAC pursuant to the Orders or on any other list
of terrorists or terrorist organizations maintained pursuant to any of the rules and regulations of OFAC or pursuant to any other
applicable Orders (collectively, the “Lists”);

 

4.3.2         is a person
who has been determined by competent authority to be subject to the prohibitions contained in the Orders;

 

4.3.3         is owned or
controlled by, or acts for or on behalf of, any person or entity listed on the Lists or any other person or entity who has been
determined by competent authority to be subject to the prohibitions contained in the Orders; or

 

4.3.4         shall transfer
or permit the transfer of any interest in Seller or any beneficial owner in Seller to any person or entity who is, or any of whose
beneficial owners are, listed on the Lists.

 

4.4         No Governmental
Authority Required. No authorization, consent or approval of any governmental authority (including, without limitation, courts)
is required for the execution and delivery by Seller of this Agreement or the performance of its obligations hereunder.

 

4.5         Credit of the
Property. Seller has not (i) made a general assignment for the benefit of creditors, (ii) filed any voluntary petition in bankruptcy
or suffered the filing of an involuntary petition by Seller’s creditors, (iii) suffered the appointment of a receiver to
take possession of all or substantially all of Seller’s assets, (iv) suffered the attachment or other judicial seizure of
all, or substantially all, of Seller’s assets, (v) admitted in writing its inability to pay its debts as they come due or
(vi) made an offer of settlement, extension or composition to its creditors generally.

 

    	 	8	 

     

    

 

4.6         Governmental
Commitments. Seller has not entered into any material commitments or agreements with any governmental authorities or agencies
affecting the Property.

 

4.7         Leases.
Seller has delivered or made available to Buyer true and complete copies of the Leases to which Seller is a party. The list of
Leases to which Seller is a party set forth on Exhibit “B” attached hereto is true, correct and complete.
Each of the Leases is in full force and effect. Seller is “landlord” or “lessor” under the Leases to which
Seller is a party and is entitled to assign to Buyer, without the consent of any party, the Leases. The tenant  is Oklahoma
Center for Orthopedic & Multi-Specialty Surgery, LLC, an Oklahoma limited liability company (“OCOM”). There
are no rights to renew, extend or terminate the Leases or expand any tenant lease premises, except as provided in the Leases. There
is no Lease which provides that a tenant pays rent in the form of percentage rent. No rent or other payments have been collected
in advance for more than one (1) month and no rents or other deposits are held by Sellers, except the security deposits, if any,
described in the Leases and rent for the current month. Neither Seller nor any tenant is in default under its respective Lease,
and there exists no condition or circumstance or written notice of any condition or circumstance which, with the passage of time,
would constitute a default under any of the Leases by any party. No tenant has asserted any claim of offset or other defense in
respect of its or Seller’s obligations under its respective Lease. No tenant has (i) filed for bankruptcy or taken any similar
debtor-protection measure, (ii) defaulted under its Lease, (iii) discontinued operations at the Property owned by Seller, or (iv)
given notice of its intention to do any of the foregoing.

 

4.8         No Condemnation.
Seller has not received any written notice of any pending or contemplated condemnation, eminent domain or similar proceeding with
respect to all or any portion of the Real Property owned by Seller and, to Seller’s actual knowledge, no such proceedings
are threatened.

 

4.9         Contracts.
There are no construction, management, commission, brokerage, leasing, service, equipment, supply, maintenance or concession agreements
entered into by or on behalf of Seller in effect with respect to the Real Property or the Personalty owned by Seller, except as
set forth in Exhibit “C” (collectively, the “Contracts”). Seller will deliver or make
available to Buyer true and complete copies of the Contracts. Seller has not, within the last year, received any written notice
of any default under any contract that has not been cured or waived. To Seller’s knowledge, neither Seller nor any counterparty
is in material default under any Contracts, and no event exists which, with the passage of time or the giving of notice or both,
will become a material default thereunder on the part of Seller or any counterparty.

 

4.10       Tenant Improvement
Allowances. There are no unpaid tenant improvement allowances, tenant improvement obligations of Landlord, leasing commissions
and/or rent concessions with respect to any of the Leases.

 

4.11       Correction
of Conditions. Seller has not received any written notice from, and, to the best of Seller’s knowledge, there are no
grounds for, any association, declarant or easement holder requiring the correction of any condition with respect to the Property
owned by Seller, or any part thereof, by reason of a violation of any other restrictions or covenants recorded against the Property.
Seller is not in default under any such document, nor, to the best of Seller’s knowledge, is any other party subject to any
such document.

 

    	 	9	 

     

    

 

4.12       Compliance.
Seller has not received any written notice from, and, to the best of Seller’s knowledge there are no grounds for, any governmental
agency requiring the correction of any condition with respect to the Property owned by Seller, or any part thereof, by reason of
a violation of any applicable federal, state, county or municipal law, code, rule or regulation (including those respecting the
Americans With Disabilities Act), which has not been cured or waived. To the best of Seller’s knowledge, Seller and the Property
owned by Seller are in compliance with all applicable federal, state, county and municipal laws, codes, rules and/or regulations.
Seller has not received written notice from any governmental agency or other body of any existing violations of any federal, state,
county or municipal laws, ordinances, orders, codes, regulations or requirements affecting the Real Property owned by Seller which
have not been cured.

 

4.13       Property Permits.
Seller has not received any written notice of an intention to revoke any certificate of occupancy, license, or permit issued in
connection with the Property owned by Seller.

 

4.14       Hazardous
Materials. To the best of Seller’s knowledge, except as disclosed in the Property Information provided to Buyer or in
any environmental studies of the Property conducted by or on behalf of Buyer, there are no Hazardous Materials (as defined below)
stored on, incorporated into, located on, present in or used on the Property in violation of, and requiring remediation under,
any laws, ordinances, statutes, codes, rules or regulations. For purposes of this Agreement, the term “Hazardous Materials”
shall mean any substance which is or contains: (i) any “hazardous substance” as now or hereafter defined in Section
101(14) of the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended (42 U.S.C. § 9601,
et seq.) (“CERCLA”) or any regulations promulgated under CERCLA; (ii) any “hazardous waste”
as now or hereafter defined in the Recourse Conservation and Recovery Act (42 U.S.C. § 6901, et seq.) (“RCRA”)
or regulations promulgated under RCRA; (iii) any substance regulated by the Toxic Substances Control Act (15 U.S.C. § 2601,
et seq.); (iv) gasoline, diesel fuel or other petroleum hydrocarbons; (v) asbestos and asbestos containing materials, in
any form, whether friable or non-friable; (vi) polychlorinated biphenyls; (vii) radon gas; or (viii) any additional substances
or materials which are now or hereafter classified or considered to be hazardous or toxic under any laws, ordinances, statutes,
codes, rules, regulations, agreements, judgments, orders and decrees now or hereafter enacted, promulgated, or amended, of the
United States, the state, the county, the city or any other political subdivision in which the Property is located and any other
political subdivision, agency or instrumentality exercising jurisdiction over the owner of the Property, the Property or the use
of the Property relating to pollution, the protection or regulation of human health, natural resources or the environment, or the
emission, discharge, release or threatened release of pollutants, contaminants, chemicals or industrial, toxic or hazardous substances
or waste into the environment (including, without limitation, ambient air, surface water, ground water or land or soil). Seller
has received no notice that the Property or any portion thereof contains any form of toxic mold.

 

    	 	10	 

     

    

 

4.15       Litigation.
There is no action, suit, court or arbitration proceedings, or administrative action or proceeding, which is pending or threatened
against or affecting the Property owned by Seller or arising out of Seller’s ownership, management or operation of the Real
Property.

 

4.16       FIRPTA.
Seller is not a “foreign person” as defined in Section 1445(f)(3) of the Internal Revenue Code.

 

4.17       No Bankruptcy.
Seller has not (i) made a general assignment for the benefit of creditors, (ii) filed any voluntary petition in bankruptcy or suffered
the filing of an involuntary petition of Seller’s creditors, (iii) suffered the appointment of a receiver to take possession
of all, or substantially all, of Seller’s assets, (iv) suffered the attachment or other judicial seizure of all, or substantially
all, of Seller’s assets, (v) admitted in writing it inability to pay its debts as they come due or (vi) made an offer of
settlement, extension or composition to its creditors generally.

 

4.18       Change of
Facts. Seller shall promptly notify Buyer, in writing, of any event or condition known to Seller which occurs prior to the
Closing, which causes a material adverse change in the facts relating to, or the truth of, any of Seller’s representations
or warranties.

 

4.19       On-Site Employees.
There are no on-site employees of Seller or its affiliates at the Property, and upon the Closing Date, Buyer shall have no obligation
to employ or continue to employ any individuals employed by Seller or its affiliates in connection with the Property owned by Seller.

 

4.20       Information.
Seller has no knowledge or information of any facts, circumstances, or conditions that are inconsistent with the representations
and warranties contained herein. As used herein, “to Seller’s knowledge” shall be deemed to mean the actual
knowledge of Anthony L. Cruse.

 

4.21       No Other Options.
Other than this Agreement and the Permitted Exceptions, the Property is not subject to any outstanding agreement(s) of sale or
options, rights of first refusal or other rights of purchase to which Seller is a party.

 

4.22       Survivability
of Representations and Warranties. The representations and warranties of Sellers and Buyer set forth in this Agreement are
remade as of the Closing Date and shall not be deemed to be merged into or waived by the instruments of Closing and shall survive
after the Closing Date for a period of one (1) year.

 

4.23       Limitations
Regarding Representations and Warranties. EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT, IT IS UNDERSTOOD AND AGREED THAT
SELLERS ARE NOT MAKING AND HAS NOT AT ANY TIME MADE ANY WARRANTIES OR REPRESENTATIONS OF ANY KIND OR CHARACTER, EXPRESS OR IMPLIED,
WITH RESPECT TO THE PROPERTY, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTIES OR REPRESENTATIONS AS TO HABITABILITY, MERCHANTABILITY
OR FITNESS FOR A PARTICULAR PURPOSE.

 

    	 	11	 

     

    

 

BUYER HEREBY EXPRESSLY
ACKNOWLEDGES AND AGREES THAT BUYER HAS OR WILL HAVE, PRIOR TO THE END OF THE INSPECTION PERIOD, INSPECTED AND EXAMINED THE PROPERTY
TO THE EXTENT DEEMED NECESSARY BY BUYER IN ORDER TO ENABLE BUYER TO EVALUATE THE PURCHASE OF THE PROPERTY. BUYER HEREBY FURTHER
ACKNOWLEDGES AND AGREES THAT BUYER IS RELYING UPON THE INSPECTION, EXAMINATION, AND EVALUATION OF THE PROPERTY BY BUYER. BUYER
ACKNOWLEDGES AND AGREES THAT UPON CLOSING SELLER SHALL SELL AND CONVEY TO BUYER AND BUYER SHALL ACCEPT THE PROPERTY “AS
IS, WHERE IS, WITH ALL FAULTS”, EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT, and/or in the transaction documents
referenced herein.

 

5.           Representations
of Buyer. Buyer represents and warrants that:

 

5.1         Authority.
Buyer is a limited liability company, duly organized, validly existing and in good standing under the laws of the State of Delaware
and has all requisite power and authority to enter into this Agreement and to perform its obligations hereunder. The execution
and delivery of this Agreement by Buyer has been duly authorized.

 

5.2         No Conflict.
The execution and delivery of this Agreement and the consummation of the transactions contemplated hereunder on the part of Buyer
does not and will not violate any applicable law, ordinance, statute, rule, regulation, order, decree or judgment, conflict with
or result in the breach of any material terms or provisions of, or constitute a default under, or result in the creation or imposition
of any lien, charge, or encumbrance upon any of the property or assets of Buyer by reason of the terms of any contract, mortgage,
lien, lease, agreement, indenture, instrument or judgment to which Buyer is a party or which is or purports to be binding upon
Buyer or which otherwise affects Buyer, which will not be discharged, assumed or released at Closing. No action by any federal,
state or municipal or other governmental department, commission, board, bureau or instrumentality is necessary to make this Agreement
a valid instrument binding upon Buyer in accordance with its terms.

 

5.3         Source of Funds.
Buyer has available to it unrestricted funds which it may use in its sole discretion to pay the full Purchase Price and otherwise
comply with the provisions of this Agreement. Buyer acknowledges and agrees that its obligations hereunder are not contingent upon
Buyer obtaining financing for the purchase of the Property.

 

5.4         OFAC Compliance.
Buyer is in compliance with the requirements of the Order and other similar requirements contained in the rules and regulations
of OFAC and in any enabling legislation or other Orders. Neither Buyer nor any beneficial owner of Buyer:

 

5.4.1         is listed
on the Lists;

 

5.4.2         is a person
who has been determined by competent authority to be subject to the prohibitions contained in the Orders;

 

5.4.3         is owned or
controlled by, or acts for or on behalf of, any person or entity listed on the Lists or any other person or entity who has been
determined by competent authority to be subject to the prohibitions contained in the Orders; or

 

    	 	12	 

     

    

 

5.4.4         shall transfer
or permit the transfer of any interest in Buyer or any beneficial owner in Buyer to any person or entity who is, or any of whose
beneficial owners are, listed on the Lists.

 

5.5         Change of Facts.
Buyer shall promptly notify Seller, in writing, of any event or condition known to Buyer which occurs prior to the Closing, which
causes a material adverse change in the facts relating to, or the truth of, any of Buyer’s representations or warranties.

 

6.           Conditions
Precedent to Buyer’s Obligations. All of Buyer’s obligations hereunder are expressly conditioned on the satisfaction
at or before the time of Closing hereunder, or at or before such earlier time as may be expressly stated below, of each of the
following conditions (each a “Buyer Closing Condition” and, collectively, the “Buyer Closing Conditions”):

 

6.1         Accuracy of
Representations. All of the representations and warranties of Seller contained in this Agreement shall have been true and correct
in all material respects when made, and shall be true and correct in all material respects on the date of Closing with the same
effect as if made on and as of such date, except as the same may be modified as a result of matters permitted or contemplated by
the terms of this Agreement or otherwise as a result of matters outside of the control of Seller.

 

6.2         Performance.
Sellers shall have performed, observed and complied with all material covenants, agreements and conditions required by this Agreement
to be performed, observed and complied with on its part prior to or as of Closing hereunder.

 

6.3         Documents and
Deliveries. All instruments and documents required on Seller’s part to effectuate this Agreement and the transactions
contemplated hereby shall be delivered at Closing and shall be in form and substance consistent with the requirements herein.

 

6.4         Master Lease.
Buyer shall have received on or prior to the Closing Date two (2) executed counterpart originals of a master lease dated as of
the Closing Date between Buyer as landlord and Cruse-Two, as tenant, with respect to the OCOM South Property (the “Master
Lease”), which Master Lease shall be substantially in the form of Exhibit “D” attached hereto.
In addition, Seller shall obtain, and the Master Lease shall be accompanied by, an irrevocable standby letter of credit (“Letter
of Credit”) addressed to Buyer as beneficiary and issued by a financial institution reasonably acceptable to Buyer in
an amount equal to the difference (the “Rent Differential”) between (a) the total Minimum Monthly Rent due to
Buyer under the Master Lease, and (b) the rent that OCOM is obligated to pay under the OCOM South Lease for the time period from
Closing to February 28, 2022 (the “Master Lease Expiration Date”), less the Holdback Amount (as defined below).
The terms of the Letter of Credit shall be agreed to by Buyer and Cruse-Two prior to Closing, and the Letter of Credit shall be
deposited with the Escrow Agent at Closing, to be held by Escrow Agent in compliance with the Post-Closing Escrow Agreement (as
defined below). If Cruse-Two fails to pay the Rent Differential when due under the Master Lease and such default is not cured within
any applicable notice and cure period under the Master Lease, Buyer shall have the right to draw on the Letter of Credit for payment
of the unpaid Rent Differential by giving written notice to Cruse-Two and the Escrow Agent, and submitting to Escrow Agent, for
delivery to the issuer of the Letter of Credit, a drawing certificate in the form attached to the Letter of Credit. The amount
of the Letter of Credit shall be reduced annually as the remaining balance of the rent payments to be made by Cruse-Two under the
Master Lease (and the remaining balance of the Rent Differential) is reduced. The Letter of Credit shall be released and cancelled
upon payment in full of all rent due to Buyer under the Master Lease. If the Letter of Credit has an annual expiration date or
an expiration date other than the Master Lease Expiration Date, Cruse-Two shall cause the Letter of Credit to be renewed at least
ninety (90) days prior to such expiration date. At Closing, Escrow Agent shall retain a portion of the Purchase Price equal to
Two Hundred Twenty Thousand Seven Hundred Eighty-Two and No/100 Dollars ($220,782.00) (the “Holdback Amount”),
in an escrow account to be held by Escrow Agent pursuant to a post-closing escrow agreement to be executed and delivered at Closing
by Buyer, Cruse-Two and Escrow Agent in the form attached hereto as Exhibit “M” (the “Post-Closing
Escrow Agreement”). The Holdback Amount shall be held and disbursed by Escrow Agent and applied to the last three (3)
months of the Rent Differential under the Master Lease in compliance with the Post-Closing Escrow Agreement.

 

    	 	13	 

     

    

 

6.5         Title Policy.
On the Closing Date, the Title Company shall be unconditionally obligated and prepared, subject to the payment of the applicable
title insurance premium and other related charges, to issue to Buyer 2006 ALTA Extended Coverage Owner’s Policies of Title
Insurance insuring the fee simple title to the OCOM South Real Property and the OCOM North Real Property in Buyer with liability
in the amount of the Purchase Price allocated to each such Property, subject only to the Permitted Exceptions.

 

6.6         Tenant Estoppel
Certificates. Sellers shall request from each of the tenants at the Property, and promptly deliver to Buyer to the extent received,
estoppel certificates either (a) substantially in the form of Exhibit “N” attached hereto or (b)
in such form as is permitted by any tenant Lease (in either case, an “Estoppel Certificate” or “Estoppel
Certificates”); provided, that if the Estoppel Certificate is not substantially in the form of Exhibit “N”
attached hereto, Buyer shall have the right to review and approve such Estoppel Certificate. Further, Buyer shall have the right
to review and approve all Estoppel Certificates before such Estoppel Certificates are sent to any tenant for execution. All Estoppel
Certificates received shall be dated not more than thirty (30) days prior to Closing.

 

6.7         Subordination
and Non-Disturbance Agreements (SNDAs). Cruse-Two shall request from the tenant at the OCOM South Property, and promptly deliver
to Buyer to the extent received, a subordination, nondisturbance and attornment agreement (an “SNDA”) substantially
in the form of Exhibit “O” attached hereto. In addition, upon request by Buyer’s lender, Sellers
shall also request from each of the tenants at the Property, and promptly deliver to Buyer to the extent received, SNDAs in such
form requested by the Buyer’s lender. All SNDAs received shall be dated not more than thirty (30) days prior to Closing.

 

6.8         Lease Amendments.
The Leases shall have been amended by the Lease Amendments as set forth in Section 3.5.

 

    	 	14	 

     

    

 

7.           Conditions
Precedent to Sellers’ Obligations. All of Sellers’ obligations hereunder are expressly conditioned on the satisfaction
at or before the time of Closing hereunder, or at or before such earlier time as may be expressly stated below, of each of the
following conditions (each a “Seller Closing Condition” and, collectively, the “Seller Closing Conditions”):

 

7.1         Accuracy of
Representations. All of the representations and warranties of Buyer contained in this Agreement shall have been true and correct
in all material respects when made, and shall be true and correct in all material respects on the date of Closing with the same
effect as if made on and as of such date, except as the same may be modified as a result of matters permitted or contemplated by
the terms of this Agreement or otherwise as a result of matters outside of the control of Buyer.

 

7.2         Performance.
Buyer shall have performed, observed and complied with all material covenants, agreements and conditions required by this Agreement
to be performed, observed and complied with on its part prior to or as of Closing hereunder.

 

7.3         Documents and
Deliveries. All payments, instruments and documents required on Buyer’s part to effectuate this Agreement and the transactions
contemplated hereby shall be delivered at Closing and shall be in form and substance consistent with the requirements herein.

 

7.4         Lease Amendment.
The OCOM South Lease shall have been amended as set forth in Section 3.5.

 

8.           Failure of
Conditions. In the event a Buyer Closing Condition is not satisfied by the Closing Date through no fault of Buyer, then Buyer
shall have the option, at Buyer’s sole discretion, to (i) proceed with Closing but preserving its other rights and remedies
hereunder, or (ii) decline to proceed to Closing. In the latter event, except as expressly set forth herein, all obligations, liabilities
and rights of the parties under this Agreement shall terminate, and the Deposit shall be returned to Buyer. Notwithstanding the
foregoing, in the event that a Buyer Closing Condition is not satisfied as a result of a breach by Seller, Buyer shall have the
rights and remedies set forth in Section 13.2 herein. In the event a Seller Closing Condition is not satisfied by the Closing
Date through no fault of Sellers, then Sellers shall have the option, at Sellers’ sole discretion, to (i) proceed with Closing
but preserving their other rights and remedies hereunder, or (ii) decline to proceed to Closing. In the latter event, except as
expressly set forth herein, all obligations, liabilities and rights of the parties under this Agreement shall terminate, and the
Deposit shall be returned to Buyer unless a Seller Closing Condition is not satisfied as a result of a breach by Buyer, in which
event Sellers shall have the rights and remedies set forth in Section 13.1 herein.

 

9.           Pre-Closing
Matters. From and after the expiration of the Inspection Period and until the Closing or earlier termination of this Agreement,
except as otherwise set forth below:

 

9.1         Leasing Matters.
Sellers shall not, without the written consent of Buyer, which shall be at Buyer’s sole and absolute discretion (i) effect
any material change in any Lease except as provided in Section 3.5 of this Agreement, (ii) renew or extend the term of any
Lease, unless the same is an extension or expansion permitted pursuant to the terms of an existing Lease, or (iii) enter into any
new Lease or cancel or terminate any Lease. When seeking consent to a new or modified Lease, such Seller shall provide notice of
the identity of the tenant, a term sheet or letter of intent containing material business terms (including, without limitation,
rent, expense base, concessions, tenant improvement allowances, brokerage commissions, and expansion and extension options) and
whatever credit and background information with respect to such tenant as Seller customarily obtains in connection with similar
leases of the Property. Buyer shall be deemed to have consented to any proposed Lease or Lease modification if it has not responded
to Seller within three (3) business days after receipt of such information. Seller shall deliver to Buyer copies of executed versions
of any such documents within three (3) business days after the full execution and delivery thereof.

 

    	 	15	 

     

    

 

9.2         Adjustment
of New Leasing Expenses. Any tenant improvement costs, rent abatements, rent concessions or commissions under Leases or renewals,
or any other tenant inducement provided by a Seller to any tenant, entered into after the Effective Date in accordance with the
terms of this Agreement shall be paid by such Seller prior to closing or, if not paid by Seller as of Closing, shall be credited
to Buyer at Closing.

 

9.3         Adjustments
of Leasing Expenses. Any tenant improvement costs, rent abatements, concessions or commissions under Leases or renewals, or
any other tenant inducement provided by a Seller to any tenant, entered into prior to the Effective Date, whether payable prior
to or after Closing, shall be such Seller’s responsibility and credited to Buyer at Closing if not paid by Seller prior to
Closing. To the extent that any tenant terminates its Lease and pays a termination penalty pursuant to the terms of its Lease,
the termination penalty shall be paid to Buyer and if paid to Seller prior to Closing, shall be credited to Buyer at Closing.

 

9.4         Termination
for Default. Notwithstanding anything in this Agreement to the contrary, prior to the expiration of the Inspection Period,
Sellers may cancel or terminate any Lease or commence collection, unlawful detainer or other remedial action against any tenant
with Buyer’s consent, not to be unreasonably withheld, upon the occurrence of a default by the tenant under said Lease. Sellers
shall deliver to Buyer copies of all default notices and correspondence delivered to or received from any of the tenants in connection
with the Leases after the Effective Date of this Agreement.

