Document:

Exhibit 10.15

 

1. Welcome to AdSense!

 

Thanks for your interest in our search and advertising services (the “Services”)! By using our Services, you agree to (1) these Terms of Service, (2) the AdSense Program Policies, which include but are not limited to the Content Policies, the Webmaster Quality Guidelines, the Ad Implementation Policies, and the EU User Consent policy (collectively, the “AdSense Policies”), and (3) the Google Branding Guidelines (collectively, the “AdSense Terms”). If ever in conflict, these Terms of Service will take precedence over any other terms in the policies and guidelines enumerated in numbers (2) and (3) above. Please read these Terms of Service and the rest of the AdSense Terms carefully.

 

As used in theseTerms of Service, “you” or “publisher” means the individual or entity using the Services (and/or any individual, agent, employee, representative, network, parent, subsidiary, affiliate, successor, related entities, assigns, or all other individuals or entities acting on your behalf, at your direction, under your control, or under the direction or control of the same individual or entity who controls you). “We,” “us” or “Google” means Google Asia Pacific Pte. Ltd., and the “parties” means you and Google.

 

2. Access to the Services; AdSense Accounts

 

Your use of the Services is subject to your creation and our approval of an AdSense Account (an “Account”). We have the right to refuse or limit your access to the Services. In order to verify your Account, from time-to-time we may ask for additional information from you, including, but not limited to, verification of your name, address, and other identifying information. By submitting an application to use the Services, if you are an individual, you represent that you are at least 18 years of age with full capacity for civil conduct. You may

 

 

only have one Account. If you (including those under your direction or control) create multiple Accounts, you will not be entitled to further payment from Google, and your Accounts will be subject to termination, pursuant to the provisions below.

 

By enrolling in AdSense, you permit Google to serve, as applicable, (i) advertisements and other content (“Ads”), (ii) Google search boxes and search results, and (iii) related search queries and other links to your websites, mobile applications, media players, mobile content, and/or other properties approved by Google (each individually a “Property”). In addition, you grant Google the right to access, index and cache the Properties, or any portion thereof, including by automated means. Google may refuse to provide the Services to any Property. Any Property that is a software application and accesses our Services (a) may require preapproval by Google in writing, and (b) must comply with Google’s Software Principles.

 

3. Using our Services

 

You may use our Services only as permitted by the AdSense Terms and any applicable laws. Don’t misuse our Services. For example, don’t interfere with our Services or try to access them using a method other than the interface and the instructions that we provide. 

 

You may discontinue your use of any Service at any time by removing the relevant code from your Properties.

 

4. Changes to our Services; Changes to the AdSense Terms

 

We are constantly changing and improving our Services. We may add or remove functionalities or features of the Services at any time, and we may suspend or stop a Service altogether.

 

We may modify the AdSense Terms at any time. We’ll post any modifications to the Terms of Service on this page and any modifications to the AdSense Policies or the Google Branding Guidelines on their respective pages, and you agree to browse these pages on a weekly basis. Changes will generally become effective 30 days after they are posted. However, changes addressing new functions for a Service or changes made for legal reasons will be effective immediately. If you don’t agree to any modified terms in the AdSense Agreement, you’ll have to stop using the affected Services.

 

5. Payment

 

Subject to this Section and Section 6 of these Terms of Service, you will receive a payment related to the number of valid clicks on Ads displayed on your Properties, the number of valid impressions of Ads displayed on your Properties, or other valid events performed in connection with the display of Ads on your Properties,. only if and when Google determines that your Properties have remained in compliance with the AdSense Terms (including all AdSense Policies as identified in Section 1 above) for the entirety of the period for which payment is made and through to the date that the payment is issued.

 

If your Account is in good standing through to the time when Google issues you a payment, we will pay you by the end of the calendar month following any calendar month in which the balance reflected in your Account equals or exceeds the applicable payment threshold. If

 

 

Google is investigating your compliance with the AdSense Terms or you have been suspended or terminated, your payment may be delayed or withheld. To ensure proper payment, you are responsible for providing and maintaining accurate contact and payment information in your Account.

 

If you implement search Services, our payments may be offset by any applicable fees for such Services. In addition, Google may (a) withhold and offset any payments owed to you under the AdSense Terms against any fees you owe us under the AdSense Terms or any other agreement, or (b) require you to refund us within 30 days of any invoice any amounts we may have overpaid to you in prior periods. You are responsible for any charges assessed by your bank or payment provider.

