Document:

AMENDMENT TO UNCONDITIONAL GUARANTY OF PAYMENT AND PERFORMANCE

 Exhibit 10.2 
 FIRST AMENDMENT TO UNCONDITIONAL 
 GUARANTY OF PAYMENT AND
PERFORMANCE 
 THIS FIRST AMENDMENT TO UNCONDITIONAL GUARANTY OF PAYMENT AND PERFORMANCE (this
“Amendment”), dated as of June 29, 2012, is made by and between CARTER VALIDUS MISSION CRITICAL REIT, INC., a Maryland corporation (“REIT”), and THE ENTITIES LISTED ON THE SIGNATURE PAGES HEREOF AS SUBSIDIARY
GUARANTORS (hereinafter referred to individually as a “Subsidiary Guarantor” and collectively, as “Subsidiary Guarantors”; REIT and the Subsidiary Guarantors are sometimes hereinafter referred to individually as a
“Guarantor” and collectively as “Guarantors”) and KEYBANK NATIONAL ASSOCIATION, a national banking association, as Agent for the lenders (the “Lenders”) that are a party to the Credit Agreement (as defined
below). 
 RECITALS: 
 WHEREAS, Carter/Validus Operating Partnership, L.P., a Delaware limited partnership, and KeyBank, individually and as Agent, and the Lenders from time to time a party thereto entered into that
certain Credit Agreement dated as of March 30, 2012, as amended by that certain First Amendment to Credit Agreement dated as of May 8, 2012, and that certain Second Amendment to Credit Agreement dated as of even date herewith (as the same
may be varied, extended, supplemented, consolidated, amended, replaced, renewed, increased, modified or restated, the “Credit Agreement”); 
 WHEREAS, in connection with the Credit Agreement, Guarantors executed and delivered that certain Unconditional Guaranty of Payment and Performance, dated as of March 30, 2012, in favor of the
Agent and the Lenders (the “Guaranty”); 
 WHEREAS, in connection with an increase of the Total Commitment from
$30,000,000 to $40,000,000 under the Credit Agreement, the parties hereto desire to amend the Guaranty to reflect said increase. 
 NOW, THEREFORE, in consideration of the premises and the mutual covenants and agreements contained herein, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as
follows: 
 1. Definitions. All terms used herein which are not otherwise defined herein shall have the meanings set forth
in the Credit Agreement. 
 2. Amendment to the Guaranty. The Guarantors and Agent do hereby modify and amend the Guaranty
by deleting in its entirety subparagraph (a) appearing on page 1 of the Guaranty, and inserting in lieu thereof the following subparagraph (a): 
 “(a) the full and prompt payment when due, whether by acceleration or otherwise, either before or after maturity thereof, of the Revolving Credit Notes made by Borrower to the order of the Lenders in
the aggregate principal face amount of up to Forty Million and No/100 Dollars ($40,000,000.00), and of the 

 
Swing Loan Note, made by the Borrower to the order of KeyBank National Association in the principal face amount of Ten Million and No/100 Dollars $10,000,000.00, together with interest as
provided in the Revolving Credit Notes and the Swing Loan Note and together with any replacements, supplements, renewals, modifications, consolidations, restatements, increases and extensions thereof; and” 

3. References to Guaranty. All references in the Loan Documents to the Guaranty shall be deemed a reference to the Guaranty, as
modified and amended herein. 
 4. Acknowledgment of Borrower and Guarantors. Guarantors hereby acknowledge, represent and
agree that the Loan Documents, as modified and amended herein, remain in full force and effect and constitute the valid and legally binding obligation of Guarantors, as applicable, enforceable against Guarantors in accordance with their respective
terms, as modified hereby, and that the execution and delivery of this Amendment and any other documents in connection therewith do not constitute, and shall not be deemed to constitute, a release, waiver or satisfaction of Borrower’s or
Guarantors’ obligations under the Loan Documents. 
 5. Representations. Guarantors represent and warrant to Agent
and the Lenders as follows: 
 (a) Authorization. The execution, delivery and performance of this Amendment and the
transactions contemplated hereby (i) are within the authority of Guarantors, (ii) have been duly authorized by all necessary proceedings on the part of such Persons, (iii) do not and will not conflict with or result in any breach or
contravention of any provision of law, statute, rule or regulation to which any of such Persons is subject or any judgment, order, writ, injunction, license or permit applicable to such Persons, (iv) do not and will not conflict with or
constitute a default (whether with the passage of time or the giving of notice, or both) under any provision of the partnership agreement or certificate, certificate of formation, operating agreement, articles of incorporation or other charter
documents or bylaws of, or any mortgage, indenture, agreement, contract or other instrument binding upon, any of such Persons or any of its properties or to which any of such Persons is subject, and (v) do not and will not result in or require
the imposition of any lien or other encumbrance on any of the properties, assets or rights of such Persons, other than the liens and encumbrances created by the Loan Documents. 
 (b) Enforceability. The execution and delivery of this Amendment are valid and legally binding obligations of Guarantors enforceable in accordance with the respective terms and provisions hereof,
except as enforceability is limited by bankruptcy, insolvency, reorganization, moratorium or other laws relating to or affecting generally the enforcement of creditors’ rights and the effect of general principles of equity. 