 

9.5         Contracts.
Buyer shall give notice to Cruse-Six on or before the expiration of the Inspection Period of any Contracts listed on Exhibit
“C” related to the OCOM North Property which Buyer elects to continue after Closing (collectively, the “OCOM
North Assigned Contracts”). The OCOM North Assigned Contracts shall be assigned to and assumed by Buyer at Closing and
Cruse-Six shall take such steps as are reasonably necessary to terminate all Contracts other than the OCOM North Assigned Contracts.
Buyer shall give notice to Cruse-Two on or before the expiration of the Inspection Period of any Contracts listed on Exhibit
“C” related to the OCOM South Property which Buyer elects to continue after the Master Lease Expiration Date
or the earlier termination of the Master Lease (such date, the “Master Lease Termination Date”) and Cruse-Two
shall take such steps as are reasonably necessary to terminate all Contracts other than the OCOM South Assigned Contracts at or
prior to the Master Lease Termination Date. From and after the Effective Date of this Agreement, (i) Sellers shall not enter
into any new Contracts which are not terminable with thirty (30) days or less prior notice without Buyer’s consent and (ii) Sellers
shall provide Buyer with copies of any new Contracts. From and after the expiration of the Inspection Period, Sellers shall not
enter into any new Contracts without the prior written consent of Buyer, which consent shall not be unreasonably withheld, conditioned
or delayed. Buyer shall be deemed to have consented to any proposed new Contract if Buyer has not responded within three (3) Business
Days after a Seller’s request for consent thereto and such Contract shall be deemed and become part of the Assigned Contracts
to be assigned to Buyer at Closing or upon expiration of the Master Lease, as applicable.

 

    	 	16	 

     

    

 

9.6         No Contracting
for Sale of Property. Sellers shall not enter into any contract or other written agreement for sale of the Property with any
other party. Buyer shall have any and all rights and remedies available at law and equity in the event Seller does not comply with
the preceding sentence, subject to the limitations set forth in Section 13.2 of this Agreement.

 

9.7         No Liens on
Property. Sellers shall not voluntarily create any liens, easements or other conditions affecting any portion of the Property
without the prior written consent of Buyer, which shall not be unreasonably withheld, conditioned or delayed.

 

9.8         Survival. The
provisions of this Section 9 shall survive the Closing for a period of twelve (12) months.

 

10.         Closing;
Deliveries.

 

10.1       Time of Closing.
The Closing shall take place on the first Business Day that is twenty (20) days following the expiration of the Inspection Period
(such date, the “Closing Date”) through an escrow closing with the Escrow Agent, unless otherwise agreed to
in writing by both Sellers and Buyer; provided, that if the first Business Day is a Monday, then the Closing Date shall
be the following Tuesday. As used in this Agreement, “Business Day” shall mean any day which is not a Saturday,
Sunday or legal holiday.

 

10.2       Seller Deliveries.
On or prior to the Closing Date, Sellers shall deliver to Escrow Agent the following (provided, that if Buyer elects to
proceed under Section 3.5, to Closing with respect to the OCOM South Property only, all deliveries that relate to the
OCOM North Property shall not be required):

 

10.2.1       Two (2) originals
of the Master Lease, substantially in the form attached hereto as Exhibit “D”, duly executed by
Cruse-Two.

 

10.2.2       One (1) original
special warranty deed for the OCOM South Real Property from Cruse-Two (the “OCOM South Deed”), substantially
in the form attached hereto as Exhibit “E,” duly executed and acknowledged by Cruse-Two, and one (1)
original special warranty deed for the OCOM North Real Property from Cruse-Six (the “OCOM North Deed”), substantially
in the form attached hereto as Exhibit “E,” duly executed and acknowledged by Cruse-Six.

 

10.2.3       Two (2) originals
of the bill of sale (the “Bill of Sale”) for the Personalty (if any) from each Seller, substantially in the
form attached hereto as Exhibit “F,” duly executed by each Seller.

 

    	 	17	 

     

    

 

10.2.4       Two (2) originals
of the assignment and assumption of Leases, Contracts and Security Deposits (the “Assignment and Assumption of Leases,
Contracts and Security Deposits”) from each Seller, substantially in the form attached hereto as Exhibit “G,”
duly executed by each Seller.

 

10.2.5       Two (2) originals
of the assignment of the Intangible Property (the “Assignment of Intangible Property”) from each Seller, substantially
in the form attached hereto as Exhibit “H,” duly executed by each Seller.

 

10.2.6       Two (2) originals
of the Lease Amendments (as defined in Section 3.5), duly executed by each Seller (in its capacity as landlord under
the applicable Lease) and by the applicable tenant; One (1) original of an owner's affidavit executed by each Seller as to the
Property owned by such Seller sufficient for Title Company to issue, without extra charge, an owner’s policy of title insurance
free of any exceptions for unfiled mechanics’ or materialmen’s liens for work performed by such Seller (but not any
tenants) prior to Closing, or for rights of parties in possession other than pursuant to the Leases and the Master Lease, as applicable.

 

10.2.7       One (1) original
of a Non-Foreign Affidavit as required by the Foreign Investors in Real Property Tax Act (“FIRPTA”), as amended,
in the form of Exhibit “J,” duly executed by each Seller.

 

10.2.8       One (1) original
of a certification by each Seller substantially in the form attached hereto as Exhibit “K” that all representations
and warranties made by such Seller in Section 4 of this Agreement are true and correct in all material respects on the date
of Closing, except as may be set forth in such certificate.

 

10.2.9       Keys or combinations
to all locks at the OCOM North Property, to the extent in Sellers’ possession, and subject to the rights of the tenant of
the OCOM North Property. Buyer hereby acknowledges and agrees that Seller shall be permitted to make the items described in this
Section 10.2.9 available to Buyer at the Property in lieu of delivering them to Escrow Agent.

 

10.2.10     Originals
of the OCOM North Lease and copies of lease files at the OCOM North Real Property, and originals of any OCOM North Assigned Contracts,
in each case to the extent in Cruse-Six’s possession. Buyer hereby acknowledges and agrees that Seller shall be permitted
to make the items described in this Section 10.2.10 available to Buyer at the Property in lieu of delivering them to Escrow
Agent.

 

10.2.11     Two (2)
originals of the Post-Closing Escrow Agreement, duly executed by Cruse-Two.

 

10.2.12     Original
letter of credit with respect to obligations of Cruse-Two under Post-Closing Escrow Agreement, along with any fees associated therewith.

 

10.2.13     The original
Estoppel Certificates and SNDAs.

 

    	 	18	 

     

    

 

10.2.14     All other
instruments and documents reasonably required to effectuate this Agreement and the transactions contemplated thereby.

 

10.3       Buyer Deliveries.
On or prior to the Closing Date, Buyer shall deliver to Escrow Agent the following (provided, that if Buyer elects to proceed
under Section 3.5, to Closing with respect to the OCOM South Property only, all deliveries that relate to the OCOM
North Property shall not be required):

 

10.3.1       A wire transfer
of the Purchase Price in the amount required under Section 2.2 hereof (subject to the adjustments provided for in this Agreement).

 

10.3.2       A certification
by Buyer substantially in the form attached hereto as Exhibit “K” that all representations and warranties
made by Buyer in Section 5 of this Agreement are true and correct in all material respects on the date of Closing, except
as may be set forth in such certificate.

 

10.3.3       Two (2) originals
of the Master Lease, duly executed by Buyer.

 

10.3.4       Two (2) originals
of each Bill of Sale, duly executed by Buyer.

 

10.3.5       Two (2) originals
of each Assignment and Assumption of Leases, Contracts and Security Deposits, duly executed by Buyer.

 

10.3.6       Two (2) originals
of each Assignment of Intangible Property, duly executed by Buyer.

 

10.3.7       Two (2) originals
of each Lease Amendment (as defined in Section 3.5), duly executed by Buyer (acknowledging and agreeing to such Lease
Amendment in its capacity as Master Lessor with respect to the OCOM South Lease, and as successor landlord with respect to the
OCOM North Lease);

 

10.3.8       Two (2) originals
of the Post-Closing Escrow Agreement, duly executed by Buyer.

 

10.3.9       All other
instruments and documents reasonably required to effectuate this Agreement and the transactions contemplated thereby.

 

11.         Apportionments;
Taxes; Expenses.

 

11.1       Apportionments.

 

11.1.1       Taxes
and Operating Expenses. Because all real estate taxes, charges and assessments affecting the Property (“Taxes”)
and all operating expenses including charges for water, electricity, sewer rental, gas, telephone, fuel oil and all other utilities
(“Operating Expenses”) are paid directly by tenants, Buyer and Sellers acknowledge and agree that it will not
be necessary to prorate Taxes or Operating Expenses as of the Closing Date.

 

    	 	19	 

     

    

 

11.1.2       Rents.
All rent under the Leases received by Seller from tenants during the month of Closing shall be prorated to the date of Closing,
and Buyer shall receive a credit at Closing for amounts so received that are attributable to the period or and after the Closing.
Delinquent rent shall not be prorated but shall remain the property of Sellers. With respect to the OCOM South Lease, payments
received from the tenant from and after the date of Closing until the Master Lease Termination Date, shall be remitted to Buyer
as provided in the Master Lease. Payments received from tenants from and after the date of Closing shall be applied first to rents
then due for the current period and then to amounts owed to Buyer with respect to periods following the Closing, and then to rents
delinquent as of the Closing Date. Buyer shall use reasonable efforts to collect delinquent rents for the benefit of Sellers, and
shall cooperate with Sellers in the collection of any delinquent amounts, but shall not be required to terminate any Leases or
evict any tenants.

 

11.1.3       Charges
under Assigned Contracts. The unpaid monetary obligations of Sellers with respect to any of the Assigned Contracts shall be
prorated on a per diem basis as of the date of Closing with respect to the OCOM North Assigned Contracts, or as of the Master Lease
Termination Date with respect to the OCOM South Assigned Contracts.

 

11.1.4       Security
Deposits. The Security Deposits (together with any accrued interest thereon as may be required by law or contract) shall be
transferred or credited to Buyer as of the date of Closing with respect to the OCOM North Lease or as of the Master Lease Termination
Date with respect to the OCOM South Lease, and to the extent a Seller has any Security Deposits held in the form of a letter of
credit, such letters of credit shall, at such Seller’s expense (to the extent not the responsibility of the tenant under
the applicable Lease), be transferred to Buyer as of Closing with respect to the OCOM North Lease or as of the Master Lease Termination
Date with respect to the OCOM South Lease.

 

11.1.5       Bankruptcy
Distributions. Any portion of bankruptcy distributions (whether or not Seller has filed its proof of claim as of the date hereof)
or payments pursuant to (i) settlement agreements (whether prepared by Seller’s in-house counsel or outside counsel), (ii)
arrearage payment plans by letters signed by Seller or its agent, (iii) lease termination agreements, (iv) promissory notes, or
(v) judgments (whether already obtained by Seller or which result from lawsuits or proceedings filed prior to the Closing with
respect to the OCOM North Property or prior to the Master Lease Termination Date with respect to the OCOM South Property) providing
for the payment of specified sums, either in a lump sum or in installments, in all cases which are applicable to the time period
prior to the date of Closing or the Master Lease Termination Date, as applicable, but payable after the date of Closing or the
Master Lease Termination Date, as applicable, and actually received by Buyer, shall be payable to Sellers.

 

11.1.6       Survival.
The provisions of this Section 11.1 shall survive the Closing to the extent any monies may be payable pursuant to this Section
11.1 to either party subsequent to the transfer of title to the Property to Buyer.

 

    	 	20	 

     

    

 

11.2       Closing Costs.
Buyer and Seller shall each pay their own legal fees related to the preparation of this Agreement and, except as otherwise provided
herein, all documents required to settle the transaction contemplated hereby.  Buyer shall pay all costs associated with its
investigation of the Property, including the cost of appraisals, architectural, engineering, credit and environmental reports. 
Sellers shall pay:  (i) one-half (1⁄2) of Escrow Agent’s fees, costs and expenses, (ii) the base premiums
for the Title Policies for the Property (excluding all charges, premiums and fees for any and all endorsements to the Title Policies)f,
and (iii) all costs associated with the cure or removal of any title objections by Buyer that Sellers are obligated or agree
to remove or cure (“Curative Costs”).  Buyer shall pay:  (i) one-half (1⁄2) of Escrow Agent’s
fees, costs and expenses, (ii) the cost of the Survey, (iii) all charges, premiums and fees for any and all endorsements
to the Title Policy other than Curative Costs and for any lender’s policies of title insurance on the Property, and (iv)
all transfer taxes and recording fees for the OCOM North Deed and the OCOM South Deed, and all mortgage taxes and recording fees
for Buyer’s loan-related documents, if any.  All Closing costs not described above shall be borne by Seller and Buyer,
respectively, in the matter customarily borne by sellers and buyers, respectively, of real property in the county in which the
Real Property is located

 

12.         Damage or
Destruction; Condemnation; Insurance. If at any time prior to the date of Closing there is damage or destruction to the Property,
the cost for repair of which exceeds Five Hundred Thousand Dollars ($500,000) and the Property cannot be restored to its original
condition prior to Closing, or if more than five percent (5%) of the rentable area of any Building is condemned or taken by eminent
domain proceedings by any public authority, then, at Buyer’s option, this Agreement shall terminate, and the Deposit shall
be returned to Buyer, and except as expressly set forth herein, neither party shall have any further liability or obligation to
the other hereunder.

 

If there is any damage
or destruction or condemnation or taking, regardless of the cost of any repair, and if Buyer elects not to terminate this Agreement
as herein provided (to the extent Buyer is entitled to do so), then (1) in the case of a taking, all condemnation proceeds paid
or payable to the Seller whose Property was taken shall belong to Buyer and shall be paid over and assigned to Buyer at Closing,
and the Seller whose Property was taken shall be paid at Closing for the reasonable expenses incurred by such Seller in connection
with such taking; and (2) in the case of a casualty, the Seller whose Property was damaged or destroyed shall assign to Buyer all
rights to any insurance proceeds paid or payable to such Seller under the applicable insurance policies, less any costs of collection
and any sums expended in restoration, and such Seller’s deductible (if any) shall be a credit to Buyer against the Purchase
Price allocable to such Seller’s Property, and the parties shall proceed with the Closing without any reduction in the Purchase
Price payable to such Seller.

 

13.         Remedies.

 

13.1       Buyer Default.
In the event Buyer breaches or fails to complete the purchase of the Property or to perform its obligations under this Agreement
and such failure continues for five (5) business days following receipt of written notice regarding same (other than the failure
of Buyer to deliver “Buyer’s Deliveries” pursuant to Section 10.3 hereunder, for which there shall be
no grace or cure period), then Sellers shall, as their exclusive remedy therefor, be entitled to receive the Deposit, plus all
interest earned and accrued thereon, as liquidated damages (and not as a penalty) in lieu of, and as full compensation for, all
other rights or claims of Sellers against Buyer by reason of such default. Thereupon this Agreement shall terminate and the parties
shall be relieved of all further obligations and liabilities hereunder, except as expressly set forth herein. Buyer and Sellers
acknowledge that the damages to Sellers resulting from Buyer’s breach would be difficult, if not impossible, to ascertain
with any accuracy, and that the liquidated damage amount set forth in this Section represents the parties’ best efforts to
approximate such potential damages.

 

    	 	21	 

     

    

 

13.2       Seller Default.
If the sale of the Property is not consummated due to a breach or default under this Agreement solely on the part of either Seller
and such failure continues for five (5) business days following receipt of written notice regarding same (other than the failure
of Sellers to deliver “Seller Deliveries” pursuant to Section 10.2 hereunder, for which there shall be no grace
or cure period), then Buyer may, in its sole and absolute discretion, either (a) terminate this Agreement by giving written notice
of such election to Sellers and Escrow Agent, in which event the Deposit shall be refunded and returned forthwith to Buyer and
Sellers shall reimburse Buyer for all title, escrow, legal and inspection fees and any other actual, out-of-pocket expenses incurred
by Buyer in connection with the performance of its due diligence review of the Property, including, without limitation, environmental
and engineering consultants’ fees and the fees incurred in connection with the preparation and negotiation of this Agreement,
in an amount not to exceed $75,000, or (b) pursue an action for specific performance of Sellers’ obligations under this Agreement,
in which event Buyer will have no right to seek damages against Sellers, except as provided in Section 18.1.

 

14.         Possession.
Possession of the Property shall be tendered to Buyer at Closing, subject to the rights of Cruse-Two under the Master Lease and
the rights of tenants under the Leases and to the other matters permitted pursuant to this Agreement.

 

15.         Notices.
All notices and other communications provided for herein shall be in writing and shall be sent to the address set forth below (or
such other address as a party may hereafter designate for itself by notice to the other parties as required hereby) of the party
for whom such notice or communication is intended:

 

15.1       If to Buyer:

 

Global Medical REIT Inc.

4800 Montgomery Lane, Suite 450

Bethesda, Maryland 20814

Attention:          Alfonzo Leon

Email:               AlfonzoL@globalmedicalreit.com

Phone:               (202) 524-6853

 

With a copy to:

 

Cox, Castle & Nicholson LLP

2029 Century Park East, 21st Floor

Los Angeles, California 90067

Attention:          David Lari

Email:                dlari@coxcastle.com

Phone:               (310) 284-2292

 

    	 	22	 

     

    

 

If to Sellers:

 

Cruse-Two, L.L.C.

Cruse-Six, L.L.C.

P.O. Box 890396

Oklahoma City OK 73189-0396

Attention:          Anthony L. Cruse,
D.O.

E-mail:               tcruse@southwestortho.com

 

With a copy to:

 

McAfee & Taft

Tenth Floor, Two Leadership Square

211 N. Robinson Avenue

Oklahoma City OK 73102

Attention:          Myrna S. Latham
and H. Cole Marshall

E-mail:              myrna.latham@mcafeetaft.com;

    cole.marshall@mcafeetaft.com

Phone:                (405) 552-2278

 

If to Escrow Agent:

 

American Eagle Title Insurance
Company

421 NW 13th Street,
Suite 320

Oklahoma City OK 73103

Attention:          Mr. Eric Offen

e-mail:               eoffen@ameagletitle.com

Phone:                (405) 232-6700

 

Any such notice or communication
shall be sufficient if sent by registered or certified mail, return receipt requested, postage prepaid; by hand delivery; by overnight
courier service; or by e-mail (provided that such e-mail delivery is confirmed by the sender, by delivery service or by mail in
the manner previously described within 24 hours after such transmission is sent). Any such notice or communication shall be effective
when delivered or when delivery is refused.

 

16.         Brokers.
Buyer and Sellers each represent to the other that it has not dealt with any broker or agent in connection with this transaction
other than Clinton Parker and Marc Flynn of Brown Gibbons Lang & Company, to whom Sellers and Buyer shall each pay a portion
of the commission in amounts mutually agreed by Sellers and Buyer pursuant to a separate agreement if, as and when the Closing
and funding occur, but not otherwise. Each party hereby indemnifies and holds harmless the other party from all loss, cost and
expense (including reasonable attorneys’ fees) arising out of a breach of its representation or undertaking set forth in
this Section 16. The provisions of this Section 16 shall survive Closing or the termination of this Agreement without
limit.

 

    	 	23	 

     

    

 

17.         Escrow Agent.
Escrow Agent shall hold the Deposit in accordance with the terms and provisions of this Agreement, subject to the following:

 

17.1       Obligations.
Escrow Agent undertakes to perform only such duties as are expressly set forth in this Agreement and no implied duties or obligations
shall be read into this Agreement against Escrow Agent.

 

17.2       Reliance.
Escrow Agent may act in reliance upon any writing or instrument or signature which it, in good faith, believes, and any statement
or assertion contained in such writing or instrument, and may assume that any person purporting to give any writing, notice, advice
or instrument in connection with the provisions of this Agreement has been duly authorized to do so. Escrow Agent shall not be
liable in any manner for the sufficiency or correctness as to form, manner and execution, or validity of any instrument deposited
in escrow, nor as to the identity, authority, or right of any person executing the same, and Escrow Agent’s duties under
this Agreement shall be limited to those provided in this Agreement. Upon receipt by Escrow Agent from either Buyer or Seller of
any notice or request (the “Escrow Demand”) to perform any act or disburse any portion of the monies held by
Escrow Agent under the terms of this Agreement, Escrow Agent shall give written notice to the other party (the “Notified
Party”). If within seven (7) days after the giving of such notice, Escrow Agent does not receive any written objection
to the Escrow Demand from the Notified Party, Escrow Agent shall comply with the Escrow Demand. If Escrow Agent does receive written
objection from the Notified Party in a timely manner, Escrow Agent shall take no further action until the dispute between the parties
has been resolved.

 

17.3       Indemnification.
Unless Escrow Agent discharges any of its duties under this Agreement in a negligent manner or is guilty of willful misconduct
with regard to its duties under this Agreement, Seller and Buyer shall indemnify Escrow Agent and hold it harmless from any and
all claims, liabilities, losses, actions, suits or proceedings at law or in equity, or other expenses, fees, or charges of any
character or nature, which it may incur or with which it may be threatened by reason of its acting as Escrow Agent under this Agreement;
and in such connection Seller and Buyer shall indemnify Escrow Agent against any and all expenses including reasonable attorneys’
fees and the cost of defending any action, suit or proceeding or resisting any claim in such capacity.

 

17.4       Disputes.
If the parties (including Escrow Agent) shall be in disagreement about the interpretation of this Agreement, or about their respective
rights and obligations, or the propriety of any action contemplated by Escrow Agent, or the application of the Deposit, Escrow
Agent shall hold the Deposit until the receipt of written instructions from both Buyer and Seller or a final order of a court of
competent jurisdiction. Escrow Agent shall be indemnified for all costs and reasonable attorneys’ fees in its capacity as
Escrow Agent in connection with any such interpleader action and shall be fully protected in suspending all or part of its activities
under this Agreement until a final judgment in the interpleader action is received.

 

17.5       Counsel.
Escrow Agent may consult with counsel of its own choice and have full and complete authorization and protection in accordance with
the opinion of such counsel. Escrow Agent shall otherwise not be liable for any mistakes of fact or errors of judgment, or for
any acts or omissions of any kind, unless caused by its negligence or willful misconduct.

 

    	 	24	 

     

    

 

18.         Indemnification.

 

18.1       Seller’s
Indemnification. From and after the Closing, each Seller shall reimburse, indemnify, defend and hold harmless Buyer and Buyer’s
employees, agents, representatives, contractors and invitees (the “Buyer Indemnified Parties”) from and against
any and all damage, loss or liability resulting from: (a)  such Seller’s default in the performance of any representation,
warranty, covenant and/or any other obligation to be performed by such Seller under this Agreement, and (b) such Seller’s
failure to pay any expenses that it is required to pay under this Agreement.

 

18.2       Buyer’s
Indemnification. From and after Closing, Buyer shall reimburse, indemnify, defend and hold each Seller and such Seller’s
employees, agents, representatives, members, managers, contractors and invitees (the “Seller Indemnified Parties”)
harmless from and against any and all damage, loss or liability resulting from: (a) any non-contractual claims of third-parties
relating to the use, operation or ownership of the Property from and after the Closing, (b) breaches by Buyer on or after
Closing of its obligations under any Assigned Contract and (c) Buyer’s failure to pay the expenses required under this
Agreement.

 

18.3       Definition
of Exist. For purposes of this Section 18, an obligation shall be deemed to “exist” as of the Closing if
it relates to an event which occurred prior to the Closing even if it is not asserted until after the Closing. The terms of the
indemnities set forth above shall survive the Closing for a period of one (1) year.

 

18.4       Indemnification
Procedure.

 

18.4.1       If a party
desires to make a claim against the other party in connection with any Losses for which such claiming party may seek indemnification
under this Agreement (a “Claim”), the party entitled to indemnification (the “Indemnified Party”)
shall promptly notify the other party (the “Indemnifying Party”) of such Claim and the amount and circumstances
surrounding it. Upon receipt of such notice from the Indemnified Party, the Indemnifying Party shall be entitled, at its election,
to assume or participate in the defense of such Claim. Counsel to the Indemnifying Party shall be reasonably acceptable to the
Indemnified Party. In any case in which the Indemnifying Party assumes the defense of the Claim, the Indemnifying Party shall give
the Indemnified Party ten (10) calendar days notice prior to executing any settlement agreement and the Indemnified Party shall
have the right to approve or reject the settlement and related expenses; provided, however, that upon rejection of any settlement
and related expenses, the Indemnified Party shall assume control of the defense of such Claim and the liability of Indemnifying
Party with respect to such Claim shall be limited to the amount or the monetary equivalent of the rejected settlement and related
expenses.