 

Unless expressly authorized in writing by Google, you may not enter into any type of arrangement with a third party where that third party receives payments made to you under the AdSense Terms or other financial benefit in relation to the Services. 

 

Payments will be calculated solely based on Google’s accounting. You acknowledge and agree that you are only entitled to payment for your use of the Services for which Google has been paid; if, for any reason, Google does not receive payment from an advertiser or credits such payment back to an advertiser, you are not entitled to be paid for any associated use of the Services. Additionally, if an advertiser whose Ads are displayed on any Property defaults on payment to Google, we may withhold payment or charge back your Account. 

 

Google has the right to withhold or adjust payments to you to exclude any amounts Google determines arise from invalid activity. Invalid activity includes, but is not limited to, (i) spam, invalid clicks, invalid impressions, invalid queries, invalid conversions, or other invalid events on Ads generated by any person, bot, automated program or similar device, including through any clicks, impressions, queries, conversions, or other events originating from your IP addresses or computers under your control; (ii) clicks, impressions, queries, conversions, or other events solicited or generated by payment of money, false representation, or requests for end users to click on Ads or take other actions; (iii) Ads served to end users whose browsers have JavaScript disabled or who are otherwise tampering with ad serving or measurement; (iv) any click, impression, query, conversion, or other event occurring on a Property that does not comply with the AdSense Policies; (v) any click, impression, query, conversion, or other event occurring on a Property associated with another AdSense Account you use; and (vi) all clicks, impressions, queries, conversions, or other events in any Account with significant amounts of invalid activity, as described in (i-v) above or with the types of invalid activity indicating intentional misconduct. In the event Google detects invalid activity, either before or after issuing a payment for that activity, Google reserves the right to debit your Account, and adjust future payments accordingly, for all invalid clicks, impressions, queries, conversions, or other events including for all clicks, impressions, queries, conversions, or other events on Properties that do not comply with the AdSense Policies. Additionally, Google may refund or credit advertisers for some or all of the advertiser payments associated with a publisher’s Account. You acknowledge and agree that, whenever Google issues such refunds or credits, you will not be entitled to receive any payment for any associated use of the Services.

 

 

6. Termination, Suspension, and Entitlement to Further Payment

 

Google may at any time, without providing a warning or prior notice, temporarily suspend further payments on your Account, suspend or terminate the participation of any Property in the Services, or suspend or terminate your Account because of, among other reasons, invalid activity or your failure to otherwise fully comply with the AdSense Policies. Google can terminate your participation in the Services, and close your Account, if your Account remains inactive for a period of 6 or more consecutive months. If Google closes your Account due to inactivity, and the balance reflected in your Account equals or exceeds the applicable threshold, we will pay you that balance, subject to our payment provisions in Section 5. If Google closes your Account due to inactivity, you will not be prevented from submitting a new application to use the Services.

 

If Google terminates your Account due to your breach of the AdSense Terms, including, but not limited to, your causing or failing to prevent invalid activity on any Property, or your failure to otherwise fully comply with the AdSense Policies, you will not be entitled to any further payment from Google for any prior use of the Services. If you breach the AdSense Terms or Google suspends or terminates your Account, you (i) are prohibited from creating a new Account, and (ii) may not be permitted to monetize content on other Google products. . If you dispute any payment made or withheld relating to your use of the Services, or, if Google terminates your Account and you dispute your termination, you must notify Google within 30 days of any such payment, non-payment, or termination by submitting an appeal. If you do not, any claim related to the disputed payment or your termination is waived.

 

You may terminate your use of the Services at any time by completing the account cancellation process. Your AdSense Account will be considered terminated within 10 business days of Google’s receipt of your notice. If you terminate your Account and the balance reflected in your Account equals or exceeds the applicable threshold, we will pay you that balance, subject to the payment provisions in Section 5, within approximately 90 days after the end of the calendar month in which you terminated your use of the Services. Any balance reflected in your Account below the applicable threshold will remain unpaid.