 

18.4.2       The Indemnified
Party shall retain the right to employ its own counsel and to discuss matters with the Indemnifying Party related to the defense
of any Claim, the defense of which has been assumed by the Indemnifying Party pursuant to Section 18.4.1 of this Agreement,
but the Indemnified Party shall bear and shall be solely responsible for its own costs and expenses in connection with such participation;
provided, however, that all decisions of the Indemnifying Party shall be final and that Indemnified Party shall cooperate with
the Indemnifying Party in all respects in the defense of the Claim, including refraining from taking any position adverse to the
Indemnifying Party.

 

    	 	25	 

     

    

 

18.4.3       If the Indemnifying
Party fails to give notice of the assumption of the defense of any Claim within a reasonable time period not to exceed forty-five
(45) days after receipt of notice thereof from the Indemnified Party, the Indemnifying Party shall no longer be entitled to assume
(but shall continue to be entitled to participate in) such defense. The Indemnified Party may, at its option, continue to defend
such Claim and, in such event, the Indemnifying Party shall indemnify the Indemnified Party for all reasonable fees and expenses
in connection therewith. The Indemnifying Party shall be entitled to participate at its own expense and with its own counsel in
the defense of any Claim the defense of which it does not assume. Prior to effectuating any settlement of such Claim, the Indemnified
Party shall furnish the Indemnifying Party with written notice of any proposed settlement in sufficient time to allow the Indemnifying
Party to act thereon. Within fifteen (15) days after the giving of such notice, the Indemnified Party shall be permitted to effect
such settlement unless the Indemnifying Party (a) reimburses the Indemnified Party in accordance with the terms of this Section
18 for all reasonable fees and expenses incurred by the Indemnified Party in connection with such Claim; (b) assumes the defense
of such Claim; and (c) takes such other actions as the Indemnified Party may reasonably request as assurance of the Indemnifying
Party’s ability to fulfill its obligations under this Section 18 in connection with such Claim.

 

18.4.4       Definition
of Losses. For purposes of this Agreement, “Losses” shall mean all actual liabilities, losses, costs, damages,
penalties, assessments, demands, claims, causes of action, including, without limitation, reasonable attorneys’, accountants’
and consultants’ fees and expenses and court costs, excluding any special, incidental, exemplary, punitive, or consequential
damages.

 

18.4.5       Limitation
of Claims. Notwithstanding anything in this Agreement to the contrary, a Seller shall not be liable for any Losses arising
out of or based upon a breach or alleged breach of the representations and warranties of such Seller in Section 4, unless all such
Losses exceed $50,000 in the aggregate (the “Basket”) (and such Seller’s indemnity hereunder shall extend
only to the portion of such Losses exceeding in the aggregate $50,000), and the aggregate amount of all such Losses shall not exceed
$1,000,000 (the “Cap”), provided that the Basket and the Cap shall not be applicable to Losses relating to,
arising out of or resulting from any fraudulent misrepresentation by a Seller hereunder. In addition, notwithstanding anything
in this Agreement to the contrary, Sellers shall not be liable following the Closing for any indemnification obligations hereunder
based on a breach of the representations and warranties in Section 4 if (X) Sellers did not have knowledge, prior to the
Closing, of the facts constituting such breach, and (Y) Buyer had actual knowledge of such breach prior to Closing. If any party
discovers, prior to Closing, that any representation or warranty of the other party is false, misleading or inaccurate in any material
respect, and if the discovering party elects to proceed to Closing, such party cannot later bring a claim against the other as
to such discovered matter.

 

    	 	26	 

     

    

 

18.4.6       Exclusive
Right for Damages. Sellers and Buyer agree that if a Seller breaches its representations and warranties in Section 4
of this Agreement or the covenants and agreements of such Seller contained in this Agreement, Buyer’s sole and exclusive
right to recover damages for such breach shall be to be indemnified for its Losses, not to exceed the Cap, in accordance with the
procedures set forth in this Section 18.4 and Buyer shall have no right to sue Seller for any damages in excess of the Cap,
or ask for any other monetary relief against Seller, except that Buyer shall have the right to recover its actual third party out
of pocket expenses in an amount not to exceed $75,000 as provided in Section 13.2 of this Agreement.

 

19.         Miscellaneous.

 

19.1       Assignability.
Sellers shall not assign any of their respective right, title, claim or interest in, to or under this Agreement. Buyer may assign
any or all of its rights and obligations under this Agreement to any entity resulting from a merger or consolidation with Buyer
or any organization purchasing substantially all of Buyer’s assets, (ii) any entity succeeding to substantially all
of the business and assets of Buyer, (iii) any subsidiary, affiliate or parent of Buyer, (iv) any entity controlling, controlled
by or under common control with Buyer or (v) any entity resulting from the reorganization of Buyer outside of a bankruptcy reorganization.
In such event, Buyer shall provide written notification to Sellers of such transfer on or before the date that is five (5) days
prior to Closing. For purposes of this Agreement, “control” shall mean the possession, direct or indirect, of the power
to direct or cause the direction of the management and policies of an entity, whether through the ownership or voting securities,
by contract, or otherwise. Except as set forth above in this Section 19.1, Buyer shall have no right to assign this Agreement
or any of Buyer’s rights or obligations hereunder without the prior written consent of Sellers (which shall not be unreasonably
withheld). No assignment of this Agreement by Buyer shall relieve the entity named as Buyer herein from its obligations hereunder.

 

19.2       Governing
Law; Bind and Inure. This Agreement shall be governed by the law of the State of Oklahoma without regard to its conflicts of
laws principles and shall bind and inure to the benefit of the parties hereto and their respective heirs, executors, administrators,
successors, assigns and personal representatives.

 

19.3       Recording.
Neither this Agreement nor any notice or memorandum hereof shall be recorded in any public land record. A violation of this prohibition
shall constitute a material breach entitling the non-breaching party to terminate this Agreement.

 

19.4       Time of the
Essence. Time is of the essence of this Agreement.

 

19.5       Further Assurances.
Each party will, whenever and as often as it shall be requested to do so by the other party, execute, acknowledge and deliver,
or cause to be executed, acknowledged and delivered any and all such further conveyances, assignments, approvals, consents and
any and all other documents and do any and all other acts as may be necessary to carry out the intent and purpose of this Agreement.
The provisions of this Section 19.5 shall survive the Closing.

 

19.6       Exclusivity.
Until the Closing Date or the date that this Agreement is terminated, Sellers shall not enter into any contract, or enter into
or continue any negotiations, to sell the Property to any person or entity other than Buyer, nor will Sellers solicit proposals
from, or furnish any non-public information to, any person or entity other than Sellers’ agents, attorneys and lenders and
Buyer regarding the possible sale of the Property.

 

    	 	27	 

     

    

 

19.7       Non-Solicitation.
For the period beginning on the Closing Date and ending on the fifth (5th) anniversary of the Closing Date, Sellers covenant and
agree that it shall not, nor shall it permit any of its Affiliates, or its successors and assigns, directly or indirectly, to call
on or solicit any tenant of the Property for the purpose of leasing space to such tenant at another property managed, operated
or otherwise controlled by Sellers or its Affiliates. The parties acknowledge that the restrictions on solicitation set forth in
the preceding sentence are reasonable in scope and are essential to the protection of the legitimate business interests of Buyer.
The parties further acknowledge and agree that since a remedy at law for any breach or attempted breach of the provisions of this
Section 19.7 would be inadequate, Buyer shall be entitled to preliminary or permanent injunctive relief for any violation
of this Section 19.7, in addition to any other rights and remedies available to Buyer hereunder, at law or in equity.
Notwithstanding the foregoing, if the restrictions on solicitation in this Section 19.7 are judged unreasonable by
any court of competent jurisdiction, the parties agree to the reformation of such restriction(s) by the court to limits which may
reasonably grant Buyer the maximum protection permitted by applicable law in such circumstances. For the purposes of this Section,
the term (a) “Affiliate” means any corporation, limited liability company, partnership, joint venture or other entity,
regardless of how organized or identified, which is directly or indirectly controlled by a Seller, and (b) “control”
means, when used with respect to any person, the possession, directly or indirectly, of the power to direct or cause the direction
of the management and policies of such person, whether through the ownership of voting securities, by contract, or otherwise, and
the terms “controlling” and “controlled” have correlative meanings. The provisions of this Section shall
survive the Closing.

 

19.8       Headings.
The headings preceding the text of the paragraphs and subparagraphs hereof are inserted solely for convenience of reference and
shall not constitute a part of this Agreement, nor shall they affect its meaning, construction or effect.

 

19.9       Counterparts.
This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which together shall constitute
one and the same instrument.

 

19.10     Exhibits.
All Exhibits which are referred to herein and which are attached hereto or bound separately and initialed by the parties are expressly
made and constitute a part of this Agreement.

 

19.11     Use of Proceeds
to Clear Title. To enable Sellers to make conveyance as herein provided, Sellers shall, at the time of Closing, direct the
Escrow Agent to use the Purchase Price or any portion thereof to clear the title of any or all Monetary Liens, provided that provision
reasonably satisfactory to Buyer’s attorney is made for prompt recording of all instruments so procured in accordance with
conveyancing practice in the jurisdiction in which the Property is located.

 

    	 	28	 

     

    

 

19.12     Submission
not an Offer or Option. The submission of this Agreement or a summary of some or all of its provisions for examination or negotiation
by Buyer or Seller does not constitute an offer by Sellers or Buyer to enter into an agreement to sell or purchase the Property,
and neither party shall be bound to the other with respect to any such purchase and sale until a definitive agreement satisfactory
to Buyer and Seller in their sole discretion is executed and delivered by both Sellers and Buyer.

 

19.13     Entire Agreement;
Amendments. This Agreement and the Exhibits and Schedules hereto set forth all of the promises, covenants, agreements, conditions
and undertakings between the parties hereto with respect to the subject matter hereof, and supersede all prior and contemporaneous
agreements and understandings, inducements or conditions, express or implied, oral or written, except as contained herein. This
Agreement may not be changed orally but only by an agreement in writing, duly executed by or on behalf of the party or parties
against whom enforcement of any waiver, change, modification, consent or discharge is sought.

 

19.14     Counterparts;
Electronic Signatures. This Agreement may be executed and delivered in any number of counterparts, each of which so executed
and delivered shall be deemed to be an original and all of which shall constitute one and the same instrument. Facsimile and electronically
transmitted signatures shall for all purposes be treated as originals.

 

19.15     Attorneys’
Fees. In the event of any litigation arising out of this Agreement, the prevailing party shall be entitled to reasonable attorneys’
fees and costs.

 

19.16     Waiver of
Jury Trial. Each party to this Agreement hereby expressly AND IRREVOCABLY waives any right to trial by jury of any claim, demand,
action or cause of action (each, an “Action”) (a) arising out of this Agreement, including any present or future amendment
thereof or (b) in any way connected with or related or incidental to the dealings of the parties or any of them with respect to
this Agreement (as hereafter amended) or any other instrument, document or agreement executed or delivered in connection herewith,
or the transactions related hereto or thereto, in each case whether such Action is now existing or hereafter arising, and whether
sounding in contract or tort or otherwise and regardless of which party asserts such Action; and each party hereby agrees and consents
that any such Action shall be decided by court trial without a jury, and that any party to this Agreement may file an original
counterpart or a copy of this Section 19.16 with any court as written evidence of the consent of the parties to the waiver
of any right they might otherwise have to trial by jury. THIS WAIVER IS GIVEN KNOWINGLY AND VOLUNTARILY AFTER CONSULTATION WITH
COUNSEL.

 

19.17     No Waiver.
No waiver of any of the provisions of this Agreement shall be deemed, or shall constitute, a waiver of any other provision, whether
or not similar, nor shall any waiver constitute a continuing waiver, nor shall a waiver in any instance constitute a waiver in
any subsequent instance. No waiver shall be binding unless executed in writing by the party making the waiver.

 

    	 	29	 

     

    

 

19.18     Rules of
Construction. Article and Section captions used in this Agreement are for convenience only and shall not affect the construction
of this Agreement. All references to “Article” or “Sections” without reference to a document other than
this Agreement, are intended to designate articles and sections of this Agreement, and the words “herein,” “hereof,”
“hereunder,” and other words of similar import refer to this Agreement as a whole and not to any particular Article
or Section, unless specifically designated otherwise. The use of the term “including” shall mean in all cases “including
but not limited to,” unless specifically designated otherwise. No rules of construction against the drafter of this Agreement
shall apply in any interpretation or enforcement of this Agreement, any documents or certificates executed pursuant hereto, or
any provisions of any of the foregoing.

 

19.19      Confidentiality.
Neither Party shall make public disclosure with respect to this transaction either before or after Closing except:

 

(a)          as may be required
by law, including without limitation disclosure required under Freedom of Information Act (“FOIA”) request,
securities laws, or by the Securities and Exchange Commission, or by the rules of any stock exchange, or in connection with any
filing or registration;

 

(b)         to such attorneys,
accountants, present or prospective sources of financing, partners, directors, officers, employees and representatives of either
Party or of such Party’s advisors who need to know such information for the purpose of evaluating and consummating the transaction,
including the financing of the transaction;

 

(c)          to the extent
that such information is a matter of public record; and

 

(d)         Buyer may issue
a press release (the “Press Release”) upon full execution of this Agreement by all parties announcing the transactions
proposed herein including the purchase price provided that the Press Release may be reviewed by Sellers in writing prior to its
release, and Buyer shall not issue the Press Release without incorporation of Sellers’ reasonable comments thereto; or as
may be permitted specifically by the terms of this Agreement.

 

[Signature Page Follows]

 

    	 	30	 

     

    

 

Signature Page to

Purchase Agreement

 

IN WITNESS WHEREOF,
the parties have executed and delivered this Agreement as of the date first above written.

 

	SELLERS:	CRUSE-TWO, L.L.C.,
	 	an Oklahoma limited liability company
	 	 	 	 	 
	 	By:	/s/ Anthony L. Cruse
	 	 	Name:	Anthony L. Cruse
	 	 	Its:	Manager
	 	 	 	 	 
	 	CRUSE-SIX, L.L.C.,
	 	an Oklahoma limited liability company
	 	 	 	 	 
	 	By:	/s/ Anthony L. Cruse
	 	 	Name:	Anthony L. Cruse
	 	 	Its:	Manager
	 	 	 	 	 
	BUYER:	GMR OKLAHOMA CITY, LLC,
	 	a Delaware limited liability company
	 	 
	 	By:	Global Medical REIT, LP,
	 	 	a Maryland limited partnership
	 	 	 	 	 
	 	 	By:	Global Medical REIT Inc.,
	 	 	 	a Maryland corporation
	 	 	 	 	 
	 	 		By:	/s/ Jeffrey Busch
	 	 	 	 	Name: Jeffrey Busch
	 	 	 	 	Its: Authorized Signatory

 

    	 	S-1	 

     

    

 

CONSENT OF ESCROW AGENT

 

The undersigned Escrow
Agent hereby agrees to (i) accept the foregoing Agreement, (ii) be Escrow Agent under said Agreement and (iii) be bound by said
Agreement in the performance of its duties as Escrow Agent; provided, however, the undersigned shall have no obligations,
liability or responsibility under (i) this Consent or otherwise unless and until said Agreement, fully signed by the parties, has
been delivered to the undersigned or (ii) any amendment to said Agreement unless and until the same shall be accepted by the undersigned
in writing.

 

	DATED: January __, 2017	AMERICAN EAGLE TITLE INSURANCE COMPANY
	 	 	 
	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Its:	 

 

    	 	S-2	 

     

    

 

List of Exhibits

 

Exhibit “A”       Description
of Land

 

Exhibit “B”       List
of Leases

 

Exhibit “C”       List
of Contracts

 

Exhibit “D”       Form
of New Master Lease

 

Exhibit “E”       Form
of Deed

 

Exhibit “F”       Form
of Bill of Sale

 

Exhibit “G”       Form
of Assignment and Assumption of Leases, Contracts and Security Deposits

 

Exhibit “H”       Form
of Assignment of Intangible Property

 

Exhibit “I”         Intentionally
Deleted

 

Exhibit “J”        Form
of Non-Foreign Affidavit

 

Exhibit “K”       Form
of Certificate of Representations and Warranties

 

Exhibit “L”       Property
Information

 

Exhibit “M”      Post-Closing
Escrow Agreement

 

Exhibit “N”       Form
of Tenant Estoppel Certificate

 

Exhibit “O”       Form
of Subordination, Non-Disturbance and Attornment Agreement

 

     

     

    

 

EXHIBIT A

 

Description of the Land

 

    	 	Exhibit A-1	 

     

    

 

EXHIBIT B

 

List of Leases

 

		1.	Amended and Restated Building Lease dated as of September 1, 2014, by and between Cruse-Two,
L.L.C., an Oklahoma limited liability company, as landlord, and Oklahoma Center for Orthopedic & Multi-Specialty Surgery, LLC,
an Oklahoma limited liability company

 

		2.	Lease Agreement dated as of August 28, 2006, by and between TC Concord Place I, Inc., a Delaware
corporation (“TC Concord”), as landlord, and Specialists Surgery Center, L.L.C., an Oklahoma limited liability
company (“SSC”), as tenant; as amended by a First Amendment to Lease Agreement dated as of November 12, 2007,
by and between TC Concord, as landlord, and SSC, as tenant; as assigned to and assumed by Cruse-Six, L.L.C., an Oklahoma limited
liability company (“Cruse-Six”) pursuant to an Assignment and Assumption of Lease dated as of July 14, 2008
by and between TC Concord, as assignor, and Cruse-Six, as assignee; as assigned by operation of law to Oklahoma Center for Orthopaedic
& Multi-Specialty Surgery, LLC, an Oklahoma limited liability company (“OCOM”) as a result of the merger
of SSC with and into OCOM effective as of July 1, 2009.

 

    	 	Exhibit B-1	 

     

    

 

EXHIBIT C

 

List of Contracts

 

NONE

 

    	 	Exhibit C-1	 

     

    

 

EXHIBIT D

 

FORM OF NEW MASTER LEASE

 

[See attached]

 

    	 	Exhibit D-1	 

     

    

 

EXHIBIT “E”

 

FORM OF DEED

	After recording, return to:	 
	 	 
	 	 
	 	 

 

SPECIAL WARRANTY DEED

 

[___________________________]
(“Grantor”), for valuable consideration, the receipt of which is acknowledged, does hereby grant, bargain, sell,
and convey unto [____________________________________] (“Grantee”), whose mailing address is [_____________________________],the
real estate described on Exhibit A, together with all the improvements and appurtenances (the “Property”), and
warrants the title to the Property to be free, clear, and discharged of and from all former grants, claims, charges, taxes, judgments,
mortgages, and other liens or encumbrances of any nature granted by, through, or under Grantor, but not otherwise, and further
subject to, and excepting and excluding from such warranty, all interests in oil, gas, casinghead gas, distillate, coal, metallic
ores, and other minerals therein, thereon, or thereunder previously reserved or conveyed, and those matters set forth on Exhibit
B.

 

To have and to hold
the Property unto Grantee, and Grantee’s successors and assigns forever.

 

Executed as
of the ____ day of ___________________, 2017.

 

	 	[____________________________]
	 	 	 	 
	 	By:	 
	 	 	Name:	 
	 	 	Title:	 

 

	STATE OF OKLAHOMA	)	 
	 	)	ss:
	COUNTY OF OKLAHOMA	)	 

 

This instrument was
acknowledged before me on __________________, 2017, by __________________________, as Manager of ______________________, an Oklahoma
limited liability company.

 

	(Seal)	 
	 	Notary Public

	 	My Commission Expires:	 

	 	Commission #	 

 

ATTACH:

Exhibit A         Real Property Description

Exhibit B          Permitted Exceptions

 

    	 	Exhibit E-1	 

     

    

 

EXHIBIT “F”

 

FORM OF BILL OF SALE

 

[____________________
LLC, an Oklahoma limited liability company (“Seller”), for good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, hereby grants, bargains, sells, transfers and delivers to [________________], a [______________]
(“Buyer”), effective as of __________________, 2017 (the “Conveyance Date”), all of the fixtures,
equipment, furniture, furnishings, appliances, supplies and other personal property of every nature and description attached or
pertaining to, or otherwise used in connection with the real property described on Exhibit A (the “Real Property”)
attached hereto and located within the Real Property (collectively, the “Personal Property”), but specifically
excluding from the Personal Property any accounting software or related items, all property leased by Seller or owned by tenants
or others, if any, to have and to hold the Personal Property unto Buyer, its successors and assigns, forever.

 

Seller grants, bargains,
sells, transfers and delivers the Personal Property in its “AS IS” condition, WITH ALL FAULTS, IF ANY, and makes no
representations or warranties, direct or indirect, oral or written, express or implied, as to title, encumbrances and liens, merchantability,
condition or fitness for a particular purpose or any other warranty of any kind, all of which representations and warranties are
expressly hereby disclaimed and denied.

 

[Include in Cruse-Two
Bill of Sale: Buyer, as master landlord, and Seller, as master tenant, are parties to that certain Master Lease Agreement dated
as of _____________________ ____, 2017 (the “Master Lease”), wherein Buyer has leased the Real Property and the Personal
Property back to Seller for a period of time beginning on the Conveyance Date and ending on February 28, 2022, on the terms and
conditions set forth in the Master Lease.]

 

Capitalized terms used
and not otherwise defined herein shall have the meanings given to such terms in the Purchase Agreement.

 

[Signatures appear on following page]

 

    	 	Exhibit F-1	 

     

    

 

Signature Page to

Bill of Sale

 

Executed this ____
day of __________ 2017.

 

	SELLER:	 	,
	 	a	 	 
	 	 	 	 	 
	 	By:	 	 
	 	 	Name:	 	 
	 	 	Its:	 	 
	 	 	 	 	 
	BUYER:	 	,
	 	a	 	 
	 	 	 	 	 
	 	By:	 	 
	 	 	Name:	 	 
	 	 	Its:	 	 

 

ATTACH:

Exhibit A         Real Property Description

 

    	 	Exhibit F-2	 

     

    

 

EXHIBIT “G”

 

FORM OF ASSIGNMENT AND ASSUMPTION OF
LEASES, CONTRACTS AND SECURITY DEPOSITS

 

		DATE:	____________________, 20__

 

		ASSIGNOR:	_________________________, a ___________________

 

		ASSIGNEE:	_________________________, a ___________________

 

RECITALS:

 

WHEREAS, Assignor and
Assignee have entered into that certain Purchase and Sale Agreement dated as of _________________ __, 20__ (the “Purchase
Agreement”), wherein Assignor agreed to sell and Assignee agreed to buy certain real property described in Exhibit
A attached hereto and the improvements located thereon (the “Property”); and

 

[Include in Cruse-Two
Assignment: WHEREAS, Assignor and Assignee are parties to that certain Master Lease Agreement dated as of _____________________
____, 2017 (the “Master Lease”), wherein Assignee has leased the Property back to Assignor for a period of time beginning
on the Conveyance Date (as defined below) and ending on February 28, 2022, unless earlier terminated (such date, the “Master
Lease Termination Date”); and]

 

WHEREAS, [effective
as of the Master Lease Termination Date,] Assignee desires to assume and Assignor desires to assign to Assignee all of Assignor's
interest (i) as landlord, under the lease described in Exhibit B attached hereto and incorporated herein pertaining to the
Property, including any security deposits, letters of credit, advance rentals, or like payments held by Assignor in connection
with the lease, and all guaranties of such leases (collectively, the “Lease”), and (ii) as owner, under the
service contracts (the “Contracts”) described in Exhibit C attached hereto and incorporated herein pertaining
to the Property.

 

NOW, THEREFORE, for
good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Assignor and Assignee agree as follows:

 

1.           Assignment.
Assignor conveys and assigns to Assignee all of Assignor’s right, title and interest in and to the Leases and the Contracts,
together with the right to receive any and all sums and proceeds arising out of said Leases and Contracts, from and after [the
date of conveyance of the Property by Assignor to Assignee (the “Conveyance Date”)] [the Master Lease Termination
Date].

 

2.           Assumption.
Assignee assumes and agrees to be bound by all of Assignor’s liabilities and obligations pursuant to the Leases and the Contracts,
if any, and agrees to perform and observe all of the covenants and conditions contained in the Leases and the Contracts, from and
after the [Conveyance Date] [Master Lease Termination Date].

 

    	 	Exhibit G-1	 

     

    

 

3.           Indemnification.
Assignee covenants and agrees to indemnify and hold harmless Assignor for, from and against any actions, suits, proceedings or
claims, and all costs and expenses, including, without limitation, reasonable attorneys’ fees, incurred in connection therewith,
arising out of any breach of any of the Leases or the Contracts by Assignee to the extent occurring from and after the [Conveyance
Date] [Master Lease Termination Date]. Assignor covenants and agrees to indemnify and hold harmless Assignee for, from and against
any actions, suits, proceedings or claims, and all costs and expenses, including, without limitation, reasonable attorneys’
fees, incurred in connection therewith, arising out of any breach of any of the Leases or the Contracts by Assignor to the extent
occurring prior to the [Conveyance Date] [Master Lease Termination Date].

 

4.           Binding Effect.
This Assignment shall inure to the benefit of and shall be binding upon the parties hereto and their respective successors and
assigns.

 

5.           Construction;
Definitions. This Assignment shall be construed according to Oklahoma law, without regard to its conflicts of laws principles.
Capitalized terms used and not otherwise defined herein shall have the meanings given to such terms in the Purchase Agreement.

 

6.           Counterparts.
This Assignment may be executed in counterparts, which taken together shall constitute one original instrument.

 

DATED as of the day and year first above
written.

 

[Signatures Appear on Following Page]

 

    	 	Exhibit G-2	 

     

    

 

Signature Page to

Assignment and Assumption of Leases,

Contracts and Security Deposits

 

	ASSIGNOR:	 	,
	 	a	 	 
	 	 	 	 	 
	 	By:	 	 
	 	 	Name:	 	 
	 	 	Its:	 	 
	 	 	 	 	 
	ASSIGNEE:	 	,
	 	a	 	 
	 	 	 	 	 
	 	By:	 	 
	 	 	Name:	 	 
	 	 	Its:	 	 

 

ATTACH:

 

Exhibit A - Property Description

Exhibit B - Lease

Exhibit B – Contracts

 

    	 	Exhibit G-3	 

     

    

 

EXHIBIT “H”

 

ASSIGNMENT OF INTANGIBLE PROPERTY

 

		DATE:	____________________, 20__

 

		ASSIGNOR:	_________________________, a ___________________

 

		ASSIGNEE:	_________________________, a ___________________

 

RECITALS:

 

A.          Assignor presently
owns the real property described in Exhibit A to this Assignment and the improvements and personal property located thereon (the
“Property”).

 

B.          Assignor and
Assignee have entered into that certain Purchase and Sale Agreement dated as of ______________, 2017 (the “Purchase Agreement”),
wherein Assignor agreed to sell and Assignee agreed to buy the Property.

 

C.          Assignor desires
to sell the Property to Assignee, and in connection therewith, Assignor desires to assign to Assignee and Assignee desires to acquire
Assignor’s interest, if any, in and to the following described rights, interests and property inuring to the benefit of Assignor
and relating to the Property.

 

D.          [Include in
Cruse-Two assignment: Assignor and Assignee are parties to that certain Master Lease Agreement dated as of _____________________
____, 2017 (the “Master Lease”), wherein Assignee has leased the Property back to Assignor for a period of time beginning
on the Conveyance Date (as defined below) and ending on February 28, 2022, unless earlier terminated (such date, the “Master
Lease Termination Date”).]

 

FOR VALUABLE CONSIDERATION,
the receipt and adequacy of which are hereby acknowledged, Assignor agrees as follows:

 

1.           Assignment.
Effective as of the [date of conveyance of the Property by Assignor to Assignee (the “Conveyance Date”)] [Master Lease
Termination Date], Assignor assigns, transfers, sets over, and conveys to Assignee, to the extent the same are assignable, all
of Assignor’s right, title, and interest, if any, in and to (i) any warranties and/or guaranties, express or implied, from
contractors, builders, manufacturers, and/or suppliers inuring to the benefit of Assignor and relating to the Property, (ii) any
licenses, permits and approvals relating to the Property, (iii) any service marks, logos and trade names, (iv) all plans, drawings
and specifications and (v) any development rights. [Include in Cruse-Two assignment: Assignee acknowledges and agrees that
it shall have no development rights with respect the Property from and after the date of conveyance of the Property by Assignor
to Assignee (the “Conveyance Date”); however, Assignee shall retain the right to use the items listed in subparagraphs
(i)-(iv) of this paragraph 1 in performance of its obligations under the Master Lease from the Conveyance Date until the Master
Lease Termination Date.]

 

    	 	Exhibit H-1	 

     

    

 

2.           Binding Effect.
This Assignment shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns.

 

3.           Construction;
Definitions. This Assignment shall be construed according to Oklahoma law, without regard to its conflicts of laws principles.
Capitalized terms used and not otherwise defined herein shall have the meanings given to such terms in the Purchase Agreement.

 

DATED as of the day
and year first above written.

 

[Signatures appear on following page]

 

    	 	Exhibit H-2	 

     

    

 

	ASSIGNOR:	 	,
	 	a	 	 
	 	 	 	 	 
	 	By:	 	 
	 	 	Name:	 	 
	 	 	Its:	 	 
	 	 	 	 	 
	ASSIGNEE:	 	,
	 	a	 	 
	 	 	 	 	 
	 	By:	 	 
	 	 	Name:	 	 
	 	 	Its:	 	 

 

ATTACH:

 

Exhibit A - Property Description

 

    	 	Exhibit H-3	 

     

    

 

EXHIBIT “I”

 

Intentionally Deleted

 

    	 	Exhibit I-1	 

     

    

 

EXHIBIT “J”

 

NON-FOREIGN AFFIDAVIT

 

Section 1445 of the
Internal Revenue Code provides that a transferee of a U.S. real property interest must withhold tax if the transferor is a foreign
person. To inform the transferee that withholding of tax is not required upon the disposition of a U.S. real property interest
by [____________________ LLC, a __________] limited liability company (“Seller”), the undersigned hereby certifies
the following:

 

1.           Seller is not
a foreign person, foreign corporation, foreign partnership, foreign trust, or foreign estate (as those terms are defined in the
Internal Revenue Code and Income Tax Regulations);

 

2.           Seller’s
U.S. taxpayer identification number is __________________; and

 

3.           Seller’s
address is ________________________________________________.

 

The undersigned understands
that this certification may be disclosed to the Internal Revenue Service by the transferee and that any false statement contained
herein could be punished by fine, imprisonment, or both. Under penalties of perjury, the undersigned declares that it has examined
this certification and to its knowledge and belief it is true, correct, and complete, and further declares that it has authority
to sign this document.

 

Date:     As of ______________,
2017

 

	 	 	,
	 	a	 	 
	 	 	 	 	 
	 	By:	 	 
	 	 	Name:	 	 
	 	 	Its:	 	 

 

    	 	Exhibit J-1	 

     

    

 

EXHIBIT “K”

 

FORM OF CERTIFICATE OF REPRESENTATIONS
AND WARRANTIES

 

[Letterhead of Party Giving Certificate
(Seller or Buyer)]

 

_______________________, 2017

 

[Name of Party Receiving Certificate (Seller
or Buyer)]

[Address of Party Receiving Certificate]

[City, State]

Ladies and Gentlemen:

 

The undersigned hereby
certifies that all of the representations and warranties made by it in Section ____ of the Purchase and Sale Agreement dated as
of __________________, 2017 (the “Purchase Agreement”) between the undersigned, as [insert Seller or Buyer],
and you, as [insert Seller or Buyer], are true and correct as of the date hereof in all material respects, except as follows: [insert
“none” or exceptions], which shall survive the date hereof for the period and subject to the limitations provided in
the Purchase Agreement, and thereafter shall be null and void. The undersigned further ratifies and confirms the continued applicability
of, and the understandings and agreements of the undersigned set forth in, such Section ____.

 

	 	Very truly yours,	 
	 	 	 
	 	 	,
	 	a	 	 
	 	 	 	 	 
	 	By:	 	 
	 	 	Name:	 	 
	 	 	Its:	 	 

 

    	 	Exhibit K-1	 

     

    

 

EXHIBIT “N”

 

FORM OF

 

TENANT ESTOPPEL CERTIFICATE

 

	From:	_____________________________________________
	 	_____________________________________________
	 	_____________________________________________
	 	(“Tenant”)
	 	 
	To:	_____________________________________________
	 	_____________________________________________
	 	_____________________________________________
	 	(“Buyer”)
	 	 
	 	_____________________________________________
	 	_____________________________________________
	 	(“Landlord”)
	 	 
	 	_____________________________________________
	 	_____________________________________________
	 	(“Buyer’s Lender”)
	 	 
	Lease:	Lease dated _____________, ______, between
	 	___________________________________________, a
	 	_____________________________________________,
	 	and ________________________________________, a
	 	_____________________________________________,
	 	as amended, modified or supplemented by __________
	 	________________________________ [list all amendments,
	 	addenda, letter agreements and the like] (as so amended,
	 	modified and supplemented, the “Lease”).
	 	 
	Premises:	Suite(s) ______, consisting of a total of ______________ rentable square feet, (the “Premises”) located in the building known as __________________, having an address of ___________, _______, _______(the “Building”).

 

Tenant hereby certifies
to Landlord and Buyer as follows:

 

1.           Tenant is the current Tenant under the Lease. The Lease
is in full force and effect and is the only lease, agreement or understanding between Landlord and Tenant affecting the Premises
and any rights to parking. The Lease has not been modified, altered or amended, except as follows: [commencement agreements, modifications,
assignments or amendments to the Lease and all letter agreements or, if none, state “None”.]

 

    	 	Exhibit N–1	 

     

    

 

2.           The initial term
of the Lease commenced on _________________, 20__, and the current term will expire on _________________________, _____. The Tenant
has an outstanding option to renew the Lease (which has not been waived or lapsed) for ________________________ (_____) additional
__________________ following the expiration date of the current term. Tenant has accepted and is presently occupying the Premises.

 

3.           The base rent
under the Lease is currently $______ per month. . Tenant has fully paid all rent and other sums payable under the Lease on or before
the date of this Certificate and Tenant has not paid any rent more than one month in advance.

 

4.           Tenant is not
in default under any of the provisions of the Lease, and no event has occurred and no circumstance exists which, with the passage
of time or the giving of notice by Landlord, or both, would constitute such a default.

 

5.           To Tenant’s
knowledge, Landlord is not in default under any of the provisions of the Lease, and no event has occurred and no circumstance exists
which, with the passage of time or the giving of notice by Tenant, or both, would constitute such a default.

 

6.           All construction
to be performed and the improvements to be installed by Landlord on the Premises as a condition to Tenant’s acceptance of
the Premises, if any, have been completed and fully accepted by Tenant. All amounts to be paid by Landlord to Tenant for work performed
by Tenant pursuant to any tenant improvement allowance have been paid in full. Any and all other leasing incentives, amounts which
the Lease expressly requires to be paid by Landlord to Tenant or amounts to be credited against Tenant rent due under the Lease
for any reason (exclusive of operating expense adjustments as may be applicable under the Lease) have been fully paid or credited
as applicable, and no such amounts remain outstanding or remain to be credited.

 

7.           As of the date
of this Certificate, Tenant has no defenses, offsets or credits against the payment of rent and other sums due or to become due
under the Lease or against the performance of any other of Tenant’s obligations under the Lease.

 

8.           Tenant has paid
to Landlord a security deposit in the amount of $ ___________ [alternatively: Landlord is holding a letter of credit to secure
Tenant’s obligation under the Lease is the amount of $______________]. [The obligations of Tenant are guaranteed by _________________,
in accordance with the terms of the guaranty dated _____________.]

 

9.           Tenant has not
subleased, assigned, pledged, hypothecated, or otherwise encumbered all or any portion of its interest in the Lease.

 

10.         Tenant has no
existing right of refusal, right of offer, or expansion rights, except _____________ (all other rights, if any, having been waived
or deemed waived). Tenant has no purchase option or other right to purchase the Premises or the Building.

 

11.         There are no
actions, voluntary or involuntary, pending against the Tenant under the bankruptcy laws of the United States or any state thereof.

 

    	 	Exhibit N–2	 

     

    

 

12.         Tenant understands
that this Certificate is required in connection with Buyer’s acquisition of the Building, and Tenant agrees that Landlord,
Buyer, Buyer’s Lender and their respective assigns (including any parties providing financing for the Building) will, and
shall be entitled to, rely on the truth of this Certificate. Tenant agrees that such parties will, and shall be entitled to, rely
on the representations in this Certificate as being true and correct and continuing to be made, unless Tenant notifies Landlord
and Buyer of a change in this Certificate prior to the closing.

 

13.         The party executing
this document on behalf of Tenant represents that he/she has been authorized to do so on behalf of Tenant.

 

EXECUTED on this _____
day of __________________, 2017.

 

	 	TENANT
	 	__________________________________,
	 	a ______________________

 

	 	By:	 
	 	 	Name:	 
	 	 	Title:	 

 

    	 	Exhibit N–3	 

     

    

 

EXHIBIT “O”

 

FORM OF

SUBORDINATION, NON-DISTURBANCE

AND ATTORNMENT AGREEMENT

(Master Lease)

 

THIS AGREEMENT made
this __ day of __________, 2017, by and among GMR OKLAHOMA CITY, LLC, a Delaware limited liability company (“Master
Lessor”) and CRUSE-TWO, L.L.C., an Oklahoma limited liability company (“Landlord”), and
OKLAHOMA CENTER FOR ORTHOPAEDIC & MULTI-SPECIALTY SURGERY, LLC, an Oklahoma limited liability company ( “Tenant”).

 

WITNESSETH:

 

WHEREAS, Landlord and
Tenant have entered into a certain Amended and Restated Building Lease Agreement dated as of September 1, 2014 (the “Lease”),
with respect to the premises (the “Property”) described in Exhibit “A” attached hereto and
by this reference made a part hereof (such leased premises, as more particularly described in the Lease, is herein referred to
as the “Premises”); and

 

WHEREAS, as of the
date hereof, the Lease is subject to that certain Medical Office Building Master Lease Agreement dated concurrently herewith
by and between Master Lessor and Landlord (the “Master Lease”), which Master Lease has an expiration date of
February 28, 2022.

 

NOW, THEREFORE, for
and in consideration of the mutual covenants herein contained, the sum of Ten Dollars ($10.00) and other good valuable considerations,
the receipt and sufficiency of which are hereby acknowledged, and notwithstanding anything in the Lease to the contrary, it is
hereby agreed as follows:

 

1.           Master Lessor,
Tenant and Landlord do hereby covenant and agree that the Lease with all rights, options, liens and charges created thereby, is
and shall continue to be subject and subordinate in all respects to the Master Lease and to any amendments and modifications thereof,
including any increases therein or supplements thereof.

 

2.           Master Lessor
does hereby agree with Tenant that, so long as Tenant complies with and performs its obligations under the Lease, (a) Master
Lessor will take no action which will interfere with or disturb the right of Tenant to the use, possession and enjoyment of the
Premises in accordance with the Lease, and (b) in the event that the Master Lease should terminate before the Lease, Master Lessor
shall recognize Tenant as the tenant of the Premises for the remainder of the term of the Lease in accordance with the provisions
thereof and the Lease shall continue in effect as a direct lease between Master Lessor, as landlord, and Tenant, as the tenant
of the Premises, provided, that Master Lessor shall not be liable for any act or omission of Landlord or any other prior
landlord, or subject to any offsets, counterclaims or defenses which Tenant might have against Landlord or any other prior landlord,
or required to construct any improvements which were required to be constructed by Landlord or any other prior landlord, nor shall
Master Lessor be bound by any rent or additional rent which Tenant might have paid for more than the current month to Landlord
or any other prior landlord or be liable for the return of any security deposit theretofore paid by Tenant, nor shall Master Lessor
be bound by any amendment or modification of the Lease made without Master Lessor’s consent.

 

    	 	Exhibit O – Page 1 	 

     

    

 

3.           Tenant does hereby
agree with Master Lessor that in the event that the Master Lease should terminate before the Lease, then the Lease shall continue
in effect as a direct lease between Master Lessor, as landlord, and Tenant, as the tenant of the Premises, and Tenant shall attorn
to and recognize Master Lessor as the landlord under the Lease for the remainder of the term thereof, and Tenant shall perform
and observe its obligations thereunder. Tenant further covenants and agrees to execute and deliver upon request of Master Lessor,
or its assigns, an appropriate agreement of attornment to any subsequent titleholder of the Premises.

 

4.           This
Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, legal representatives,
successors, successors-in-title
and assigns.
When used herein, the term “landlord” refers to Landlord and to any successor to the interest of Landlord under the
Lease.

 

5.           The certifications
and agreements contained herein are made by Tenant with the knowledge that the Master Lessor would not enter into the Master Lease
except in reliance upon such certifications and agreements by Tenant.

 

6.           As between Landlord
and Tenant, Landlord and Tenant covenant and agree that nothing herein contained nor anything done pursuant to the provisions hereof
shall be deemed or construed to modify the Lease.

 

[Remainder of page intentionally blank]

 

    	 	Exhibit O – Page 2 	 

     

    

 

Signature page to

Subordination, Non-Disturbance and

Attornment Agreement

 

IN WITNESS WHEREOF,
the parties hereto have executed this Agreement under seal, as of the date first above written.

 

	 	MASTER LESSOR:
	 	 
	 	GMR OKLAHOMA CITY, LLC,
	 	a Delaware limited liability company
	 	 	 	 	 	 	 
	 	 	By:	
        Global Medical REIT, LP,

	 	 	
        a Maryland limited partnership

	 	 	 	 	 	 	 
	 	 	 	By:	
        Global Medical REIT Inc.,

	 	 	 	 	
        a Maryland corporation

	 	 	 	 	 	 	 
	 	 	 	 	By:	 
	 	 	 	 	 	
        Name:
	 
	 	 	 	 	 	Its:	
        Authorized Signatory

 

	 	LANDLORD:
	 	 
	 	
        CRUSE-TWO, L.L.C.,

	 	an Oklahoma limited liability company
	 	 	 	 
	 	By:	 
	 	 	Name:	 
	 	 	Title:	 
	 	 	 	 
	 	TENANT:
	 	
        OKLAHOMA CENTER FOR ORTHOPAEDIC & MULTI-SPECIALTY
SURGERY, LLC,

	 	
        an Oklahoma limited liability company

	 	 	 	 
	 	By:	 
	 	 	Name:	 
	 	 	Title:	 

 

    	 	Exhibit O – Page 3Exhibit 10.4

 

MASTER LEASE AGREEMENT

 

(OCOM Hospital and OCOM Physical
Therapy)

 

by and between

 

GMR OKLAHOMA CITY, LLC,

a Delaware limited liability company,

as Landlord

 

and

 

CRUSE-TWO, L.L.C.,

an Oklahoma limited liability company,

as Tenant

 

dated as of

 

__________________, 2017

 

8100 South Walker Avenue, Buildings
B and C

Oklahoma City, Oklahoma 73139

 

     

     

    

 

TABLE OF CONTENTS

 

	Section	 	Page
	 	 
	Article I. LEASE DEFINITIONS AND SUMMARY	1
	 	 
	Article II. PREMISES	2
	2.1	The Premises	2
	2.2	Landlord Reservation of Rights	3
	2.3	OCOM Sublease	3
	2.4	Parking	4
	 	 
	Article III. TERM AND COMMENCEMENT DATE	5
	3.1	Term	5
	3.2	Possession	5
	 	 
	Article IV. RENT	5
	4.1	Minimum Monthly Rent	5
	4.2	Proration	6
	4.3	Additional Rent	6
	4.4	Operating Expenses; Property Taxes; Insurance	6
	4.5	Excise and Personal Property Taxes	6
	4.6	Late Charges and Interest	7
	4.7	Standby Letter of Credit	7
	4.8	Time and Place of Payment	8
	4.9	Triple Net Lease – Intent	8
	4.10	Rent Coverage Ratio Requirement	8
	4.11	Reporting Requirement	8
	 	 
	Article V. LEASEHOLD IMPROVEMENTS	8
	5.1	Construction Obligations	8
	5.2	Landlord’s Property	8
	 	 
	Article VI. USE RESTRICTIONS	8
	6.1	Permitted Use	8
	6.2	Obligations and Restrictions	8
	 	 
	Article VII. UTILITIES AND JANITORIAL SERVICES	9
	7.1	Utilities Services	9
	7.2	Interruption	9
	7.3	Tenant’s Utility Consumption	10
	 	 
	Article VIII. CONDITION OF PREMISES	10
	8.1	Tenant’s Acceptance	10
	8.2	Assumption of Risk	10
	8.3	Quiet Enjoyment	10
	 	 
	Article IX. MAINTENANCE, REPAIRS, ALTERATIONS, TRADE FIXTURES	10
	9.1	Tenant’s Responsibilities	10
	9.2	Landlord’s Responsibilities	11
	9.3	Alterations	11

 

    		i	 

     

    

 

	9.4	Trade Fixtures and Equipment	11
	9.5	Liens	11
	9.6	Compliance with Laws	11
	 	 
	Article X. ENTRY AND INSPECTION BY LANDLORD	12
	10.1	Entry	12
	 	 	 
	Article XI. SIGNS	12
	11.1	Signs	12
	 	 
	Article XII. INDEMNIFICATION	12
	12.1	Indemnity	12
	 	 
	Article XIII. INSURANCE	13
	13.1	Insurance Required	13
	13.2	No Increase	13
	13.3	Waiver of Subrogation	13
	13.4	Exemption of Landlord from Liability	13
	 	 
	Article XIV. FIRE OR OTHER CASUALTY	13
	14.1	Damage; Repair	13
	14.2	Abatement	14
	14.3	Waiver	14
	 	 
	Article XV. ENCUMBRANCES	14
	15.1	Landlord’s Consent Required	14
	 	 
	Article XVI. CONDEMNATION	14
	16.1	Condemnation	14
	16.2	Termination	14
	16.3	Award	14
	 	 
	Article XVII. SUBLEASE, TRANSFER OR ASSIGNMENT	15
	17.1	Landlord’s Consent Required	15
	17.2	Notice of Sublease, Transfer or Assignment	16
	17.3	Rent	17
	17.4	Documentation	17
	17.5	No Termination of OCOM Sublease	17
	17.6	Definition of Sublease, Transfer or Assignment	17
	17.7	REIT Protection	17
	17.8	Additional Terms and Conditions Applicable to Subletting	18
	17.9	Assignment by Landlord	18
	 	 
	Article XVIII. SUBORDINATION/ATTORNMENT	18
	18.1	Subordination	18
	18.2	Modification Upon Refinance	19
	18.3	Foreclosure Sale	19
	18.4	Self-Operative	19
	18.5	Cooperation	19
	 	 
	Article XIX. DEFAULT AND REMEDIES	19
	19.1	Default	19

 

    		ii	 

     

    

  

	19.2	Remedies	20
	 	 
	Article XX. SECURITY MEASURES	22
	20.1	Security Measures	22
	 	 
	Article XXI. MISCELLANEOUS	22
	21.1	Estoppel Certificates	22
	21.2	Interest Rate	22
	21.3	Default by Landlord; Liability of Landlord	22
	21.4	Binding Effect	23
	21.5	No Venture/Partnership	23
	21.6	Choice of Law and Venue	23
	21.7	Notices	23
	21.8	Construction	23
	21.9	Attorneys’ Fees	23
	21.10	Waiver	24
	21.11	Integration; Amendments	24
	21.12	Severability	24
	21.13	Brokerage	24
	21.14	Force Majeure	25
	21.15	Holding Over	25
	21.16	No Recordation	25
	21.17	Time is of the Essence	25
	21.18	Waiver of Jury Trial	25
	21.19	Authorization	26
	21.20	ADA	26
	21.21	Counterparts	26
	21.22	Tenant’s Representations and Warranties	26
	21.23	Multiple Parties	26
	21.24	Covenants and Conditions	26
	21.25	Survival	26
	21.26	Assignment of Rents	26
	21.27	Business Day	27
	21.28	Guarantor	27
	21.29	Reservations	27
	21.30	Waiver of Right of Redemption	27
	21.31	Matters of Record	27

 

	EXHIBIT A	– 	DEPICTION OF PREMISES
	 	 	 
	EXHIBIT B	–	ASSESSMENT REPORT
	 	 	 
	EXHIBIT C	–	RENT DIRECTION LETTER
	 	 	 
	SCHEDULES:	 	 
	 	 	 
	SCHEDULE 4.8	 	PAYMENT ACCOUNT

 

    		iii	 

     

    

 

Article
I.