 

7. Taxes

 

As between you and Google, Google is responsible for all taxes (if any) associated with the transactions between Google and advertisers in connection with Ads displayed on the Properties. You are responsible for all taxes (if any) associated with the Services, other than taxes based on Google’s net income. All payments to you from Google in relation to the Services will be treated as inclusive of tax (if applicable) and will not be adjusted. If Google is obligated to withhold any taxes from its payments to you, Google will notify you of this and will make the payments net of the withheld amounts. Google will provide you with original or certified copies of tax payments (or other sufficient evidence of tax payments) if any of these payments are made by Google.

 

 

8. Testing

 

You authorize Google to periodically conduct tests that may affect your use of the Services. To ensure the timeliness and validity of test results, you authorize Google to conduct such tests without notice.

 

9. Intellectual Property; Brand Features

 

Other than as set out expressly in the AdSense Terms, neither party will acquire any right, title or interest in any intellectual property rights belonging to the other party or to the other party’s licensors.

 

If Google provides you with software in connection with the Services, we grant you a nonexclusive, non-sublicensable license for use of such software. This license is for the sole purpose of enabling you to use and enjoy the benefit of the Services as provided by Google, in the manner permitted by the AdSense Terms. Other than distributing content via the AdMob SDK, you may not copy, modify, distribute, sell, or lease any part of our Services or included software, or reverse engineer or attempt to extract the source code of that software, unless laws prohibit those restrictions or you have our written permission. You will not remove, obscure, or alter Google’s copyright notice, Brand Features, or other proprietary rights notices affixed to or contained within any Google services, software, or documentation. We grant you a non-exclusive, non-sublicensable license to use Google’s trade names, trademarks, service marks, logos, domain names, and other distinctive brand features (“Brand Features”) solely in connection with your use of the Services and in accordance with AdSense Terms. We may revoke this license at any time. Any goodwill arising from your use of Google’s Brand Features will belong to Google.

 

We may include your name and Brand Features in our presentations, marketing materials, customer lists and financial reports.

 

10. Privacy

 

Our privacy policy explains how we treat your personal data and protect your privacy when you use our Services. By using our Services, you agree that Google can use such data in accordance with our privacy policy. You and Google also agree to the Google Ads Controller-Controller Data Protection Terms.

 

You will ensure that at all times you use the Services, the Properties have a clearly labeled and easily accessible privacy policy that provides end users with clear and comprehensive information about cookies, device-specific information, location information and other information stored on, accessed on, or collected from end users’ devices in connection with the Services, including, as applicable, information about end users’ options for cookie management. You will use commercially reasonable efforts to ensure that an end user gives consent to the storing and accessing of cookies, device-specific information, location information or other information on the end user’s device in connection with the Services where such consent is required by law.

 

11. Confidentiality

 

You agree not to disclose Google Confidential Information without our prior written consent. “Google Confidential Information” includes: (a) all Google software, technology and documentation relating to the Services; (b) click-through rates or other statistics relating to Property performance as pertaining to the Services; (c) the existence of, information about, or

 

 

terms of, any non-public beta or experimental features in a Service; and (d) any other information made available by Google that is marked confidential or would normally be considered confidential under the circumstances in which it is presented. Google Confidential Information does not include information that you already knew prior to your use of the Services, that becomes public through no fault of yours, that was independently developed by you, or that was lawfully given to you by a third party. Notwithstanding this Section 11, you may accurately disclose the amount of Google’s gross payments resulting from your use of the Services.

 

12. Indemnity

 

You agree to indemnify and defend Google, its affiliates, agents, and advertisers from and against any and all third-party claims and liabilities arising out of or related to the Properties, including any content served on the Properties that is not provided by Google; your use of the Services, or your breach of any term of the AdSense Terms. Google’s advertisers are third-party beneficiaries of this indemnity.

 

13. Representations; Warranties; Disclaimers

 

You represent and warrant that (i) you have full power and authority to enter into the AdSense Terms; (ii) you are the owner of, or are legally authorized to act on behalf of the owner of, each Property; (iii) you are the technical and editorial decision maker in relation to each Property on which the Services are implemented and you have control over the way in which the Services are implemented on each Property; (iv) Google has never previously terminated or otherwise disabled an AdSense Account created by you due to your breach of the AdSense Terms, including due to invalid activity; (v) entering into or performing under the AdSense Terms will not violate any agreement you have with a third party or any third-party rights; and (vi) all of the information provided by you to Google is correct and current. 

 

OTHER THAN AS EXPRESSLY SET OUT IN THE ADSENSE TERMS, WE DO NOT MAKE ANY PROMISES ABOUT THE SERVICES. FOR EXAMPLE, GOOGLE MAY REFUSE TO SERVE, AS APPLICABLE, (i) ADVERTISEMENTS AND OTHER CONTENT (“ADS”), (ii) GOOGLE SEARCH BOXES AND SEARCH RESULTS, AND (iii) RELATED SEARCH QUERIES AND OTHER LINKS TO YOUR PROPERTIES. WE DO NOT GUARANTEE THAT EVERY PAGE WILL RECEIVE ADS OR THAT GOOGLE WILL SERVE A CERTAIN NUMBER OF ADS. ADDITIONALLY, WE DO NOT MAKE ANY COMMITMENTS ABOUT THE CONTENT WITHIN THE SERVICES, THE SPECIFIC FUNCTION OF THE SERVICES, OR THEIR PROFITABILITY, RELIABILITY, AVAILABILITY, OR ABILITY TO MEET YOUR NEEDS. WE PROVIDE EACH SERVICE “AS IS”.

 

TO THE EXTENT PERMITTED BY LAW, WE EXCLUDE ALL WARRANTIES, EXPRESS, STATUTORY OR IMPLIED. WE EXPRESSLY DISCLAIM THE WARRANTIES OR CONDITIONS OF NONINFRINGEMENT, MERCHANTABILITY, AND FITNESS FOR A PARTICULAR PURPOSE. TO THE EXTENT SUCH STATUTORY WARRANTIES OR CONDITIONS APPLY AND CANNOT BE EXCLUDED, TO THE EXTENT TO WHICH GOOGLE IS ALLOWED, GOOGLE LIMITS ITS LIABILITY IN RESPECT OF ANY CLAIM UNDER THOSE WARRANTIES OR CONDITIONS TO, AT GOOGLE’S OPTION, THE SUPPLYING OF THE SERVICES AGAIN OR THE PAYMENT OF THE COST OF HAVING

 

 

THE SERVICES SUPPLIED AGAIN.

 

Nothing in this Agreement, including Sections 12, 13 and 14, shall exclude or limit Google’s warranty or liability for losses which may not be lawfully excluded or limited by applicable law. Some jurisdictions do not allow the exclusion of certain warranties or conditions or the limitation or exclusion of liability for loss or damage caused by negligence, breach of contract or breach of implied terms, or incidental or consequential damages. Accordingly, only the limitations which are lawful in your jurisdiction will apply to you and Google’s liability will be limited to the maximum extent permitted by law.

 

14. Limitation of Liability

 

TO THE EXTENT PERMITTED BY LAW, EXCEPT FOR ANY INDEMNIFICATION OBLIGATIONS HEREUNDER OR YOUR BREACH OF ANY INTELLECTUAL PROPERTY RIGHTS, CONFIDENTIALITY OBLIGATIONS AND/OR PROPRIETARY INTERESTS RELATING TO THE ADSENSE TERMS, (i) IN NO EVENT SHALL EITHER PARTY BE LIABLE UNDER THE ADSENSE TERMS FOR ANY CONSEQUENTIAL, SPECIAL, INDIRECT, EXEMPLARY, PUNITIVE DAMAGES, OR LOSSES AND EXPENSES WHETHER IN CONTRACT, TORT OR ANY OTHER THEORY, EVEN IF SUCH PARTY HAS BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES OR LOSSES AND EXPENSES AND NOTWITHSTANDING ANY FAILURE OF ESSENTIAL PURPOSE OF ANY LIMITED REMEDY, AND (ii) EACH PARTY’S AGGREGATE LIABILITY UNDER THE ADSENSE TERMS IS LIMITED TO THE NET AMOUNT RECEIVED AND RETAINED BY THAT PARTICULAR PARTY IN CONNECTION WITH THIS ADSENSE TERMSDURING THE THREE MONTH PERIOD IMMEDIATELY PRECEDING THE DATE OF THE CLAIM. 

 

Each party acknowledges that the other party has entered into the AdSense Terms relying on the limitations of liability stated herein and that those limitations are an essential basis of the bargain between the parties.

 

15. Miscellaneous

 

Entire Agreement; Amendments. The AdSense Terms are our entire agreement relating to your use of the Services and supersedes any prior or contemporaneous agreements on that subject. This AdSense Terms may be amended (i) in a writing signed by both parties that expressly states that it is amending the AdSense Terms t, or (ii) as set forth in Section 4, if you keep using the Services after Google modifies the AdSense Terms.