LEASE DEFINITIONS AND SUMMARY

 

	(a)  Landlord:	 	GMR OKLAHOMA CITY, LLC, a Delaware limited liability company 
	 	 	 
	(b)  Tenant:	 	Cruse-Two, L.L.C., an Oklahoma limited liability company 
	 	 	 
	(c)   Building:	 	
        OCOM Hospital: Building C, 8100 South Walker
        Avenue, Oklahoma City, Oklahoma 73139, and

         

        OCOM Physical Therapy: Building B, 8100
        South Walker Avenue, Oklahoma City, Oklahoma 73139

	 	 	 
	(d)  Premises:	 	
        Approximately 71,912 rentable square feet,
        as depicted on Exhibit “A”

        

	 	 	 
	(e)  Term:	 	
        Five (5) years and ___ (__) months.

         

        There shall be no renewal options

	 	 	 
	(f)   Commencement Date:	 	____________________, 2017
	 	 	 
	(g)   Expiration Date:	 	February 28, 2022
	 	 	 
	(h)  Minimum Monthly Rent:	 	OCOM Rent (to be paid directly by Subtenant):

 

	 	 	________, 2017-February 28, 2017	$190,083.95 per month
	 	 	March 1, 2017-July 31, 2017	$191,240.31 per month
	 	 	August 1, 2017-August 31, 2017	$191,734.49 per month
	 	 	September 1, 2017-February 28, 2018	$192,729.27 per month
	 	 	March 1, 2018-February 28, 2019	$195,415.93 per month
	 	 	March 1, 2019-July 31, 2019	$196,595.54 per month
	 	 	August 1, 2019-August 31, 2019	$197,109.68 per month
	 	 	September 1, 2019-February 28, 2020	$198,144.65 per month
	 	 	March 1, 2020-July 31, 2020	$199,336.05 per month
	 	 	August 1, 2020-August 31, 2020	$199,860.47 per month
	 	 	September 1, 2020-February 28, 2021	$200,916.14 per month
	 	 	March 1, 2021-July 31, 2021	$202,199.46 per month
	 	 	August 1, 2021-August 31, 2021	$202,654.37 per month
	 	 	September 1, 2021-February 28, 2022	$203,731.16 per month
	 	 	 	 
	 	 	Additional Minimum Monthly Rent (to be paid by Tenant):
	 	 	 	 
	 	 	________, 2017-February 28, 2018	$69,550  per month
	 	 	March 1, 2018-February 28, 2019	$70,537  per month
	 	 	March 1, 2019-February 29, 2020	$71,540  per month
	 	 	March 1, 2020-February 28, 2021	$72,559 per month
	 	 	March 1, 2021-February 28, 2022	$73,594 per month

 

    	 	1	 

     

    

 

	(i)   Security
Deposit:	 	None
	 	 	 
	(j)   Tenant’s address for notice:	 	
         

        8100 S. Walker

        Oklahoma City, Oklahoma 73139

        Attention:       Anthony
        L. Cruse

	 	 	 
	(k)   Landlord’s
address for notice:	 	
         

        Global Medical REIT, Inc.

        4800 Montgomery Lane, Suite 450

        Bethesda, Maryland 20814

        Attention:       Alfonzo
        Leon

         

        or at such other place as Landlord may
        hereafter designate in writing.

	 	 	 
	(l)   Guarantor:	 	None 
	 	 	 
	(m)  Broker(s):	 	
        Tenant’s Broker: None

         

        Landlord’s Broker: None

	 	 	 
	(n)  Use:	 	Short-stay hospital, rehabilitation, wellness or alternative care services, other healthcare services, ancillary services and related services including, without limitation, physician offices, administrative offices and pharmacies
	 	 	 
	(o)  Parking:	 	All surface parking spaces at the Premises
	 	 	 
	(p)  Subtenant	 	
        Oklahoma Center for Orthopedic
& Multi-Specialty Surgery, LLC, an Oklahoma limited liability company

        

	 	 	 
	(q)  OCOM Sublease	 	Amended and Restated Building Lease dated as of September 1, 2014 by and between Tenant, as “Landlord” and Subtenant, as “Tenant”

 

Article
II.

PREMISES

 

2.1           The
Premises.   Landlord hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord, for the Term
and upon the agreements, terms and conditions of this Lease. The Premises is depicted on Exhibit “A,”
which is attached hereto and incorporated herein by this reference. The Premises has the address and contains the square footage
specified in Article I above; provided, however, that any statement of square footage set forth in this Lease, or
that may have been used in calculating any of the economic terms hereof, is an approximation which Landlord and Tenant agree is
reasonable, no economic terms based thereon shall be subject to revision whether or not the actual square footage is more or less.

 

The Premises shall be
leased by Tenant in “As Is,” “Where Is” and “With all Faults” condition and without any representation,
express or implied warranty of any kind or nature as to the condition, use or occupancy which may be made thereof and without any
improvements or alterations by Landlord. Prior to the Commencement Date, Landlord caused a property condition assessment to be
performed by a professional commercial property inspector for the Premises (the “Assessment Report”),
which sets forth the results of such assessment and the inspector’s recommended repairs and maintenance to the Premises,
if any. A copy of the Assessment Report, which has been accepted by Landlord and Tenant, is attached as Exhibit “B”
to this Lease. Landlord and Tenant acknowledge that the Assessment Report serves as conclusive evidence of the condition of the
Premises as of the Commencement Date of this Lease.

 

    	 	2	 

     

    

 

No rights to any view
or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If
at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed, the same shall be
without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease.

 

Tenant hereby waives
and disclaims any objection to, cause of action based upon, or claim that its obligations hereunder should be reduced or limited
because of the condition of the Premises, the Building or the Project or the suitability of same for Tenant’s purposes. Furthermore,
Tenant expressly warrants and represents that Tenant has relied solely on its own investigation and inspection of the Premises,
the Building and the Project in its decision to enter into this Lease and let the Premises, and the continuing possession of the
Premises by Tenant conclusively establishes that the Premises, the Building and the Project were in good and satisfactory condition
for the use intended by Tenant as of the Commencement Date.

 

2.2           Landlord
Reservation of Rights.   Landlord shall have no obligation, but hereby reserves the right, from time to time to install,
use, maintain, repair, relocate and replace pipes, ducts, conduits, wires, and appurtenant meters and equipment for service to
the Premises or to other parts of the Building which are above the ceiling surfaces, below the floor surfaces, within the walls
and in the central core areas of the Building which are located within the Premises or located elsewhere in the Building. In connection
with any of the foregoing activities of Landlord, Landlord shall use reasonable efforts while conducting such activities to minimize
any interference with Tenant’s use of the Premises.

 

2.3           OCOM
Sublease.   The parties hereto acknowledge and agree that the OCOM Sublease is an absolute Triple Net Lease
and that Tenant, as “Landlord” thereunder, contemplates that Subtenant is responsible thereunder for property taxes,
insurance, and utilities, and furnishing all trade fixtures, equipment, furnishings, and expendables required by Subtenant in
connection with its business and occupancy of the Premises as well as for all maintenance, cleaning, repairs, renovations, retrofitting,
replacement and preservation of the Premises which are required to maintain the Premises in same order, condition and repair as
of the Possession Date  (the “Possession Date Condition”), as confirmed by the Assessment Report
attached as Exhibit “B” to this Lease. Accordingly, notwithstanding anything herein to the contrary, the
parties intend to the fullest extent possible that (a) such obligations shall be the obligations of Subtenant, and not the obligations
of Tenant, (b) to the extent any such obligations are imposed on Tenant under this Lease, such obligations shall be coextensive
with (and shall not exceed) Subtenant’s obligations under the OCOM Sublease, and Subtenant’s performance of such obligations
under the OCOM Sublease shall satisfy Tenant’s obligations under this Lease, and (c) if Subtenant fails to perform such
obligations under the OCOM Sublease, such failure shall not constitute a default by Tenant under this Lease and Landlord’s
remedy shall be to reasonably direct Tenant to exercise on behalf of Landlord the rights and remedies to which Tenant, as “Landlord,”
is entitled under the OCOM Sublease as provided in this Section; provided, that in clarification of the foregoing, (i)
nothing in this Lease is intended to limit or excuse Subtenant from performing any obligations under the OCOM Sublease, and (ii)
Subtenant’s failure to perform any obligations under the OCOM Sublease shall not excuse Tenant from its obligations to pay
Additional Monthly Minimum Rent under this Lease.

 

Promptly upon becoming
aware of facts or circumstances arising due to a noncompliance with the OCOM Sublease by Subtenant (a “Subtenant Default”),
each of Landlord and Tenant shall promptly provide written notice to the other party of the Subtenant Default. Tenant, as sublandlord
under the OCOM Sublease, shall take such action in response to a Subtenant Default as reasonably directed by Landlord; provided
however, Landlord and Tenant shall reasonably cooperate with one another in coordinating the response to a Subtenant Default. Landlord
and Tenant acknowledge and agree that Landlord shall have the right to reasonably direct the exercise of rights and performance
of obligations of Tenant as sublandlord under the OCOM Sublease; provided however, Landlord shall indemnify, defend, and hold Tenant
harmless from and against any liabilities incurred by Tenant arising, whether directly or indirectly, from Tenant taking action
or inaction as sublandlord under the OCOM Sublease to the extent directed by Landlord in accordance with this Section.

 

    	 	3	 

     

    

 

2.4           Parking

 

(a)          Parking
Rights.   Provided that Tenant shall not then be in Default under the terms and conditions of the Lease, Tenant shall have
a license to use for the parking of standard size passenger automobiles, pick-up trucks, vans and sport utility vehicles all surface
parking spaces at the Premises, including the number of non-exclusive and undesignated parking spaces, if any, set forth in the
Basic Lease Information in the Parking Areas; provided, however, that Landlord shall not be required to enforce Tenant’s
right to use such parking spaces; and, provided further, that the number of parking spaces allocated to Tenant hereunder shall
be reduced on a proportionate basis in the event any of the parking spaces in the Parking Areas are taken or otherwise eliminated
as a result of any Condemnation (as hereinafter defined) or casualty event affecting such Parking Areas or any modifications made
by Landlord to such Parking Areas. All unreserved spaces will be on a first-come, first-served basis in common with other tenants
of and visitors, clients and/or customers (collectively, “Visitors”) to the Building in parking spaces
provided by Landlord from time to time in the Parking Areas. In the event Tenant is granted the use of exclusive and designated
parking spaces, as indicated in the Basic Lease Information, then such spaces shall be located in the area(s) designated by Landlord
from time to time.

 

(b)          Indemnification;
Waiver.   The license granted hereunder is for self-service parking only and does not include additional rights or services.
Neither Landlord nor its Agents shall be liable for: (i) loss or damage to any vehicle or other personal property parked or located
upon or within such parking spaces or any Parking Areas whether pursuant to this license or otherwise and whether caused by fire,
theft, explosion, strikes, riots or any other cause whatsoever; or (ii) injury to or death of any person in, on, about or around
such parking spaces or any Parking Areas or any vehicles parking therein or in proximity thereto whether caused by fire, theft,
assault, explosion, riot or any other cause whatsoever, and Tenant hereby waives any claim for or in respect to the above and against
all Claims arising out of loss or damage to property or injury to or death of persons, or both, relating to any of the foregoing,
and Tenant hereby agrees to indemnify, defend and hold Landlord harmless from and against all Claims which Landlord may incur in
connection with or arising out of Tenant’s or its Visitors’ use of the Parking Areas pursuant to this Lease. Tenant
shall not assign any of its rights hereunder and in the event an attempted assignment is made, it shall be void.

 

(c)          Governmental
Fees.   In the event any tax, surcharge or regulatory fee is at any time imposed by any governmental authority upon or with
respect to parking or vehicles parking in the parking spaces referred to herein, Tenant shall cause Subtenant to pay such tax,
surcharge or regulatory fee as Additional Rent under this Lease, such payments to be made in advance and from time to time as required
by Landlord (except that they shall be paid monthly with Additional Minimum Monthly Rent payments if permitted by such governmental
authority).

 

(d)          Risk;
No Bailment.   All motor vehicles (including all contents thereof) shall be parked in the spaces at the sole risk of Tenant,
its employees, agents, invitees and licensees, it being expressly agreed and understood that Landlord has no duty to insure any
of said motor vehicles (including the contents thereof), and that Landlord is not responsible for the protection and security of
such vehicles. Landlord shall have no liability whatsoever for any property damage or personal injury which might occur as a result
of or in connection with the parking and use of motor vehicles in any of the parking spaces, and Tenant hereby agrees to defend
Landlord and reimburse Landlord for any and all costs, claims, expenses, or causes of action which Landlord may incur in connection
with or arising out of Tenant’s use of the parking spaces pursuant to this Lease. It is further agreed that this Article
shall not be deemed to create a bailment between the parties hereto, it being expressly agreed and understood that the only relationship
created between Landlord and Tenant hereby with respect to the parking spaces is that of licensor and licensee, respectively.

 

    	 	4	 

     

    

 

Article
III.

TERM AND COMMENCEMENT DATE

 

3.1           Term.   The term of this Lease (the “Term”) shall commence on the Commencement Date as set forth in Article
I of this Lease (the “Commencement Date”) and shall terminate on the Expiration Date as set forth
in Article I of this Lease (the “Expiration Date”), unless terminated earlier as provided in this
Lease. Upon the Expiration Date of this Lease, or upon Tenant’s payment in full of all monetary obligations under this Lease,
(1) this Lease shall terminate, and (2) Tenant shall assign, and Landlord shall assume, Tenant’s interest as “Landlord”
under the OCOM Sublease, which shall thereafter continue in effect pursuant to its terms and conditions. If the OCOM Sublease terminates
prior to the Expiration Date, this Lease also shall terminate; provided, however, Tenant shall be obligated to pay to Landlord
as scheduled all remaining Additional Minimum Monthly Rent that would have been due and payable to Landlord through the Expiration
Date of this Lease.

 

3.2           Possession
  This Lease is being entered into concurrently with the closing of a purchase and sale transaction pursuant
to which Landlord acquired the fee interest in the Premises from Tenant (the “Closing”). Accordingly,
Tenant acknowledges that Tenant has been in possession of the Premises prior to the Commencement Date.

 

Article
IV.

RENT

 

4.1           Minimum
Monthly Rent.

 

(a)          OCOM
Rent.   The OCOM Rent portion of the Minimum Monthly Rent will be payable from the Base Rent to be paid by the Subtenant
under the OCOM Sublease, which Subtenant will pay directly to Landlord pursuant to a rent direction letter in the form attached
as Exhibit “C” to this Lease (the “Rent Direction Letter”). If Subtenant defaults
in its obligation to pay the OCOM Rent to Landlord in accordance with the Rent Direction Letter, Tenant, as sublandlord under the
OCOM Sublease, shall take such action in response to such Subtenant Default as reasonably directed by Landlord in accordance with
Section 2.3 of this Lease.

 

(b)          Additional
Minimum Monthly Rent.   Tenant covenants and agrees to pay to Landlord in lawful money of the United States of America without
setoff, offset, deduction, prior notice, or demand, in advance on the first (1st) day of each calendar month beginning with the
Commencement Date, Additional Minimum Monthly Rent, plus applicable city and state taxes. The obligation of Tenant to pay Additional
Minimum Monthly Rent shall be independent of every other obligation contained in this Lease and shall be independent of any amounts
paid by any subtenant, licensee or any other party in possession of the Premises under the OCOM Sublease or any other sublease,
license agreement or otherwise, and Tenant shall not be entitled to an offset against Additional Minimum Monthly Rent for any amounts
due or to become due from Landlord. Notwithstanding any practice of Landlord from time to time of issuing to Tenant courtesy statements
setting forth Additional Minimum Monthly Rent due, Tenant’s obligation to pay Additional Minimum Monthly Rent by its due
date shall not be conditioned on Tenant’s receipt of any such statement. Landlord’s acceptance of less than the correct
amount of Additional Minimum Monthly Rent shall be considered a payment on account of the earliest Additional Minimum Monthly Rent
due. No payment by Tenant or receipt by Landlord of a lesser amount than the Additional Minimum Monthly Rent then due shall be
deemed to be other than on account of the Additional Minimum Monthly Rent, nor shall any endorsement or statement on any check
or any letter accompanying any check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment
without prejudice to Landlord’s right to recover the balance of such Additional Minimum Monthly Rent or pursue any other
remedy provided in this Lease. In addition, Tenant shall pay and be liable for all rental, sales and use taxes or other similar
taxes, if any, levied or imposed on Additional Minimum Monthly Rent or Additional Rent by any city, county, state or other governmental
authority, which payments shall be in addition to all other payments required to be paid to Landlord by Tenant under the terms
of this Lease and shall be paid to Landlord concurrently with the payment of Additional Minimum Monthly Rent or Additional Rent
upon which such tax is based. Tenant may prepay Additional Minimum Monthly Rent in whole or in part at any time, and from time
to time during the term of this Lease, without any prepayment premium or penalty.

 

    	 	5	 

     

    

 

4.2           Proration.   If the Commencement Date is other than the first (1st) day of a month, Additional Minimum Monthly Rent for that month will be prorated
on a per diem basis and will be payable on the Commencement Date for the initial partial month, and the Expiration Date will be
extended by the remainder of any partial calendar month in which the Commencement Date occurs.

 

4.3           Additional
Rent.   All payments other than Additional Minimum Monthly Rent required of Tenant under this Lease shall constitute additional
rent (“Additional Rent”) due and payable within ten (10) days of written demand. “Rent”
shall mean all monetary obligations of Tenant under this Lease.

 

4.4           Operating
Expenses; Property Taxes; Insurance

 

(a)          Operating
Expenses.   Except as expressly set forth in this Lease, Tenant shall cause Subtenant to pay all costs of operation, management,
maintenance, repair and replacement of the Building, the Premises, parking areas, real property, and improvements of which the
Premises are a part.

 

(b)          Taxes.   Tenant shall cause Subtenant to pay all property taxes and directly as and when due and payable to the applicable taxing authority.

 

Landlord agrees to
submit tax bills for the Premises to Tenant within at least thirty (30) days prior to the date the taxes on such tax bills are
required to be paid to the taxing authority, and Tenant shall cause Subtenant to pay such taxes directly to the taxing authority
prior to the date such taxes are due without penalties or fees. At the time Tenant (or Subtenant) pays such taxes, Tenant shall
concurrently provide (or cause Subtenant to provide) Landlord with reasonable evidence of such payment.

 

(c)          Insurance.   Tenant will carry and maintain, at Tenant’s expense, or shall cause Subtenant to carry and maintain, insurance in the types
and amounts specified in Article 6 of the OCOM Sublease or such other industry standard amounts as Landlord may from time to time
reasonably request, with insurance companies and on forms reasonably satisfactory to Landlord or which are otherwise industry standard.

 

4.5           Excise
and Personal Property Taxes.   Each month, with the payment of Additional Minimum Monthly Rent, Tenant shall pay to Landlord
as Additional Rent the amount of any transaction privilege, sales, use, gross proceeds, occupancy, rental or other excise tax or
assessment whatsoever then due on account of (or measured by) any amounts payable under this Lease by Tenant (or the receipts thereof
by Landlord). If an audit by any taxing authority should at any time result in an assessment of additional taxes with respect to
the foregoing, Tenant shall pay the amount of such taxes to Landlord within ten (10) days of written demand. This obligation shall
survive the expiration (or earlier termination) of the Lease and shall be enforceable by Landlord as a debt thereafter. Tenant
shall also report and pay directly to the applicable governmental authority all transaction privilege, sales, excise, employment
and personal property taxes assessed against or imposed upon any improvements, alterations, personal property or trade fixtures
of Tenant contained in, located about or used in connection with the Premises, and with respect to any sales, service, professional
or other business activities conducted by Tenant on the Premises (collectively “Tenant’s Taxes”).
Upon receipt of written request from Landlord, Tenant shall furnish for Landlord’s inspection, within thirty (30) days, official
receipts of the appropriate taxing authority or other proof satisfactory to Landlord evidencing payment of Tenant’s Taxes.

 

    	 	6	 

     

    

 

4.6           Late
Charges and Interest.   Tenant hereby acknowledges that late payment by Tenant to Landlord of Rent and other sums due hereunder
will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain.
Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Landlord
by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any installment of Additional Minimum
Monthly Rent or other payment required of Tenant hereunder is not paid within five (5) days following the date due, Landlord may,
at its option, charge Tenant a late charge (“Late Charge”) equal to ten percent (10%) of the overdue
amount as liquidated damages to compensate Landlord for potential inability to meet financial obligations and the additional expense
of handling delinquent payments (the exact amount of Landlord’s injury being impractical to calculate). At Landlord’s
option, any sum not paid by Tenant when due shall also bear interest at the rate specified in Section 21.2 from date due
until paid in full. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Landlord
will incur by reason of late payment by Tenant. Landlord’s acceptance of a late charge (or interest) shall not waive the
underlying delinquency or bar the exercise of other remedies for non-payment under this Lease. Landlord’s acceptance of a
delinquent payment without a late charge (or interest) shall not waive the right of Landlord to impose or collect a late charge
or interest on a subsequent delinquent payment. In the event that a late charge is payable hereunder, whether or not collected,
for three (3) consecutive installments of Additional Minimum Monthly Rent, then notwithstanding Section 4.1 or any
other provision of this Lease to the contrary, Additional Minimum Monthly Rent shall, at Landlord’s option, become due and
payable quarterly in advance.

 

4.7           Standby
Letter of Credit.   On or before the Commencement Date, Tenant shall deliver to Landlord an irrevocable standby letter of
credit (“Letter of Credit”) addressed to Landlord as beneficiary and issued by a financial institution reasonably
acceptable to Buyer in an amount equal to the Additional Minimum Monthly Rent that Tenant is obligated to pay to Landlord under
this Lease from the Commencement Date to the Expiration Date of this Lease, less the Holdback Amount (as defined below). The terms
of the Letter of Credit shall be agreed to by Landlord and Tenant prior to the Commencement Date, and the Letter of Credit shall
be deposited with American Eagle Title Insurance Company (the “Escrow Agent”) on the Commencement Date,
to be held by Escrow Agent in compliance with the Post-Closing Escrow Agreement (as defined below). If Tenant fails to pay Additional
Minimum Monthly Rent when due under this Lease and such default is not cured within any applicable notice and cure period, Landlord
shall have the right to draw on the Letter of Credit for payment of Additional Minimum Monthly Rent by giving written notice to
Tenant and the Escrow Agent, and submitting to Escrow Agent, for delivery to the issuer of the Letter of Credit, a drawing certificate
in the form attached to the Letter of Credit. The amount of the Letter of Credit shall be reduced annually as the remaining Additional
Minimum Monthly Rent to be paid by Tenant under this Lease is reduced. The Letter of Credit shall be released and cancelled upon
payment in full of all Additional Minimum Monthly Rent due to Landlord under this Lease. If the Letter of Credit has an annual
expiration date or an expiration date other than the Expiration Date of this Lease, Tenant shall cause the Letter of Credit to
be renewed at least ninety (90) days prior to such expiration date. At the Closing (as defined in Section 3.2 of this Lease),
Escrow Agent shall retain a portion of the Purchase Price equal to Two Hundred Twenty Thousand Seven Hundred Eighty-Two and
No/100 Dollars ($220,782.00) (the “Holdback Amount”), in an escrow account to be held by Escrow Agent
pursuant to a post-closing escrow agreement to be executed and delivered at Closing by Landlord, Tenant, and Escrow Agent. The
Holdback Amount shall be held and disbursed by Escrow Agent and applied to the last three (3) months of Additional Minimum Monthly
Rent due under this Lease in compliance with the Post-Closing Escrow Agreement.