 

Assignment. You may not assign or transfer any of your rights under the AdSense Terms.

 

Independent Contractors. The parties are independent contractors and the AdSense Terms do not create an agency, partnership, or joint venture.

 

No Third-Party Beneficiaries. Other than as set forth in Section 12, the AdSense Terms do not create any third-party beneficiary rights.

 

No Waiver. Other than as set forth in Section 5, the failure of either party to enforce any provision of the AdSense Terms will not constitute a waiver.

 

Severability. If it turns out that a particular term of the AdSense Terms is not enforceable, the balance of the AdSense Terms t will remain in full force and effect.

 

Survival. Sections 5, 6, 8, 12, 14, and 15 of these Terms of Service will survive termination.

 

Governing Law; Venue. All claims arising out of or relating to AdSense Terms or the Services

 

 

will be governed by California law, excluding California’s conflict of laws rules. The parties will try in good faith to settle any dispute relating to the Agreement (“Dispute”) within 30 days after such Dispute arises. If the Dispute is not resolved within 30 days, it must be resolved by arbitration by the International Centre for Dispute Resolution of the American Arbitration Association and conducted in accordance with its Expedited Commercial Rules in force as of the date of the Agreement. There will be one arbitrator selected by mutual agreement of the parties. The arbitration will be conducted in English in Santa Clara County, California, USA. Either party may apply to any court having jurisdiction for injunctive relief necessary to protect its rights pending resolution of the arbitration. Any decision rendered by the arbitrator will be final and binding on the parties, and judgment thereon may be entered by any court of competent jurisdiction. The arbitrator may order equitable or injunctive relief consistent with the remedies and limitations in the Agreement. All information disclosed in connection with the arbitration, including the existence of the arbitration, will be Confidential Information governed by the confidentiality provision of Section 9. The parties may, however, disclose such information to an appropriate court under confidentiality restrictions, as necessary to seek enforcement of any arbitration award or judgment or to seek any relief permitted under the terms hereof.

 

Force Majeure. Neither party will be liable for inadequate performance to the extent caused by a condition (for example, natural disaster, act of war or terrorism, riot, labor condition, governmental action, and Internet disturbance) that was beyond the party’s reasonable control.

 

Communications. In connection with your use of the Services, we may contact you regarding service announcements, administrative messages, and other information. You may opt out of some of those communications in your Account settings. For information about how to contact Google, please visit our contact page.

 

*                  *                   *

 

16. Service-Specific Terms

 

If you choose to implement any of the following Services on a Property, you also agree to the additional terms identified below:

 

AdMob: the AdMob Publisher Guidelines and Policies.

 

Custom Search Engine: the Custom Search Engine Terms of Service.Exhibit

Exhibit 10.1
LEASE TERMINATION AND LICENSE AGREEMENT
THIS LEASE TERMINATION AND LICENSE AGREEMENT (this "Agreement") is made and entered into effective as of August 13, 2018 (the "Effective Date"), by and between HC-200 BLOSSOM STREET, LLC, a Delaware limited liability company ("Landlord"), and BAY AREA REGIONAL MEDICAL CENTER, LLC, a Texas limited liability company ("Tenant").

WITNESSETH:
WHEREAS, Bay Area Hospital Property Company, LLC, a Texas limited liability company (the "Original Landlord") and Tenant entered into that certain Amended and Restated Lease Agreement dated May 7, 2013, as assigned from Original Landlord to Landlord pursuant to that certain Assignment and Assumption of Leases dated July 11, 2014, as amended by that certain First Amendment to Amended and Restated Lease Agreement dated June 3, 2015, as further amended by that certain Second Amendment to Amended and Restated Lease Agreement dated March 15, 2016, as further amended by that certain Third Amendment to Amended and Restated Lease Agreement dated as of August 28, 2017, and as further amended by that certain Fourth Amendment to Amended and Restated Lease Agreement dated as of April 13, 2018  (collectively, the "Lease"), for the land and improvements located at 200 Blossom Street, Webster, Texas (the "Premises"); and 
WHEREAS, Landlord is the current owner of the Premises and successor in interest to Original Landlord under the Lease; and
WHEREAS, Landlord and Tenant desire to terminate, effective as of and following the Termination Date set forth hereinbelow, all obligations, liabilities and benefits under the Lease in its entirety, as hereinafter provided, except as may be hereinafter provided and only subject to and upon the terms and conditions set forth hereinbelow; and
NOW, THEREFORE, for and in consideration of the recitals set forth above and the mutual covenants and agreements set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which consideration are hereby acknowledged, Landlord and Tenant hereby agree as follows:
AGREEMENTS:
1.Defined Terms.  Terms defined in the Lease and delineated herein by initial capital letters shall have the same meanings ascribed thereto in the Lease, except to the extent that the meaning of any such term is specifically modified by the provisions of this Agreement.  Terms and phrases which are not delineated herein by initial capital letters and/or which are not defined either herein or in the Lease shall have the meanings commonly ascribed thereto.
2.    Termination of Lease.  Landlord and Tenant hereby agree that, subject to the terms of this Agreement, the Lease shall be and hereby is terminated effective as of 11:59 p.m. on August 12, 2018 (the "Termination Date"), and effective as of such Termination Date the Lease shall be 

LEASE TERMINATION AND LICENSE AGREEMENT – Page 1

declared in all respects, without limitation (except as is otherwise set forth expressly in this Agreement), terminated and the term thereof ended.  All subleases and/or licenses which may have been entered into by Tenant in connection with the Premises, and/or any and all other interests in the Premises granted by Tenant to any other person or party, shall, at Landlord's sole option, be simultaneously terminated as of the Termination Date. 
3.    Additional Documentation.  Tenant and Guarantor agree to execute any and all documents reasonably requested or required by Landlord in connection with the termination of the Lease pursuant to this Agreement, including without limitation any required state or local real estate transfer tax returns and the like.  
4.    Surrender of Premises.  Landlord and Tenant hereby acknowledge and agree that, subject to Section 5 below, Tenant shall vacate and surrender to Landlord the Premises on or before the Termination Date. Landlord and Tenant hereby acknowledge and agree that this section shall not affect the ownership of the equipment currently situated at the Premises.  
5.    Limited License for Access to the Premises.  Notwithstanding Section 4 above, Landlord hereby grants to Tenant a license to access the Premises for the sole purpose of winding down the operations of Tenant (the "License").  Tenant shall comply with all applicable laws in connection with its access to and use of the Premises.  The License is personal to Tenant, and Tenant may not assign the License.  If Tenant attempts to assign the License, then the License will automatically terminate.  Either Landlord or Tenant may terminate the License at will by giving thirty (30) days' prior written notice to the other Party and to Tenant's lender Capital One, National Association (by email and overnight delivery, at the address listed below in the Capital One consent to this Agreement, which notice shall be deemed to have been given upon the first to occur of delivery of such notice by either email or overnight delivery, which delivery shall be deemed to occur (1) in the case of email, at the time of delivery to the recipient' email server, or (2) in the case of overnight delivery, upon the first attempted delivery on a Business Day).  Tenant shall hold harmless, defend, and indemnify Landlord, and Landlord's employees, agents, representatives, asset manager, consultants, attorneys, fiduciaries, servants, officers, directors, partners, shareholders, members, predecessors, successors and assigns (collectively, the "Landlord Parties") against any suits, liabilities, claims, demands, or damages arising from Tenant's exercise of the License, including, without limitation, (i) any and all reasonable attorneys' fees and court costs incurred by Landlord in connection with any such claims or activities, and (ii) mechanic's liens or claims that may be filed on or asserted against the Premises by contractors, subcontractors or materialmen performing work for Tenant, in each case even if such suits, liabilities, claims, demands, or damages arise, or are alleged to have arisen, in whole or in part from the ACTUAL OR ALLEGED NEGLIGENCE OR STRICT LIABILITY OF ANY LANDLORD PARTIES, but not if such suits, liabilities, claims, demands, or damages actually arise from the intentional misconduct or gross negligence of such Landlord Party; and Tenant further waives and releases any claims, demands, damages, causes of action or other remedies of any kind whatsoever against Landlord for bodily or personal injuries, or property damage to Tenant, its agents, independent contractors, servants or employees arising from Tenant's exercise of the License, even if such claims, demands, damages, causes of action or other remedies arise, or are alleged to have arisen, in whole or in part from the ACTUAL OR ALLEGED NEGLIGENCE OF ANY LANDLORD PARTIES, but not if such claims, demands, damages, causes of action or other remedies actually arise from the 