 

    	 	7	 

     

    

 

4.8           Time
and Place of Payment.   All amounts to be paid by Tenant hereunder shall be paid to Landlord, on or before 5:00 p.m. local
time by deposit into the account set forth on Schedule 4.8 attached hereto, or at such other place as Landlord may
from time to time designate in writing.

 

4.9           Triple
Net Lease – Intent.   Landlord and Tenant understand and agree that this Lease is what is commonly known in the commercial
real estate industry as a ‘Net, Net, Net Lease’ or ‘Triple Net Lease’. Tenant recognizes and acknowledges,
without limiting the generality of any other terms or provisions of this Lease, that it is the intent of the parties hereto that
the Subtenant under the OCOM Lease shall be responsible for payment of all costs, expenses and obligations of any kind or nature
associated with operating and maintaining the Premises, including real estate taxes, liability and property insurance costs, except
where same are expressly and solely the obligation of Landlord, and all amounts to be paid by Tenant hereunder as Rent shall be
net to Landlord.

 

4.10         Rent
Coverage Ratio Requirement.   [Reserved]

 

4.11         Reporting
Requirement.   [Reserved]

 

Article
V.

LEASEHOLD IMPROVEMENTS

 

5.1           Construction
Obligations.   Landlord shall have no obligation to construct, install or pay for the construction of any improvements to
the Premises (the “Leasehold Improvements”).

 

5.2           Landlord’s
Property.   Unless otherwise provided in the OCOM Sublease, all of the Leasehold Improvements shall remain the property of
Landlord upon expiration or earlier termination of the Lease. This extends to, but is not limited to, all cabinetry, wall coverings,
floor coverings, window coverings, electrical and plumbing fixtures and conduits, lighting and the Leasehold Improvements placed
upon, installed in or attached to the Premises.

 

Article
VI.

USE RESTRICTIONS

 

6.1           Permitted
Use.   Tenant shall cause Subtenant to use the Premises solely for the purpose set forth in Article I of this Lease.
Landlord has not made any representations or warranties as to the suitability or fitness of the Premises for the Use, the conduct
of Tenant’s business, or for any other purpose. Tenant shall not use or permit the use of the Premises in a manner that creates
waste or a nuisance, or that materially disturbs owners and/or occupants of, or causes damage to, neighboring premises or properties.
By its execution of this Lease, Tenant represents that, to Tenant’s knowledge, the execution and delivery by Tenant hereof
upon the terms described herein will not violate the terms and provisions of any agreement to which Tenant is a party or by which
Tenant or any of its properties are bound, the violation of which may have a materially adverse effect on Tenant’s ability
to perform its obligations under this Lease. Tenant shall be entitled to access the Premises 24 hours per day, 7 days per week.

 

6.2           Obligations
and Restrictions.   Tenant agrees that it will cause the Subtenant under the OCOM Sublease at its sole expense, to:

 

(a)          Strictly
comply with all statutes, ordinances, orders and regulations of all federal, state, municipal and other government authorities
and all rules and standards of any medical or professional associations having jurisdiction over Tenant or Subtenant which pertain
to Tenant’s or Subtenant’s occupancy or use of the Premises.

 

    	 	8	 

     

    

 

(b)          Affirmatively
determine and strictly comply with all applicable municipal, county, state or federal statutes, ordinances, or regulations concerning
discharge and disposal of chemicals and other “hazardous wastes,” whether defined by local, state or federal agencies,
which are utilized or generated by Tenant’s or Subtenant’s activities, and comply with Section 8.2 of the OCOM Sublease
with respect to "hazardous materials" as defined in the OCOM Sublease (“Hazardous Substances”).
In any event, Tenant or Subtenant shall not discharge into the Building’s sanitary sewer system any such chemicals, hazardous
wastes, or other noxious, infectious or offensive fluids or solids in violation of any applicable laws.

 

(c)          Comply
with all of the terms and conditions of this Lease.

 

(d)          Not
engage in any activity in or about the Premises that is prohibited by standard form fire insurance policies or that will cause
a cancellation of, or an increasing of the premium for, any such insurance policy covering the Building or any part of the Building.

 

(e)          Not
use or permit the Premises to be used in any manner that will constitute waste or a nuisance or jeopardize the structural integrity
of the Building or any part thereof.

 

(f)          Without
limiting the other provisions of this Article VI, Tenant or Subtenant shall be responsible, at its sole cost and expense,
for handling, removing and disposing of all medical and infectious waste in accordance with the requirements of all applicable
laws and local, state and federal agencies, authorities and governmental units (collectively, “Governmental Authorities”).

 

Article
VII.

UTILITIES AND JANITORIAL SERVICES

 

7.1           Utilities
Services.   Tenant acknowledges that Landlord shall have no obligation to provide any utilities services to the Premises.
Tenant shall contract, or shall cause the Subtenant under the OCOM Sublease to contract, directly for all utilities services for
the Premises and shall pay all Utilities Costs directly to the various utility service providers providing such utility services
to the Premises. As used in this Lease, “Utilities Costs” shall mean all actual charges for utilities for the
Premises of any kind, including but not limited to water, sewer and electricity, telecommunications and cable service, and the
costs of heating, ventilating and air conditioning and other utilities as well as related fees, assessments and surcharges. Tenant,
at its sole cost and expense, shall or shall cause the Subtenant under the OCOM Sublease to repair, maintain and replace the Tenant
Utility Facilities. As used in this Lease, “Tenant Utility Facilities” shall mean and be deemed to include,
but not be limited to, sanitary sewer lines and systems, gas lines and systems, heating, ventilating and air conditioning lines
and systems, water lines and systems, fire protection sprinkler heads, lines and systems, and electric power and telephone and
communication lines and systems serving the Premises.

 

7.2           Interruption.   Landlord shall not be liable for any damages arising from or caused by any stoppage or interruption of utility or services supplied
to the Premises or Building by reason of riot, strike, fire, flooding, labor disputes, energy shortage, inability to obtain supplies
or materials from the usual source of supply, inevitable accident or breakdown, or for the stoppage to or interruption of any such
services for the purpose of making routine or necessary maintenance and repairs, or by any other reason beyond the control of Landlord.
No such stoppage or interruption shall relieve Tenant from its obligation to pay the full amount of Rent due from Tenant under
this Lease or constitute or be construed as a constructive or other eviction of Tenant.

 

    	 	9	 

     

    

 

7.3           Tenant’s
Utility Consumption.   Landlord makes no representation with respect to the adequacy or fitness of the air-conditioning or
ventilation equipment in the Building to maintain temperatures which may be required for, or because of, any equipment of Tenant.

 

Article
VIII.

CONDITION OF PREMISES

 

8.1           Tenant’s
Acceptance.   Tenant, having been in possession prior to the Commencement Date as set forth in Section 3.2, is
conclusively deemed to have accepted the Premises in its “AS IS, WHERE IS, WITH ALL FAULTS” condition. THERE ARE NO
WARRANTIES GIVEN OR ADOPTED BY LANDLORD, EXPRESS OR IMPLIED. LANDLORD DISCLAIMS ALL WARRANTIES OF HABITABILITY, MERCHANTABILITY
OR FITNESS FOR INTENDED PURPOSE. Tenant acknowledges that it has accepted the Assessment Report attached as Exhibit “B”
to this Lease and that no representation, statement or warranty, express or implied, other than those expressly contained in this
Lease, have been made by or on behalf of Landlord as to the condition of the Premises or as to the use that may be made of the
Premises.

 

8.2           Assumption
of Risk.   The use of the Premises, the Leasehold Improvements, and Tenant’s trade fixtures, equipment and personal
property by Tenant, its employees and invitees, shall be at Tenant’s sole risk. Tenant hereby waives all claims against Landlord
for loss, injury, or damage to all persons and property on the Premises from any cause whatsoever, unless Landlord is deemed to
have been grossly negligent or to have engaged in willful misconduct.

 

8.3           Quiet
Enjoyment.   Landlord covenants and agrees with Tenant that so long as Tenant pays Rent and observes and performs all the
terms, covenants, and conditions of this Lease on Tenant's part to be observed and performed, Tenant may peaceably and quietly
enjoy the Premises subject, nevertheless, to the terms and conditions of this Lease, and Tenant's possession will not be disturbed
by anyone claiming by, through, or under Landlord.

 

Article
IX.

MAINTENANCE, REPAIRS, ALTERATIONS, TRADE FIXTURES

 

9.1           Tenant’s
Responsibilities

 

(a)          The
parties hereto acknowledge and agree that the OCOM Sublease is an absolute Triple Net Lease and that Tenant, as “Landlord”
thereunder, contemplates that Subtenant is responsible thereunder for furnishing all trade fixtures, equipment, furnishings, and
expendables (including, but not limited to, light bulbs, paper goods, soaps, etc.) required by Subtenant in connection with its
business and occupancy of the Premises as well as for all maintenance, cleaning, repairs, renovations, retrofitting, replacement
and preservation of the Premises (both structural and non-structural, including any Tenant Utility Facilities), which are required
to maintain the Premises in same order, condition and repair as of the Possession Date (the “Possession Date Condition”),
as confirmed by the Assessment Report attached as Exhibit “B” to this Lease, ordinary wear and tear and
casualty damage excepted.

 

(b)          In
addition, Tenant shall cause Subtenant to comply with Subtenant’s obligations under Section 8.2 of the OCOM Sublease
with respect to Hazardous Substances. Tenant, in keeping the Premises in Possession Date Condition, shall and shall cause Subtenant
to maintain the Premises in accordance with the standards set forth in Article 13 of the OCOM Sublease.

 

    	 	10	 

     

    

 

9.2           Landlord’s
Responsibilities.   Tenant acknowledges that Landlord shall have no obligation to maintain, alter, remodel, improve, repair,
renovate, redecorate or paint all or any part of the Premises or perform any capital repairs and/or replacements with respect to
the Premises.

 

9.3           Alterations.   Tenant shall not, without Landlord’s prior permission, make, or allow Subtenant to make, any alterations or improvements
to the Premises that require the permission of Tenant, as “Landlord” under the OCOM Sublease, without Landlord’s
prior written approval. Any permitted alterations or improvements shall be made at Tenant’s or Subtenant’s sole expense,
in compliance with the provisions in Article 14 of the OCOM Sublease.

 

9.4           Trade
Fixtures and Equipment.   Tenant shall (at Tenant’s own expense) or shall cause the Subtenant under the OCOM Sublease
to provide, maintain, repair and replace all trade fixtures, equipment and furniture required by Tenant or Subtenant to operate
its practice or otherwise required under the OCOM Sublease. All such trade fixtures, equipment and furniture shall remain the property
of Tenant or Subtenant, subject to Landlord’s lien thereon and any security interest provided for in Article 27 of the OCOM
Sublease.

 

9.5           Liens.   Tenant shall not permit any mechanic’s, materialmen’s or other liens (each, a “Lien”) to
be filed against the Building, the Premises or Tenant’s leasehold interest therein. Tenant, at its sole expense, or at the
expense of Subtenant if such Lien arises as the result of materials or labor furnished for or on behalf of Subtenant, shall cause
any such Lien to be released or shall obtain a surety bond in the minimum amount required by law to discharge any such Lien in
accordance with the provisions in Article 15 of the OCOM Sublease. If Tenant fails to cause any such Lien to be so released or
bonded within thirty (30) days after Tenant’s receipt of notice thereof, Landlord, without waiving its rights and remedies
based on such failure, may cause such Lien to be released by any means Landlord reasonably deems proper, including payment in satisfaction
of any claim giving rise to such Lien. Tenant shall pay or shall cause Subtenant to pay to Landlord as Additional Rent, within
thirty (30) days after Tenant’s receipt of an invoice from Landlord, any sum paid by Landlord to remove any such Lien, together
with interest at the rate prescribed herein from the date of such payment by Landlord until paid by Tenant. Tenant shall have the
right to contest any such Lien in good faith provided that Tenant provides reasonable security in connection therewith. Notice
is hereby given that Landlord shall not be liable or responsible to persons who furnish materials or labor for or in connection
with the Premises or the Building on behalf of Tenant, and Landlord shall have the right at all reasonable times to post on the
Premises or the Building and record any notices of non-responsibility which it deems necessary for protection from such Liens.

 

9.6           Compliance
with Laws

 

(a)          Tenant
shall comply and shall cause Subtenant to comply, at its expense, with any and all valid and applicable laws, rules, orders, ordinances,
regulations and other requirements, present or future, affecting the Premises, Building or Land that are promulgated by any and
all Governmental Authorities having jurisdiction over the same, to the extent the same shall affect or be applicable to Tenant
or Tenant’s (or Subtenant or Subtenant’s) use or occupancy of the Premises.

 

(b)          The
Parties agree and acknowledge that it is their mutual intent that: (i) this Lease and any and all payments and/or other actions
hereunder shall be in full compliance with any and all applicable laws and regulations, including, without limitation, such laws
and regulations applicable to real estate investment trusts, healthcare providers and non-profit organizations, and (ii) nothing
herein is intended to or shall be construed to establish any present or future economic or other arrangement in violation of any
laws or regulations, including, without limitation, the Medicare/Medicaid Anti-Kickback statute, Section 1877 of the Social Security
Act (the “Stark Act”), the Federal Physician Self-Referral laws, and various state laws applicable to
healthcare providers and their relationships with physicians and other providers.

 

    	 	11	 

     

    

 

Article
X.

ENTRY AND INSPECTION BY LANDLORD

 

10.1         Entry.   Provided that Landlord complies with the requirements in Article 20 of the OCOM Sublease, Landlord, Landlord’s agents and
any person requested by Landlord shall have the right (without liability) to enter the Premises at all reasonable times (upon prior
notice which is reasonable under the circumstances) for purposes of discharging Landlord’s obligations under this Lease,
inspection to determine compliance with this Lease, showing the Premises to prospective tenants, buyers, and lenders, exercising
all other rights under this Lease, and any other lawful purpose. Landlord shall have the right to enter the Premises without notice,
and to use any and all means to obtain entry to the Premises, in the event of an emergency for which Landlord reasonably deems
advance notice would not be practicable. Any such entry to the Premises by Landlord shall not cause an abatement of rent or otherwise
constitute forcible or unlawful entry into or detainer of the Premises or an eviction of Tenant from the Premises or any portion
thereof.

 

Article
XI.

SIGNS

 

11.1         Signs.   Tenant (or Subtenant) shall erect no signs on the Premises or the Building except in accordance with all applicable sign ordinances.

 

Article
XII.

INDEMNIFICATION

 

12.1         Indemnity.   Except for Landlord’s gross negligence, willful misconduct, or breach of this Lease, Tenant shall indemnify, protect, defend
and hold harmless the Premises, Building, Landlord and its agents and representatives, partners and lenders, from and against any
and all claims, loss of rents and/or damages, costs, liens, judgments, penalties, permits, attorneys’ and consultants’
fees, expenses and/or liabilities arising out of, involving, or dealing with any act, omission or neglect of Tenant, its agents,
contractors, or employees, and out of any Default or Event of Default by Tenant in the performance in a timely manner of any obligation
on Tenant’s part to be performed under this Lease. The foregoing shall include, but not be limited to, the defense or pursuit
of any claim or any action or proceeding involved therein, and whether or not (in the case of claims made against Landlord) litigated
and/or reduced to judgment, and whether well founded or not. In case any action or proceeding be brought against Landlord by reason
of any of the foregoing matters, Tenant upon notice from Landlord shall defend the same at Tenant’s expense by counsel reasonably
satisfactory to Landlord and Landlord shall cooperate with Tenant in such defense. Landlord need not have first paid any such claim
in order to be so indemnified. Except for Landlord’s gross negligence, willful misconduct, or breach of this Lease, Tenant,
as a material part of the consideration to Landlord, hereby assumes all risk of damage to property or injury to persons in, upon
or about the Premises and Project arising from any cause and Tenant hereby waives all claims in respect thereof against Landlord.
Tenant’s obligations under the provisions of this Section 12.1 shall survive the expiration of the Term or earlier
termination of this Lease. Landlord shall indemnify, protect, defend and hold harmless Tenant from and against any and all claims,
loss of rents and/or damages, costs, liens, judgments, penalties, permits, attorneys’ and consultants’ fees, expenses
and/or liabilities arising out of, involving, or dealing with any act, omission or neglect of Landlord or its agents, contractors
or employees, and out of any Default or Event of Default by Landlord in the performance in a timely manner of any obligation on
Landlord’s to be performed under this Lease. Each of Landlord’s and Tenant’s obligations under the provisions
of this Section 12.1 shall survive the expiration of the Term or earlier termination of this Lease.

 

    	 	12	 

     

    

 

Article
XIII.

INSURANCE

 

13.1         Insurance
Required.   Tenant shall ensure that Subtenant carries the insurance policies and coverages in the types and amounts set
forth therein (including without limitation Section 6.1 of the OCOM Sublease) and shall cause Subtenant to have Landlord
named as an additional insured on all liability insurance policies and as a loss payee on all property insurance.

 

13.2         No
Increase.   Tenant shall not do or permit anything to be done in or about the Premises nor bring or keep anything therein
which will any way increase the existing rate of or affect any fire or other insurance upon the Building or any of its contents,
or cause cancellation of any insurance policy covering said Building or any part thereof or any of its contents or any adjacent
buildings.

 

13.3         Waiver
of Subrogation.   Landlord and Tenant each hereby waives any right of recovery against the other and the authorized representatives
of the other for any loss or damage that is covered or required by this Lease to be covered by any policy of insurance maintained
with respect to the Premises or the Building or any operations therein, even though such loss or damage might have been occasioned
by the negligence of such party. Each party shall cause insurance policies relating to this Lease, the Premises, or the Building
to provide that such insurers waive all right of recovery by way of subrogation against either party in connection with any claim,
loss or damage covered by such policies.

 

13.4         Exemption
of Landlord from Liability.   Landlord shall not be liable for injury or damage to the persons or goods, wares, merchandise
or other property of Tenant, Tenant’s employees, contractors, patients, invitees or customers, or any other person in or
about the Premises and/or the Building whether such damage or injury is caused by or results from fire, steam, electricity, gas,
water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing,
air conditioning or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising
upon the Premises or Building, or from other sources or places, and regardless of whether the cause of such damage or injury or
the means of repairing the same is accessible or not. Landlord shall not be liable for any damages arising from any act or neglect
of any other tenant of Landlord. Notwithstanding Landlord’s negligence or breach of this Lease, Landlord shall under no circumstances
be liable for injury to Tenant’s business or for any loss of income or profit therefrom or for incidental, consequential,
special or punitive damages. To the maximum extent permitted by law, Tenant agrees to use and occupy the Premises at Tenant’s
own risk. Notwithstanding anything contained in this Lease to the contrary, it is expressly understood and agreed that any judgment
against Landlord resulting from any default or other claim under this Lease shall be satisfied only out of the net rents, issues,
profits and other income actually received from the operation of the Building, and Tenant shall have no claim against Landlord
or its members, managers, partners, officers, employees or representatives or any of their personal assets for satisfaction of
any judgment with respect to this Lease. In no event shall Tenant or any person claiming by, through or under Tenant have the right
to levy execution against any property of Landlord’s members, managers, partners, officers, employees or representatives,
other than Landlord’s property.

 

Article
XIV.

FIRE OR OTHER CASUALTY

 

14.1         Damage;
Repair.   If all or a substantial portion of the Premises is rendered untenantable or inaccessible by damage to all or any
part of the Building from fire, the elements, accident, or other casualty (collectively, “Casualty”)
then, unless Landlord or Subtenant is entitled, and elects, to terminate this Lease pursuant to the provisions of Article 18of
the OCOM Sublease, Tenant shall use reasonable efforts to cause Subtenant, at its expense, to repair the Premises and/or Building,
as the case may be, to substantially their former condition in accordance with the provisions in Article 18 of the OCOM Sublease.
In the event of any Casualty of all or any part of the Premises, Tenant shall immediately: (A) notify Landlord thereof; and (B)
deliver to Landlord all insurance proceeds received by Tenant (whether from policies carried by Subtenant or by Tenant) with respect
to the Premises and/or Building, excluding proceeds for Tenant’s furniture and other personal property, and Tenant hereby
assigns to Landlord all rights of Tenant as “Landlord” under Article 18 of the OCOM Sublease to receive such insurance
proceeds.

 

    	 	13	 

     

    

 

14.2         Abatement.   In the event of a casualty, (i) there shall be no abatement of Rent or Additional Rent from the date of the Casualty through
the date of substantial completion of the repair with regard to any portion of the Premises that Tenant is prevented from using
by reason of such damage or its repair, and (ii) in no event shall Landlord be liable to Tenant by reason of any injury to or interference
with Tenant’s business or Tenant’s personal property, alterations, additions or improvements to the Premises arising
from a Casualty or by reason of any repairs to the Premises and/or the Building necessitated by the Casualty.

 

14.3         Waiver.   Landlord and Tenant agree that the terms of this Lease and the OCOM Sublease shall govern the effect of any damage to or destruction
of the Premises with respect to the termination of this Lease, and hereby waive the provisions of any present or future statute
to the extent inconsistent herewith. Tenant waives any statutory rights of termination which may arise by reason of any partial
or total destruction of the Premises.

 

Article
XV.

ENCUMBRANCES

 

15.1         Landlord’s
Consent Required.   Neither this Lease nor any right to or interest in the Premises or any of the Leasehold Improvements
or the Building may be encumbered by Tenant without the prior written consent of Landlord, and any such encumbrance shall be an
Event of Default under this Lease.

 

Article
XVI.

CONDEMNATION

 

16.1         Condemnation.   For purpose of this Article XVI, “Condemnation” shall mean (i) a taking by any public or quasi-public
entity, whether by legal proceedings or otherwise, or (ii) a voluntary sale or transfer by Landlord under threat of condemnation
or while legal proceedings for condemnation are pending.

 

16.2         Termination.   If the Premises are totally taken by condemnation, or if a portion of the Premises is taken by condemnation, the provisions in
Article 17 of the OCOM Sublease shall apply and Landlord shall have all rights of Tenant as “Landlord” under Article
18 of the OCOM Sublease.

 

16.3         Award.   Landlord shall be entitled to and Tenant hereby assigns to Landlord the entire amount of any award in connection with the condemnation.
Nothing in this paragraph shall give Landlord any interest in or preclude Tenant or Subtenant from seeking, on its own account,
any award attributable to personal property or trade fixtures belonging to Tenant or Subtenant or for the interruption of Tenant’s
or Subtenant’s business.

 

    	 	14	 

     

    

 

Article
XVII.