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intentional misconduct or gross negligence of such Landlord Party.  The indemnification provisions of this Section 5 shall survive the termination or cancellation of the License.
6.    Access to the Premises.  Subject to sections above, and notwithstanding anything to the contrary set forth in the Lease or in this Agreement, Landlord and its employees, agents, contractors, and representatives shall have the right to enter the Premises for any purpose, including without limitation to show the Premises to prospective purchasers or tenants.
7.    No Release of Tenant or Guarantor.  Tenant shall not be released from, and shall remain fully liable for, all obligations under the Lease accruing prior to the Termination Date, including, without limitation, all amounts owed under the Lease through and including the Termination Date and any indemnity, hold harmless, or defense obligation or agreement of Tenant under the Lease, and Tenant hereby ratifies and reaffirms all such obligations.  Guarantor shall not be released from, and shall remain fully liable for, all obligations under the Guaranty, whether accruing prior or subsequent to the Termination Date.  
8.    Affirmation.  Landlord, Tenant and Guarantor hereby agree and confirm that the Guaranty, together with all of the other Loan Documents are and continue to be in full force and effect as to all Tenant's and Guarantor's obligations contained therein and the execution and delivery of this Agreement in no way impairs or adversely affects the validity, existence or enforceability of the Guaranty or any of the other Loan Documents.    Tenant and Guarantor, each on behalf of itself and on behalf of MEDISTAR FINANCE, LLC, a Texas limited liability company, as "Borrower", and Landlord hereby reaffirm each of the covenants and agreements set forth in the Guaranty and the Loan Documents with the same force and effect as if each were separately stated herein.
9.    No Transfer.  Tenant hereby represents and warrants to Landlord that Tenant is the owner and holder of the leasehold estate of the "Tenant" under the Lease.  Tenant further represents and warrants to Landlord that Tenant has not heretofore assigned or transferred, or purported to assign or transfer, to any person, firm or corporation whatsoever, any claim, debt, liability, demand, obligation, cost, attorneys' fees, expense, action or cause of action herein released and discharged.
10.    Attorneys' Fees.  In the event of any legal action or proceeding brought by Landlord against Tenant or Guarantor arising out of this Agreement, Landlord shall be entitled to recover from Tenant or Guarantor the reasonable attorneys' fees and costs incurred by Landlord in such action or proceeding (including, without limitation, all costs of appeal) and such amount shall be included in any judgment rendered in such action or proceeding.
11.    Entire Agreement.  This Agreement contains all of the agreements of the parties hereto with respect to the subject matter hereof and no prior agreement, understanding or representation pertaining to any such matter shall be hereafter effective for any purpose unless reinstated as provided herein.  No provision of this Agreement may be amended except by an express agreement in writing signed by the parties hereto or their respective successors‐in‐interest or permitted assigns.
12.    Counterparts.  This Agreement may be executed in multiple counterparts, each of which shall constitute an original, but all of which shall together constitute one document, and an 