SUBLEASE, TRANSFER OR ASSIGNMENT

 

17.1         Landlord’s
Consent Required.   Tenant shall not voluntarily or by operation of law assign, transfer, or sublet the Premises or any part
thereof, or any right or privilege appurtenant thereto, to any other person to occupy or use the Premises, or any portion thereof
(a “Transfer”), without the prior written consent of Landlord, which consent shall be on such terms and
conditions as Landlord requires, in its commercially reasonable discretion; provided, that Tenant may effect a Transfer
without Landlord’s consent to an entity whose net worth and creditworthiness meets or exceeds the creditworthiness of Tenant
as of the date hereof, so long as Tenant provides Landlord with at least forty-five (45) days prior written notice of the proposed
Transfer and all supporting documentation evidencing such creditworthiness as Landlord may reasonably require. A consent to one
Transfer shall not be deemed to be a consent to any subsequent Transfer. A Transfer without such consent shall be void and shall,
at the option of Landlord, constitute an Event of Default under this Lease. The consent of Landlord pursuant to this Section
17.1 to any Transfer shall not relieve Tenant of any of its obligations under this Lease including the obligation to pay rent.
However, Landlord may consent to subsequent sublettings and assignments of the sublease or any amendments or modifications thereto
without notifying Tenant or anyone else liable on the Lease or sublease and without obtaining their consent, and such action shall
not relieve such persons from liability under this Lease or sublease. Notwithstanding anything herein to the contrary, Landlord
acknowledges and hereby consents to the sublease of the Premises by Tenant to Subtenant pursuant to the OCOM Sublease; provided,
that for the avoidance of doubt, Landlord’s consent to the OCOM Sublease shall not relieve Tenant of the obligation to provide
Landlord with any proposed amendments, waivers or side letter agreements to the OCOM Sublease for Landlord’s prior approval
(which may be withheld in its sole discretion).

 

17.2         Notice
of Sublease, Transfer or Assignment

 

(a)          Tenant
shall notify Landlord of any desire to Transfer in writing to Landlord at least forty-five (45) days prior to the anticipated effective
date of the Transfer, together with: (i) the name of the proposed subtenant or assignee; (ii) the nature of the proposed subtenant’s
or assignee’s business to be carried on in the Premises; (iii) all of the terms and provisions of the proposed sublease or
assignment; and (iv) such financial information as Landlord may reasonably request concerning the proposed subtenant or assignee.
Tenant’s failure to comply with the provisions of this Section 17.2 shall be an Event of Default of this Lease. Each
request for consent to an assignment or subletting shall be in writing, accompanied by information relevant to Landlord’s
determination as to the financial and operational responsibility and appropriateness of the proposed assignee or subtenant, including
but not limited to the intended use and/or required modification of the Premises, if any, together with a non-refundable deposit
of $1,000 as reasonable consideration for Landlord’s considering and processing the request for consent. Tenant agrees to
provide Landlord with such other or additional information and/or documentation as may be reasonably requested by Landlord.

 

(b)          In
determining whether to reasonably consent to a proposed assignment or subletting, (i) it shall not be unreasonable for Landlord
to withhold its consent to any such assignment or subletting if a proposed assignee’s or subtenant’s anticipated or
proposed use of the Premises involves an increase in the generation, storage, use, treatment or disposal of any Hazardous Substance
over that permitted Tenant or Subtenant hereunder immediately prior to such assignment, or pro rata if regarding a sublease of
less than all of the Premises, or will in any way increase any potential risk or liability to Landlord arising out of or related
to Hazardous Substances; and (ii) Landlord may consider, among other things, any or all of the following factors: (1) the reputation
of the proposed assignee or subtenant (including any principals, partners or shareholders of such assignee or subtenant), including,
without limitation, the reputation of the proposed assignee or subtenant for dishonesty, criminal conduct and unethical business
practices; (2) whether the business experience and quality of business operations of the proposed assignee or subtenant is comparable
to that of Tenant; (3) the credit history of the proposed assignee or subtenant; and/or (4) the intended use of the Premises by
the proposed assignee or subtenant.

 

    	 	15	 

     

    

 

(c)          Any
proposed assignment or sublease agreement shall contain provisions to the effect that (A) such assignment or sublease is subject
and subordinate to all of the terms and provisions of this Lease and to the rights of Landlord and that the assignee or subtenant
shall comply with all applicable provisions of this Lease; (B) such assignment or sublease may not be modified without the prior
written consent of Landlord (not to be unreasonably withheld, conditioned or delayed); (C) if this Lease shall terminate before
the expiration of such assignment or sublease, the assignee or subtenant thereunder will, solely at Landlord’s option and
only upon the express written notice of attornment from Landlord, attorn to Landlord and waive any right the assignee or subtenant
may have to terminate the assignment or sublease or surrender possession thereunder as a result of the termination of this Lease;
and (D) if the assignee or subtenant receives a written notice from Landlord stating that Tenant is in default under this Lease,
the assignee or subtenant shall thereafter pay all rentals or payments under the assignment or sublease agreement directly to Landlord
until such default has been cured. Any attempt or offer by an assignee or subtenant to attorn to Landlord shall not be binding
or effective without the express written consent of Landlord. Tenant hereby collaterally assigns to Landlord, as security for the
performance of its obligations hereunder, all of Tenant’s right, title, and interest in and to any assignment or sublease
now or hereafter existing for all or part of the Premises. Tenant shall, at the request of Landlord, execute such other instruments
or documents as Landlord may request to evidence this collateral assignment.

 

17.3         Rent.   Landlord may collect Rent directly from the assignees, subtenants, or other transferees; but no Transfer shall be a deemed a waiver
of Landlord’s rights under this Article or the acceptance of the proposed assignee, subtenant occupant or transferee, or
a release of Tenant from the further performance of the covenants obligating Tenant under this Lease. Notwithstanding any Transfer,
Tenant shall remain fully and primarily liable under this Lease and shall not be released from performing any of the terms, covenants
and conditions of this Lease. In the event of any assignment or sublease (other than the OCOM Sublease), Landlord shall receive
as additional rent hereunder fifty percent (50%) of Tenant’s Excess Consideration (as defined below) derived from such assignment
or sublease. If Tenant shall elect to assign or sublet, Tenant shall use reasonable and good faith efforts to secure consideration
from any such assignee or subtenant which would be generally equivalent to then-current market rent, but in no event shall Tenant’s
monetary obligations to Landlord, as set forth in this Lease, be reduced.

 

(a)          In
the event of a sublease other than the OCOM Sublease, “Excess Consideration” shall mean all rent, additional
rent or other consideration actually received by Tenant from such subtenant and/or actually paid by such subtenant on behalf of
Tenant in connection with the subletting in excess of the rent, additional rent and other sums payable by Tenant under this Lease
during the term of the sublease on a per square foot basis if less than all of the Premises is subleased, less marketing costs,
attorneys’ fees and brokerage commissions, if any, reasonably incurred by Tenant to procure the sublease, and the cost of
any alterations made by Tenant specifically for the benefit of such subtenant.

 

(b)          In
the event of an assignment, “Excess Consideration” shall mean key money, bonus money or other consideration
paid by the assignee to Tenant in connection with such assignment, and any payment in excess of fair market value for services
rendered by Tenant to assignee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to assignee in
connection with such assignment, less marketing costs, attorneys’ fees and brokerage commissions, if any, reasonably incurred
by Tenant to procure the assignment, and the cost of any alterations made by Tenant specifically for the benefit of such assignee.

 

In either case, if part of the Excess Consideration
shall be payable by the assignee or subtenant other than in cash, then Landlord’s share of such non-cash consideration shall
be in such form as is reasonably satisfactory to Landlord.

 

    	 	16	 

     

    

 

17.4         Documentation.   If Landlord consents, or is deemed to have consented, to a Transfer, Tenant may thereafter enter into a written assignment or sublease
with the subtenant or assignee, provided that (i) Landlord approves in advance the form and substance of the sublease or assignment
agreement, which shall contain such other terms and conditions as Landlord shall require in its sole discretion, (ii) such assignment
or sublease is executed within sixty (60) days after Landlord has given its consent to same, (iii) Tenant pays (or causes to be
paid) all amounts owed to Landlord under this Article, (iv) there is no Event of Default under this Lease as of the effective date
of the assignment or sublease, (v) there have been no material adverse changes (since the date on which Landlord’s consent
was given) with respect to the financial condition of the proposed subtenant or assignee or the business which said party plans
to conduct on the Premises, and (vi) a fully executed original of such assignment or sublease (which shall state that the assignee
or subtenant agrees to be bound by all of the terms, covenants and conditions of this Lease) is delivered promptly to Landlord.
Tenant agrees to defend and indemnify fully Landlord with respect to all costs (including attorneys’ fees expended by Landlord
in connection with any such claim) and liability for compensation claimed by any broker or agent employed by Tenant in connection
with any Transfer.

 

17.5         No
Termination of OCOM Sublease.   The mutual termination or cancellation of this Lease, or a termination hereof by Landlord
for Event of Default by Tenant shall not work a merger, and shall operate as an assignment to Landlord of Tenant’s interest
under the OCOM Sublease.

 

17.6         Definition
of Sublease, Transfer or Assignment.   If Tenant is a partnership or limited liability company, a withdrawal or change, voluntary,
involuntary, or by operation of law, of the member, members, partner or partners owning 51% or more of the partnership or the limited
liability company, or the dissolution of the partnership or limited liability company, shall be deemed a Transfer. If Tenant is
a corporation, any dissolution, merger, consolidation, or other reorganization of Tenant, or the sale or other transfer of a controlling
percentage of the capital stock of Tenant, or the sale of 51% of the value of assets of Tenant, shall be deemed a Transfer. The
phrase “controlling percentage” means the ownership of, and the right to vote, stock possessing at least 51%
of the total combined voting power of all classes of Tenant’s capital stock issued, outstanding and entitled to vote for
the election of directors. This paragraph shall not apply to corporations whose stock is traded through an exchange or over the
counter. A Transfer of Tenant’s interest in this Lease without Landlord’s specific prior written consent shall be a
Default curable after notice pursuant to Section 17.2. Notwithstanding anything herein to the contrary, Landlord hereby
consents to Tenant’s assignment of its rights and obligations under this Lease to an affiliate of Tenant so long as Anthony
Cruse continues to holds, directly or indirectly, more than fifty percent (50%) of an ownership interest in any such affiliate
and such affiliate remains subject to his control, and agrees that such assignment shall not constitute a Transfer as defined herein.

 

17.7         REIT
Protection.   Notwithstanding anything in this Lease to the contrary, (a) no assignment or subletting shall be consummated
on any basis such that the rental or other amounts to be paid by the transferee or sublessee thereunder would be based, in whole
or in part, on the income or profits derived by any person from the Building; (b) Tenant shall not consummate an assignment or
subletting with any person in which Landlord owns, directly or indirectly (by applying constructive ownership rules set forth in
Section 856(d)(5) of the Internal Revenue Code of 1986, as amended [the “Code”]), (i) in the case of
any person which is a corporation, stock of such person possessing 10 percent or more of the total combined voting power of all
classes of stock entitled to vote, or 10 percent or more of the total value of shares of all classes of stock of such person, or
(ii) in the case of any person which is not a corporation, an interest of 10 percent or more in the assets or net profits of such
person; and (c) Tenant shall not consummate an assignment or subletting with any person or in any manner which could cause any
portion of the amounts received by Landlord pursuant to this Lease or any assignment or subletting document to fail to qualify
as “rents from real property” within the meaning of Section 856(d) of the Code, or any similar or successor provision
thereto or that could cause any other income of Landlord, or affiliate of Landlord, to fail to qualify as income described in Section
856(c)(2) of the Code. Consistent with the foregoing, Tenant shall first provide to Landlord in writing the name of the proposed
transferee or sublessee, as applicable, and the terms of the assignment or sublease, as applicable, and Landlord shall within twenty
(20) days of receipt review and approve such transaction as being in compliance with the terms of this Section 17.7.

 

    	 	17	 

     

    

 

17.8         Additional
Terms and Conditions Applicable to Subletting.   The following terms and conditions shall apply to any subletting by Tenant
of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated
therein:

 

(a)          Tenant
hereby assigns and transfers to Landlord all of Tenant’s interest in all rentals and income arising from any sublease of
all or a portion of the Premises heretofore or hereafter made by Tenant, and Landlord may collect such rent and income and apply
same toward Tenant’s obligations under this Lease; provided, however, that until a Event of Default (as defined in
Section 19.1) shall occur in the performance of Tenant’s obligations under this Lease, Tenant may, except as otherwise
provided in this Lease, receive, collect and enjoy the rents accruing under such sublease. Landlord shall not, by reason of this
or any other assignment of such sublease to Landlord, nor by reason of the collection of the rents from a subtenant, be deemed
liable to the subtenant for any failure of Tenant to perform and comply with any of Tenant’s obligations to such subtenant
under such sublease. Tenant hereby irrevocably authorizes and directs any such subtenant, upon receipt of a written notice from
Landlord stating that a Event of Default exists in the performance of Tenant’s obligations under this Lease, to pay to Landlord
the rents and other charges due and to become due under the sublease. Subtenant shall rely upon any such statement and request
from Landlord and shall pay such rents and other charges to Landlord without any obligation or right to inquire as to whether such
Event of Default exists and notwithstanding any notice or claim from Tenant to the contrary. Tenant shall have no right or claim
against said subtenant, or, until the Event of Default has been cured, against Landlord, for any such rents and other charges so
paid by said subtenant to Landlord.

 

(b)          In
the event of an Event of Default by Tenant in the performance of its obligations under this Lease, Landlord, at its option and
without any obligation to do so, may require any subtenant to attorn to Landlord, in which event Landlord shall undertake the obligations
of the sublandlord under such sublease from the time of the exercise of said option to the expiration of such sublease; provided,
however, Landlord shall not be liable for any prepaid rents or security deposit paid by such subtenant to such sublandlord
or for any other prior Defaults or Event of Defaults of such sublandlord under such sublease.

 

(c)          Any
matter or thing requiring the consent of the sublandlord under a sublease shall also require the consent of Landlord herein.

 

(d)          No
subtenant shall further assign or sublet all or any part of the Premises without Landlord’s prior written consent.

 

17.9         Assignment
by Landlord.   Landlord may freely assign, sell or otherwise transfer the Premises or this Lease, or Landlord’s interest
hereunder, without Tenant’s consent.

 

Article
XVIII.

SUBORDINATION/ATTORNMENT

 

18.1         Subordination.   Tenant’s interest under this Lease shall be subordinate to both the priority and terms of the lien of any ground lease, deed
of trust or other construction or permanent mortgage financing (hereinafter collectively referred to as “Mortgage Financing”)
now or hereinafter recorded by Landlord against the Premises or on the land or Building of which the Premises are a part, to any
and all advances made on the security thereof, and to all renewals, modifications, consolidations, replacements and extensions
thereof. Tenant agrees that until a lender becomes the owner of the Premises, if ever, no lender holding the lien of any such Mortgage
Financing (a “Security Device”) shall have no duty, liability or obligation to perform any of the obligations
of Landlord under this Lease, but that in the event of Landlord’s default with respect to any such obligation, Tenant will
give any lender whose name and address have been furnished Tenant in writing for such purpose notice of Landlord’s default
and allow such lender thirty (30) days (or if more than thirty (30) days is required to effect such cure, such additional time
as may be necessary) following receipt of such notice for the cure of said default before invoking any remedies Tenant may have
by reason thereof. If any lender shall elect to have this Lease and/or Tenant’s rights hereunder superior to the lien of
its Security Device and shall give written notice thereof to Tenant, this Lease and such rights shall be deemed prior to such Security
Device, notwithstanding the relative dates of the documentation or recordation thereof.

 

    	 	18	 

     

    

 

18.2         Modification
Upon Refinance.   If at any time Landlord desires to obtain new Mortgage Financing for the land and Building of which the
Premise are a part, Tenant agrees to reasonable amendments to the Lease as may be requested by a lender who proposes to fund such
Mortgage Financing provided such amendments do not decrease Tenant’s rights or Landlord’s obligations, or increase
Tenant’s obligations under this Lease. Tenant further consents to an assignment of the Landlord’s interest in this
Lease to Landlord’s lender as required under any Mortgage Financing now or hereafter recorded.

 

18.3         Foreclosure
Sale.   If the Premises or the Building or the land of which the Building or the Premises are a part is sold pursuant to
a default under any underlying Mortgage Financing, or pursuant to a transfer in lieu of foreclosure, Tenant, at the mortgagee’s
or purchaser’s election, shall not disaffirm this Lease but shall attorn to the mortgagee or purchaser, and if so requested
enter in to a new lease for the remainder of the Lease Term, so long as such new lease does not decrease Tenant’s rights
or Landlord’s obligations or increase Tenant’s obligations beyond that under this Lease. In the event of such foreclosure
and such election, such new owner shall not: (i) be liable for any act or omission of any prior lessor or with respect to events
occurring prior to acquisition of ownership, or (ii) be subject to any offsets or defenses which Tenant might have against any
prior landlord.

 

18.4         Self-Operative.   This provision shall be self-operative; provided, however, Tenant agrees to execute and deliver, if Landlord shall so request,
such further instruments (in recordable form) as are necessary to evidence Tenant’s subordination agreement or otherwise
subordinate this lease to the lien of any Mortgage Financing, to acknowledge Tenant’s consent to assignment, and to affirm
the attornment provisions set forth herein. Tenant’s obligation to provide a subordination agreement under this Section
18.4 shall be conditioned on Tenant receiving from the holder of the Security Device commercially reasonable covenants of non-disturbance
on such holder’s form.

 

18.5         Cooperation.   Tenant agrees to cooperate in good faith with Landlord and its lenders in connection with any financing by Landlord, including
reasonably consenting to an amendment to the Lease, consistent with Sections 18.2 and 18.4, based upon a lender’s
good faith determination of any deficiencies in the Lease that cause the Lease not to be financeable; provided that any
such amendment does not (a) materially decrease Tenant’s rights or Landlord’s obligations, (b) materially increase
Tenant’s obligations, or (c) affect Monthly Minimum Rents or Additional Rent.

 

Article
XIX.

DEFAULT AND REMEDIES

 

19.1         Default.   The occurrence of any of the following shall constitute a “Default” or “Event of Default”
by Tenant under this Lease:

 

(a)          Tenant’s
failure to pay Additional Minimum Monthly Rent, Additional Rent, Late Charges, Interest or any other sum required by this Lease
to be paid by Tenant on the date same is due, and such failure continues for ten (10) days after written notice thereof from Landlord;

 

    	 	19	 

     

    

 

(b)          Tenant’s
failure to perform any other provision of this Lease that is not an obligation of Subtenant under the OCOM Lease, if the failure
continues for thirty (30) days after written notice thereof from Landlord;

 

(c)          If
a petition or proceeding under the Federal Bankruptcy Act or any amendment thereto is filed or commenced by or against Tenant or
any guarantor of this Lease, and if against Tenant or any guarantor, said proceedings shall not be dismissed within sixty (60)
days following the commencement thereof;

 

(d)          If
Tenant is adjudged insolvent, makes an assignment for the benefit of its creditors or enters into a similar arrangement with its
creditors;

 

(e)          If
a writ of attachment or execution is levied on Tenant’s interest in the Premises and is not released or satisfied within
sixty (60) days thereafter;

 

(f)          If
a receiver or trustee is appointed in any proceeding or action to which Tenant is a party with authority to take possession or
control of the Premises or the business conducted thereon by Tenant;

 

(g)          A
Default or the occurrence of an Event of Default under any lease (other than this Lease), agreement or contract between Tenant
and Landlord;

 

(h)          Tenant’s
dissolution or liquidation; or

 

(i)          The
occurrence of any other event described as a Default or Event of Default elsewhere in this Lease, or any Exhibit or amendment hereto.

 

19.2         Remedies.   Upon a default by Tenant under this Lease that does not constitute a Subtenant Default (as provided in Section 2.3), Landlord
shall have the following remedies, which shall not be exclusive but shall be cumulative, and shall be in addition to any other
remedies now or hereafter allowed at law or in equity:

 

(a)          Landlord
may terminate Tenant’s right to possess the Premises without terminating this Lease by giving written notice thereof to Tenant,
in which event Tenant shall pay to Landlord: (1) all Rent and other amounts accrued under this Lease to the date of termination
of possession; and (2) all Additional Minimum Monthly Rent required hereunder to be paid by Tenant during the remainder of the
Term. No such taking possession of the Premises by Landlord shall be construed as an election on its part to terminate this Lease
unless a written notice of such intention has been given to Tenant by Landlord. Should Landlord at any time terminate this Lease
by reason of any Default by Tenant, in addition to any other remedies it may have, Landlord may recover from Tenant as a debt,
payable on demand, all losses Landlord may incur with respect thereto, including, without limitation, the expenses of recovering
the Premises and the value (at the time of the Lease termination) of the economic value of the Lease for the remainder of the Term,
all of such losses (and such debt) to be immediately due and payable from Tenant to Landlord upon written demand. If termination
of this Lease is obtained through the provisional remedy of unlawful detainer, Landlord shall have the right to recover in such
proceeding the unpaid rent and damages as are recoverable therein, or Landlord may reserve therein the right to recover all or
any part thereof in a separate suit for such rent and/or damages. If a notice and grace period required hereunder was not previously
given, a notice to pay rent or quit, or to perform or quit, as the case may be, given to Tenant under any statute authorizing the
forfeiture of leases for unlawful detainer shall also constitute the applicable notice for grace period purposes required hereunder;

 

    	 	20	 

     

    

 

(b)          Landlord
may terminate this Lease at any time, and whether or not Landlord has exercised the rights as outlined in Section 19.2(a)
above, repossess and enjoy the Premises as its former estate. Such forfeiture shall be wholly without prejudice to the right of
Landlord to recover arrears of rent or damages for any antecedent breach of Tenant’s covenants, obligations or agreements
under this Lease, and provided further that, notwithstanding any such forfeiture, Landlord may recover from Tenant the economic
value of the Lease for the remainder of the Term suffered by reason of this Lease having been terminated. No such action on the
part of Landlord and no reentry or taking of possession of the Premises by Landlord shall be construed as an election on the part
of Landlord to terminate this Lease unless, at the time of or subsequent to such reentry or taking of possession, written notice
of such intention has been given to Tenant;

 

(c)          Subject
to the rights of Subtenant under the OCOM Sublease, Landlord may re-enter and retake possession of the Premises, using such lawful
force (against the Premises) as it may deem necessary and lawful for that purpose, without being liable in respect thereof or for
any loss or damage occasioned thereby. Tenant hereby expressly releases Landlord from all actions, proceedings, claims and demands
whatsoever for or in respect of any such forcible entry, or any loss or damage that may be sustained by Tenant in respect therewith;

 

(d)          Landlord
may remove all Tenant’s personal property and trade fixtures (but not the personal property and trade fixtures of Subtenant)
and store them all at Tenant’s risk and expense; if Tenant fails to pay the cost of such storage after the property has been
stored for a period of ninety (90) days, Landlord may sell such property at public or private sale, in a manner and at such times
and places as Landlord in Landlord’s sole discretion deems advisable, without prior notice to or demand upon Tenant for payment
of any part of the cost of removal or storage. The proceeds of any such sale shall be applied (i) first, to the payment of the
expenses of such sale, including, but not limited to, attorneys’ fees actually incurred; (ii) next, to the payment of expenses
for removal and storage of the property; (iii) next, to the payment of any other sums then due or to become due from Tenant to
Landlord under the terms of this Lease; and (iv) last, the balance, if any, to Tenant. The remedy provided in this paragraph is
in addition to, and not in lieu of, any rights or remedies Landlord may have pursuant to its statutory landlord’s lien or
any security interest established herein. Tenant hereby waives all claims for damages that may be caused by Landlord’s reentering
and retaking possession of the Premises or removing and storing Tenant’s personal property and/or trade fixtures, and Tenant
agrees to indemnify, defend and hold Landlord harmless from and against any loss, liability, cost, expense or damage resulting
from any such act. No reentry by Landlord shall constitute or be construed as a forcible entry by Landlord; and/or

 

(e)          The
expiration or termination of this Lease and/or the termination of Tenant’s right to possession shall not relieve Tenant from
liability under any indemnity provisions of this Lease as to matters occurring or accruing during the Term hereof or by reason
of Tenant’s occupancy of the Premises.

 

(f)          Notwithstanding
anything contained in this Lease to the contrary, it is expressly understood and agreed that except for Tenant’s obligation
to pay Additional Minimum Monthly Rent, which shall be secured by a Letter of Credit and the Holdback Amount as provided in Section
4.7 of this Lease, the liability of Tenant to Landlord (or any person or entity claiming by, through or under Landlord) for
any Default by Tenant under the terms of this Lease or any matter relating to or arising out of the occupancy or use of the Premises
shall be recoverable only from Tenant’s leasehold interest under the OCOM Sublease, and Tenant (and its members, managers,
partners, officers, employees or representatives) shall not be personally liable for any deficiency.