LEASE TERMINATION AND LICENSE AGREEMENT – Page 3

executed copy of this Agreement delivered by facsimile or electronic mail transmittal shall have the effect of an original, executed instrument.  It shall not be necessary for the signature of, or on behalf of, each party to this Agreement, or that the signature of all persons required to bind any such party, appear on each counterpart of this Agreement, and each signature page to any counterpart of this Agreement may be detached from such counterpart without impairing the legal effect of the signatures thereon and thereafter attached to another counterpart of this Agreement identical thereto except having attached to it additional signature pages.
13.    Invalidity.  If any covenant, condition, or provision herein contained is held to be invalid by final judgment of any court of competent jurisdiction, the invalidity of such covenant, condition, or provision shall not in any way affect any other covenant, condition, or provision herein contained.
14.    Authority.  Tenant and Guarantor hereby represent and warrant to Landlord as follows:  Tenant is a duly organized and validly existing limited liability company under the laws of the State of Texas; Guarantor is a duly organized and validly existing limited liability company under the laws of the State of Texas; Tenant and Guarantor have full right and authority to make and enter into this Agreement; Tenant's and Guarantor's execution of this Agreement does not result in the violation of any law or the breach of any agreement to which Tenant or Guarantor may be bound; each person signing this Agreement on behalf of Tenant or Guarantor was and continues to be duly authorized to do so; and, upon execution hereof by Tenant or Guarantor, as applicable, this Agreement shall be an enforceable agreement binding upon Tenant and Guarantor, as applicable, in accordance with the terms hereof.  
15.    Binding Effect; Controlling Agreement; Governing Law; Miscellaneous.  The terms and provisions of this Agreement shall be binding upon and inure to the benefit of each of the parties hereto, and their respective transferees, representatives, successors and permitted assigns. In the event of a conflict between the terms and provisions of this Agreement and those contained in the Lease, the terms and provisions of this Agreement shall control.  This Agreement and the rights and duties of the parties hereto shall be controlled by and interpreted in accordance with the laws of the State in which the Premises are located.  Captions and headings throughout this Agreement are inserted only as a matter of convenience and are not to be given any effect whatsoever in construing this Agreement.  Words of masculine, feminine or neuter gender, as used herein, shall mean and include the correlative words of the other genders, and words used herein importing a singular number shall mean and include the plural number and vice  versa.  All references in this Agreement to numbered sections, articles and/or paragraphs are references to the sections, articles and/or paragraphs hereof, unless otherwise expressly designated in context.  
16.    No Disclosure.  Tenant and Guarantor agree that neither of them shall disclose any of the matters set forth in this Agreement or disseminate or distribute any information concerning the terms, details or conditions hereof to any person, firm or entity without first obtaining the express written approval of Landlord with respect to such disclosure, which consent may be withheld in Landlord's sole and absolute discretion.  
17.    No Offer; No Construction Against Draftsmen.  This Agreement shall not be binding until executed and delivered by each of the parties hereto.  This Agreement shall not be relied upon by any other party as a basis for terminating or modifying its obligations to Landlord.  No inference 

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in favor of or against any party hereto shall be drawn from the fact that such party has drafted any provision of this Agreement or that such provisions have been drafted on behalf of said party.
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LEASE TERMINATION AND LICENSE AGREEMENT – Page 5

        

EXECUTED as of the effective date first written above.
	
		
	 
	LANDLORD: 
 
HC-200 BLOSSOM STREET, LLC, 
a Delaware limited liability company 
 
By:   HC-Bay Area Regional Real Estate Holdings, LLC, 
   a Delaware limited liability company, 
   its Sole Member 
 
   By: Carter/Validus Operating Partnership, LP, 
      a Delaware limited partnership, 
      as Manager 
 
      By:   Carter Validus Mission Critical REIT,          Inc., 
         a Maryland corporation, 
         its General Partner 
 
 
         By: /s/ James H. MacQueen 
         Name: James H. MacQueen 
         Title: SVP

	 
	TENANT: 
 
BAY AREA REGIONAL MEDICAL CENTER, LLC, a Texas limited liability company 
 
 
By: /s/ Stephen K. Jones, Jr.
Name: Stephen K. Jones, Jr.
Title: CEO

 [Signature page continues]

LEASE TERMINATION AND LICENSE AGREEMENT – Signature Page 

Manfred Co., L.C., a Texas limited liability company ("Guarantor") has executed this Agreement as of the date first written above, for purposes of evidencing its consent and agreement to the terms contained herein, including, without limitation, the ratification and reaffirmation of the Guaranty.

	
		
	 
	GUARANTOR: 
 
MANFRED CO., L.C.,  
a Texas limited liability company 
 
 
By: /s/ Rick Zachardy 
Name: Rick Zachardy 
Title: VP / CFO

LEASE TERMINATION AND LICENSE AGREEMENT – Signature Page 

CONSENT TO LEASE TERMINATION

Through this Consent, Capital One, National Association ("Lender") evidences its consent to the termination of the Lease under the terms and conditions of the foregoing Agreement.  Capital One is not a party to such Agreement, and executes this Consent solely to provide its written consent to the Lease termination under the Agreement.  

	
		
	 
	LENDER: 
 
CAPITAL ONE, NATIONAL ASSOCIATION,  
a national banking association 
 
 
By: /s/ Michael G. Gardullo 
Name: Michael G. Gardullo 
Title: Senior Director

Notices to Lender should be sent to:  

Capital One, National Association
Attn:  Michael Gardullo
2 Bethesda Metro Center
Suite 600
Bethesda, MD  20814
Email:  michael.gardullo @capitalone.com

4816-1658-4557v.10 58198-7

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