 

    	 	21	 

     

    

 

Article
XX.

SECURITY MEASURES

 

20.1         Security
Measures.   Landlord shall have no obligation whatsoever to provide guard service or other security measures to the Premises
or Building, and Tenant assumes all responsibility for the protection of the Premises and Tenant’s property, its employees,
agents, and invitees from the acts of third parties. Tenant agrees that in no event shall Landlord be liable for the effectiveness
of any guard service, alarms, locked or secured entries to the Premises or Building or any other security measures, or for any
supplemental security measures installed or required by Tenant applicable to the Premises.

 

Article
XXI.

MISCELLANEOUS

 

21.1         Estoppel
Certificates.   From time to time, Tenant, within ten (10) business days after notice, shall execute and deliver to Landlord,
in recordable form, a certificate stating that this Lease is in full force and effect (as modified, if applicable, and stating
the modification) and confirming any other information whatsoever reasonably requested by Landlord to establish the terms and status
of the terms created by this Lease. Any purchaser or mortgagee may rely on this estoppel certificate. If Tenant fails to deliver
the requested certificate within the ten (10) business day period, Landlord may prepare, execute and deliver the certificate on
behalf of Tenant to any third party (who is expected to rely thereon) and Tenant hereby irrevocably appoints Landlord as Tenant’s
attorney-in-fact (coupled with an interest) with full power to do so.

 

21.2         Interest
Rate.   Except where specified to the contrary elsewhere in this Lease, any payment of money required of Tenant, if not paid
when due, shall bear interest at an annual rate equal to the greater of 5% over the published prime commercial borrowing rate of
the Bank of America, N.A., adjusted daily, or 12% per annum, whichever is greater.

 

21.3         Default
by Landlord; Liability of Landlord.   In the event of any breach or default by Landlord in the performance of its obligations
under this Lease, Tenant shall give Landlord written notice specifying such default with particularity, and Landlord shall thereupon
have thirty (30) days (plus such additional reasonable period if more than thirty (30) days shall be required because of the nature
of the default, provided that Landlord has commenced the curing of such default within such thirty (30) day period and is proceeding
diligently thereafter) in which to cure any such default. Unless and until Landlord fails to so cure any default after such notice,
Tenant shall not have any remedy or cause of action by reason thereof. Any claims by Tenant against Landlord shall be limited to
the extent of Landlord’s interest in the Building, notwithstanding any Applicable Law to the contrary. Furthermore, Tenant
expressly waives any and all rights to proceed against the individual partners, members, officers, directors or shareholders of
Landlord. Tenant agrees that if Landlord sells the Building, Landlord shall immediately and automatically be relieved from all
liability under the Lease with respect to events occurring after Landlord’s sale of the Building. Tenant agrees that if any
Security Deposit or prepaid rents have been paid by Tenant, Landlord may transfer or credit the Security Deposit or prepaid rent
to Landlord’s successor, and upon such transfer or credit Landlord shall immediately and automatically be discharged from
further liability for the same. The term “Landlord” as used herein shall mean the owner or owners at the time in question
of the fee title to the Premises, or, if this is a sublease, of the tenant’s interest in the prior lease. In the event of
a transfer of Landlord’s title or interest in the Premises or in this Lease, Landlord shall deliver to the transferee or
assignee (in cash or by credit) any and all prepaid rent held by Landlord at the time of such transfer or assignment. Upon such
transfer or assignment, the prior Landlord shall be relieved of all liability with respect to the obligations and/or covenants
under this Lease thereafter to be performed by “Landlord”, except for obligations and/or covenants arising from events
happening prior to such transfer or assignment. The obligations and/or covenants in this Lease to be performed by Landlord shall
be binding only upon Landlord as defined in this Section 21.3.

 

    	 	22	 

     

    

 

21.4         Binding
Effect.   This Lease shall extend to and bind the respective heirs, personal representatives, successors, and permitted assigns
of the parties.

 

21.5         No
Venture/Partnership.   This Lease shall not be construed to make Landlord a partner or joint venturer of Tenant, the relationship
between Landlord and Tenant with respect to this Lease being solely that of landlord and tenant.

 

21.6         Choice
of Law and Venue.   This Lease and its performance shall be governed by the laws of the State of Oklahoma, without
regard to any conflicts of laws of choice of law provisions thereof. The parties agree that any court action relating to this Lease
shall be instituted and prosecuted only in a court of competent jurisdiction in Oklahoma County, Oklahoma, and each party
waives its rights, if any, to institute or prosecute suit in any other forum than Oklahoma County, Oklahoma.

 

21.7         Notices.   All notices demands and communications of any kind to be given to either party hereunder must be given in writing at the appropriate
address indicated herein, and must be given only by one of the following methods: (i) personal delivery, (ii) depositing the same
in the United States mail, postage prepaid, certified, return receipt requested, or (iii) reputable air courier service which provides
written evidence of delivery. Any notice required to be given under this Lease shall, on the front of each envelope in upper case
letters, in a black bolded font of a size not less than 10-point type, state words that indicate the type of notice enclosed and
its urgency. For example, if a party is notifying the other party of a default under this Lease, the party giving such notice shall
type the words: “URGENT: NOTICE OF DEFAULT”.

 

The parties may from
time to time change the location for notices by giving written notice to the location then in effect for giving written notices
under this Lease.

 

21.8         Construction.   The parties agree that each party has reviewed this Lease and has had the opportunity to have counsel review the same, and that
any rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not apply in the interpretation
of this Lease or any amendments or any exhibits hereto. Wherever appropriate in this Lease, personal pronouns shall be deemed to
include the other genders and the singular to include the plural.

 

21.9         Attorneys’
Fees.   Tenant shall pay to Landlord all amounts for all costs (including reasonable attorney’s fees) incurred by Landlord
in connection with any breach, Default or Event of Default by Tenant under this Lease or incurred in order to enforce the terms
or provisions of this Lease. Landlord shall pay to Tenant all amounts for all costs (including reasonable attorney’s fees)
incurred by Tenant in connection with any breach or default by Landlord under this Lease or incurred in order to enforce the terms
or provisions of this Lease. If any action is commenced to recover any sum under this Lease, or enforce any right or obligation
under this Lease, the prevailing party shall be entitled to recover from the other reasonable attorneys’ fees, as fixed by
the court and not the jury. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action
or proceeding is pursued to decision or judgment. The term “Prevailing Party” shall include, without
limitation, a Party who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement,
judgment, or the abandonment by the other Party of its claim or defense. The attorneys’ fee award shall not be computed in
accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred.
In addition to the foregoing award of attorneys’ fees to the Prevailing Party, the Prevailing Party shall be entitled to
its attorneys’ fees incurred in any post-judgment proceedings to collect or enforce the judgment. This provision is separate
and several and shall survive the merger of this Lease into any judgment on this Lease. Landlord shall be entitled to attorneys’
fees, costs and expenses incurred in the preparation and service of notices of Default and consultations in connection therewith,
whether or not a legal action is subsequently commenced in connection with such Default or resulting Event of Default.

 

    	 	23	 

     

    

 

21.10      Waiver.   No obligation, term, covenant, condition or agreement in this Lease (collectively, “Obligation”) shall
be deemed waived by Landlord unless such waiver is in writing and signed by Landlord. No waiver of an Obligation by Landlord will
imply or constitute further waiver of that or any other Obligation. The failure of Landlord to: (i) seek redress for a breach of
or default in, or (ii) insist upon the strict performance of, any Obligation or of any of the rules and regulations set forth herein
or hereinafter adopted by Landlord shall not be deemed a waiver of any rights or remedies Landlord may have, and shall not be deemed
a waiver of any subsequent breach of, or default in, such Obligation or such rules and regulations.

 

(a)          No
Acceptance of Surrender.   No act or thing done by Landlord or Landlord’s agents during the term of this Lease will
be deemed an acceptance of surrender of the Premises, and no agreement to accept a surrender will be valid unless in writing, signed
by Landlord. The delivery of Tenant’s keys to any employee or agent of Landlord will not constitute a termination of this
Lease unless Landlord has entered into a written agreement to that effect.

 

(b)          No
Waiver of Payment.   No payment by Tenant, nor receipt by Landlord, of a lesser amount than the Rent or other charges stipulated
in this Lease will be deemed to be anything other than a payment on account of the earliest stipulated Rent. No endorsement or
statement on any check, or any letter accompanying any check or payment as Rent, will be deemed an accord and satisfaction. Landlord
will accept the check for payment without prejudice to Landlord’s right to recover the balance of such Rent or to pursue
any other remedy available to Landlord.

 

(c)          No
Consent to Sublet or Assignment.   If this Lease is assigned, or if the Premises or any part of the Premises are sublet or
occupied by anyone other than Tenant or the Subtenant under the OCOM Sublease, any collection by Landlord of Rent from the assignee,
subtenant or occupant will not be deemed a waiver of the covenant of this Lease against assignment and subletting, or the acceptance
of the assignee, subtenant, or occupant as a tenant, or a release of Tenant from the complete performance by Tenant of its covenants
in this Lease.

 

(d)          Performance
Under Protest.   If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other
under the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment
“under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right on
the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on
the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so much thereof
as it was not legally required to pay under the provisions of this Lease.

 

21.11      Integration;
Amendments.   This Lease and any exhibits attached or to be attached hereto set forth the entire agreement between Landlord
and Tenant concerning the Premises. Except as otherwise provided herein, no subsequent amendment to this Lease shall be binding
unless reduced to writing and signed by the parties. If a provision of an addendum and the Lease are in conflict, the provision
of the addendum shall govern.

 

21.12      Severability.   If any term, covenant, condition or provision of this Lease is held by a court of competent jurisdiction to be invalid, void or
unenforceable, the remainder of the provisions hereof shall remain in full force and effect and shall not be otherwise affected,
impaired or invalidated.

 

21.13      Brokerage.   Tenant represents and warrants that it has dealt only with the broker(s) identified in Article I of this Lease and/or with
Landlord and its direct employees, and no other broker or agent in connection with the negotiation or execution of this Lease.
Tenant agrees to indemnify, defend and hold Landlord harmless from and against any and all damages, losses, liabilities, costs,
or expenses including without limitation all attorneys’ fees and disbursements incurred by reason of any claim of a liability
to any other broker or other person for commissions or other compensation or charges with respect to the negotiation, execution
and delivery of this Lease. Landlord will pay Landlord’s broker a commission in connection with this Lease pursuant to separate
agreement between Landlord and Landlord’s broker.

 

    	 	24	 

     

    

 

21.14      Force
Majeure.   If either party hereto shall be delayed or prevented from the performance of any act required hereunder by
reasons of acts of God, strikes, lockouts, labor troubles, civil disorder, inability to procure materials, restrictive governmental
laws, regulations, or other cause without fault and beyond the control of the party obligated, performance of such acts shall be
excused for the period of delay and then for a period of time reasonably necessary to perform the act; provided, however,
nothing in this Section 21.14 shall excuse Tenant from the prompt payment of any rental or other charge required of Tenant
hereunder, except as may be expressly provided elsewhere in this Lease.

 

21.15       Holding
Over.   Tenant has no right to retain possession of the Premises or any part thereof beyond the Expiration Date or earlier
termination of this Lease. If Tenant shall hold over after the Term (or Extended Term, if applicable), Tenant shall become a Tenant
on a month-to-month basis at a minimum monthly rent equal to one and one half (11⁄2) times the Additional Minimum Monthly
Rent specified for the last month of the Lease; provided, further, that all the terms, covenants and conditions herein specified
shall remain in full force and effect. This Lease shall terminate on the Expiration Date except with respect to obligations and
liabilities of Landlord or Tenant hereunder, actual or contingent, which have arisen on or prior to the Expiration Date. On the
Expiration Date, subject to the rights of the Subtenant under the OCOM Sublease, which shall continue in effect as a direct lease
between Landlord and the Subtenant, Tenant shall surrender the Premises to Landlord in the condition in which the Premises were
originally received from Landlord, except for ordinary wear and tear (and subject to Casualty or Condemnation as provided in Articles
XIV and XVI of this Lease), together with all alterations, improvements or additions made during the Term pursuant to the terms
of this Lease or the OCOM Sublease. This Lease shall terminate on the Expiration Date without the necessity of any notice from
either Landlord or Tenant to terminate the same, and Tenant hereby waives any right of notice to vacate the Premises by Landlord,
and agrees that Landlord shall be entitled to the benefit of all provisions of law respecting the summary recovery of possession
of the Premises from Tenant in the event Tenant holds over to the same extent as if notice had been given. In addition, Tenant
shall defend and reimburse Landlord for all losses, liabilities, claims, costs, expenses, damages and attorneys’ fees incurred
by Landlord based on Tenant not vacating the Premises by the Expiration Date.

 

21.16      No
Recordation.   Landlord and Tenant hereby and expressly agree that neither this Lease nor any memorandum hereof shall be
recorded in any public office; however, a financing statement and any similar instrument or document evidencing and perfecting
the security interest granted to Landlord hereunder may be properly recorded and filed in accordance with the provisions of the
Uniform Commercial Code.

 

21.17      Time
is of the Essence.   Time is of the essence of this Lease and of every term, covenant, condition and obligation hereof.

 

21.18      Waiver
of Jury Trial.   Landlord and Tenant hereby knowingly, voluntarily and intentionally waive, to the extent permitted by applicable
law, the right to a trial by jury in respect of any litigation based hereon, arising out of, under or in connection with this Lease
or any documents contemplated to be executed in connection herewith or any course of conduct, course of dealings, statements (whether
oral or written) or actions of either party arising out of or related in any manner to the Premises (including, without limitation,
any action to rescind or cancel this Lease or any claims or defenses asserting that this Lease was fraudulently induced or is otherwise
void or voidable). This waiver is a material inducement for Landlord to enter into and accept this Lease.

 

    	 	25	 

     

    

 

21.19      Authorization.   If Tenant executes this Lease as a partnership, each individual executing this Lease on behalf of the partnership represents and
warrants that he or she is a general partner of the partnership and that this Lease is binding upon the partnership in accordance
with its terms. If Tenant executes this Lease as a corporation or a limited liability company, each of the persons executing this
Lease on behalf of Tenant covenants and warrants that Tenant is a duly authorized and existing corporation or limited liability
company in its home state, that Tenant has and is qualified to transact business in the State of Oklahoma, that the corporation
or limited liability company has full right, authority and power to enter into this Lease and to perform its obligations hereunder,
that each person signing this Lease on behalf of the corporation or limited liability company is authorized to do so, and that
this Lease is binding upon the corporation or limited liability company in accordance with its terms.

 

21.20      ADA.   Tenant hereby acknowledges that the Premises is subject to the Americans with Disabilities Act of 1990 and related rules and regulations
(collectively, the “ADA”) and that the ADA may require substantial modifications to the use and/or physical
structure of the Premises. Tenant shall use reasonable efforts to cause Subtenant to modify the Premises as a result of any amendments
or changes in the ADA occurring after the effective date hereof, in accordance with Article 8 of the OCOM Sublease.

 

21.21      Counterparts.   This Lease may be executed in as many counterparts as may be deemed necessary and convenient, and by the different parties hereto
on separate counterparts, each of which, when so executed, shall be deemed an original, but all such counterparts shall constitute
one and the same instrument. A party’s signature on this Lease or any amendment hereto may be provided by facsimile and shall
be effective upon transmission to the other party hereto.

 

21.22      Tenant’s
Representations and Warranties.   Tenant hereby represents, warrants and agrees that: (1) there exists no breach, default
or event of default by Landlord under the Lease, or any event or condition which, with notice or passage of time or both, would
constitute a breach, default or event of default by Landlord under the Lease; (2) the Lease continues to be a legal, valid and
binding agreement and obligation of Tenant; and (3) Tenant has no current offset or defense to Tenant’s performance or obligations
under the Lease.

 

21.23      Multiple
Parties.   Except as otherwise expressly provided herein, if more than one person or entity is named herein as either Landlord
or Tenant, the obligations of such multiple parties shall be the joint and several responsibility of all persons or entities named
herein as such Landlord or Tenant.

 

21.24      Covenants
and Conditions.   All provisions of this Lease to be observed or performed by Tenant are both covenants and conditions.

 

21.25      Survival.   All representations, warranties, covenants, conditions and agreements contained herein which either are expressed as surviving
the Expiration Date or which, by their nature, are to be performed or observed, in whole or in part, after the termination or expiration
of this Lease, shall survive the termination or expiration of this Lease.

 

21.26      Assignment
of Rents.   If any part of the Premises is at any time subject to a first mortgage or a first deed of trust, and this Lease
or the rentals due from Tenant hereunder are assigned by Landlord to a mortgagee, trustee or beneficiary (“Assignee”
for purposes of this Section 21.26 only) and Tenant is given written notice of the assignment including the post office
address of Assignee, then Tenant shall give written notice of any default by Landlord to Assignee at the same time it gives such
notice to Landlord, specifying the default in reasonable detail and affording Assignee a reasonable opportunity to make performance
for and on behalf of Landlord. If and when Assignee has made performance on behalf of Landlord, the default shall be deemed cured.

 

    	 	26	 

     

    

 

21.27      Business
Day.   Each Monday, Tuesday, Wednesday, Thursday and Friday which is not a holiday recognized by the federal government or
a day on which national banks in the Oklahoma County, Oklahoma are authorized, or obligated, by law or executive order,
to close.

 

21.28      Guarantor.   [Intentionally Omitted.]

 

21.29      Reservations.   Landlord reserves to itself the right, from time to time, to grant, without the consent or joinder of Tenant, such easements, rights
and dedications that Landlord deems necessary, and to cause the recordation of parcel maps and restrictions, so long as such easements,
rights, dedications, maps and restrictions do not unreasonably interfere with the use of the Premises by Tenant. Tenant agrees
to sign any documents reasonably requested by Landlord to effectuate any such easement right, dedication, map or restriction.

 

21.30      Waiver
of Right of Redemption.   Tenant waives any and all rights of redemption granted under any present and future laws in the
event Landlord obtains the right to possession of the Premises by reason of the violation by Tenant of any of the covenants and
conditions of this Lease or otherwise.

 

21.31      Matters
of Record.   Tenant agrees that (i) as to its leasehold estate, it and all persons in possession or holding under it will
conform to and will not violate the terms of any covenants, conditions, restrictions, easements, ground leases, mortgages or deeds
of trust currently of record (collectively, “Agreements”), and (ii) this Lease is subordinate to the
Agreements and any amendments or modifications thereto; provided, however, if the Agreements are not of record as of the
date of this Lease, then this Lease shall automatically become subordinate to the Agreements upon recordation so long as the Agreements
do not materially interfere with or prevent Tenant from using the Premises for the Permitted Use, and do not materially diminish
the rights or materially increase the obligations of Tenant under this Lease. Tenant further agrees to execute and return to Landlord,
within twenty (20) days of written demand by Landlord, an agreement in recordable form subordinating this Lease to the Agreements.

 

[Remainder of Page Intentionally Blank]

 

    	 	27	 

     

    

 

IN WITNESS WHEREOF,
the parties hereto signed this Master Lease effective the date first above written.

 

 

	Landlord:	Tenant:
	 	 
	GMR OKLAHOMA CITY, LLC,	CRUSE-TWO, L.L.C.,
	a Delaware limited liability company	an Oklahoma limited liability company

 

	By:	Global
    Medical REIT, LP,	 	 	 
	 	a Maryland limited partnership	 	By:	 
	 	 	 	 	 	Name:	 
	 	By:	Global Medical REIT Inc.,	 	 	Title:	 
	 	 	a Maryland corporation	 	 	 	 

 

	 	By:	 	 
	 	 	Name: 	 	 
	 	 	Its: 	Authorized Signatory	 

 

    	 	S-1	 

     

    

 

EXHIBIT “A

 

DEPICTION OF PREMISES

 

(see attached)

 

    	 	Exhibit “A” – Page 1	 

     

    

 

EXHIBIT “B”

 

ASSESSMENT REPORT

 

(see attached)

 

    	 	Exhibit “B” – Page 1	 

     

    

 

EXHIBIT “C”

 

RENT DIRECTION LETTER

_____________, 2017

 

Oklahoma Center for Orthopaedic & Multi-Specialty
Surgery, LLC

Attention: ____________

 

8125 South Walker Avenue

 

Oklahoma City OK 73139

 

		Re:	Amended and Restated Building Lease dated September 1, 2014 (“Lease”) between Cruse-Two,
L.L.C. (“Landlord”) and Oklahoma Center for Orthopaedic & Multi-Specialty Surgery, LLC (“Tenant”)

 

Ladies and Gentlemen:

 

Landlord has entered
into certain agreements pursuant to which Landlord has (1) sold to GMR _________, LLC (“Buyer”) the Premises that Tenant
leases from Landlord under the above-referenced Lease, and (2) entered into a Master Lease Agreement with Buyer (the “Master
Lease”), pursuant to which Landlord will lease the Premises back from Buyer until February 28, 2022 (the “Master Lease
Expiration Date”).

 

Under the terms of
the Master Lease Agreement, Landlord has agreed that all Monthly Rent due to Landlord under the Lease should be paid directly to
Buyer during the term of the Master Lease, instead of being remitted to Landlord.

 

Landlord hereby notifies
Tenant that commencing on _____________, 2017, and continuing until the Master Lease Expiration Date or such time as Tenant receives
written notice from Buyer or its successors and assigns, Tenant shall pay directly to Buyer, at such address and place as Buyer
may designate, all Monthly Rent due to Landlord under the Lease and shall, in addition to sending copies of all notices to Landlord,
send copies of all notices pursuant to the Lease to such person and place as Buyer may designate. Landlord and Tenant hereby confirm
that all installments of Monthly Rent due under the Lease are due on the first day of each month.

 

Buyer hereby notifies
Tenant that all Monthly Rent due to Landlord under the Lease on and after __________________, 2017, shall be paid to Buyer, and
if paid by wire transfer as follows:

 

or, if paid by check, by check made payable
to _______________________, and sent to:

 

    	 	Exhibit “C” – Page 1	 

     

    

 

Copies of all notices,
statements, reports and other information sent to Landlord under the Lease shall also be sent to Buyer at the following addresses:

 

This notice may be
executed in counterparts, each of which shall be deemed to be an original and all of which shall be deemed to be the same instrument.

 

    	 	Exhibit “C” – Page 2	 

     

    

 

Please acknowledge
receipt of this letter by signing the enclosed copy and returning the countersigned letter by email to __________________ at _______________________.

 

	LANDLORD:	CRUSE-TWO, L.L.C., an Oklahoma limited liability company
	 	 	 
	 	By: 	 
	 	Name: 	 
	 	Title: 	 
	 	 	 
	BUYER:	GMR OKLAHOMA CITY LLC, 
	 	a Delaware limited liability company
	 	 	 
	 	By:	 
	 	Name:	 
	 	Title:	 

 

	ACKNOWLEDGED AND AGREED:	 
	OKLAHOMA CENTER FOR ORTHOPAEDIC	 
	& MULTI-SPECIALTY SURGERY, LLC,	 
	an Oklahoma limited liability company	 
	 	 	 
	By:	 	 
	Name:	 	 
	Title:	 	 
	 	 	 
	Date:	______________, 2017	 
	 	 	 
	Cc:	 	 

 

    	 	Exhibit “C” – Page 3	 

     

    

 

Schedule 4.8

 

PAYMENT ACCOUNT

 

	NAME/ADDRESS:	GMR Oklahoma City LLC Operating Acct 
	 	4800 Montgomery Lane, Suite 450
	 	Bethesda, MD 20814
	 	 
	BANK NAME:	Capital One Bank
	 	 
	ADDRESS:	275 Broadhollow Road
	 	Melville, NY 11747
	 	 
	ROUTING #	065000090
	 	 
	ACCOUNT #	[___________]
	 	 
	ADDITIONAL INFO:	OCOM Rent 

 

    	 	Exhibit “C” – Page 1

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