(c) Approvals. The execution, delivery and performance of this Amendment and the transactions contemplated hereby do not require
the approval or consent of or approval of any Person or the authorization, consent, approval of or any license or permit issued by, or any filing or registration with, or the giving of any notice to, any court, department, board, commission or other
governmental agency or authority other than those already obtained. 

  
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 (d) Reaffirmation. Guarantors reaffirm and restate as of the date hereof each and
every representation and warranty made by the Guarantors and their respective Subsidiaries in the Loan Documents or otherwise made by or on behalf of such Persons in connection therewith except for representations or warranties that expressly relate
to an earlier date. 
 6. No Default. By execution hereof, the Guarantors certify that the Guarantors are and will be in
compliance with all covenants under the Loan Documents after the execution and delivery of this Amendment, and that no Default or Event of Default has occurred and is continuing. 

7. Waiver of Claims. Guarantors acknowledge, represent and agree that Guarantors as of the date hereof have no defenses, setoffs,
claims, counterclaims or causes of action of any kind or nature whatsoever with respect to the Loan Documents, the administration or funding of the Loans or with respect to any acts or omissions of Agent or any of the Lenders, or any past or present
officers, agents or employees of Agent or any of the Lenders, and each of Guarantors does hereby expressly waive, release and relinquish any and all such defenses, setoffs, claims, counterclaims and causes of action, if any. 

8. Ratification. Except as hereinabove set forth or in any other document previously executed or executed in connection herewith,
all terms, covenants and provisions of the Credit Agreement, the Notes and the Guaranty remain unaltered and in full force and effect, and the parties hereto do hereby expressly ratify and confirm the Guaranty as modified and amended herein. Nothing
in this Amendment shall be deemed or construed to constitute, and there has not otherwise occurred, a novation, cancellation, satisfaction, release, extinguishment or substitution of the indebtedness evidenced by the Notes or the other obligations
of Borrower and Guarantors under the Loan Documents (including without limitation the Guaranty). 
 9. Counterparts. This
Amendment may be executed in any number of counterparts which shall together constitute but one and the same agreement. 
 10.
Miscellaneous. THIS AMENDMENT SHALL, PURSUANT TO NEW YORK GENERAL OBLIGATIONS LAW SECTION 5-1401, BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK. This Amendment shall be binding upon and shall inure to the
benefit of the parties hereto and their respective permitted successors, successors-in-title and assigns as provided in the Credit Agreement. 
 11. Effective Date. This Amendment shall be deemed effective and in full force and effect as of the date hereof upon the execution and delivery of this Amendment by Guarantors and Agent.

 (Signatures Appear on the Following Page) 

  
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 IN WITNESS WHEREOF, this Amendment has been duly executed by the parties hereto as of the
date first above written. 
  

			
	REIT:
	
	 CARTER VALIDUS MISSION CRITICAL
 REIT, INC., a Maryland corporation

		
	By:	 	/s/ John E. Carter
	Name:	 	John E. Carter
	 Title:
	 	CEO
	
	(CORPORATE SEAL)

 

			
	SUBSIDIARY GUARANTORS:
	
	HC-2501 W WILLIAM CANNON DR, LLC, a Delaware limited liability company
		
	By:	 	Carter/Validus Operating Partnership, LP, a Delaware limited partnership, its sole member

  

			
	 By:
	 	Carter Validus Mission Critical REIT, Inc., a Maryland corporation, its general partner

  

			
	By:	 	/s/ John E. Carter
	 Name:
	 	John E. Carter
	 Title:
	 	CEO

  

			
	DC-19675 W. TEN MILE, LLC, a Delaware limited liability company
		
	By:	 	Carter/Validus Operating Partnership, LP, a Delaware limited partnership, its sole member

 

			
	By:	 	Carter Validus Mission Critical REIT, Inc., a Maryland corporation, its General Partner

  

			
	By:	 	/s/ John E. Carter
	 Name:
	 	John E. Carter
	 Title:
	 	CEO

 (Signatures Continue on the Following Page) 

  
 4 

 
			
	AGENT:
	
	KEYBANK NATIONAL ASSOCIATION, as Agent
		
	By:	 	/s/ Jeff Gilbreath
	Name:	 	Jeff Gilbreath
	 Title:
	 	Sr. Vice President

  
 5AMENDMENT TO MORTGAGE

 Exhibit 10.3 
 FIRST AMENDMENT TO MORTGAGE 
 Cross-Reference to: 

Mortgage recorded in 
 Liber
            , Page             , 
 Clerk/Register of Deeds, 
 Oakland County, MI 

DC-19675 W. TEN MILE, LLC 
 a Delaware limited liability company, 
 as Grantor 

AND 
 KEYBANK
NATIONAL ASSOCIATION, 
 a national banking association, as agent for Lenders 

as Agent 
 DATED:
AS OF JUNE 29, 2012 
 County: Oakland 
 State: Michigan 
 Tax ID Numbers: 24-26-101-003 as to Parcel IB and 24-26-101-004
as to Parcel IC 

 FIRST AMENDMENT TO MORTGAGE 

THIS FIRST AMENDMENT TO MORTGAGE (this “Amendment”) is made as of the 29th day of June, 2012, by and between DC-19675 W. TEN MILE, LLC,
a Delaware limited liability company (“Grantor”), as mortgagor, having a mailing address of 4211 W. Boy Scout Boulevard, #500, Tampa, Florida 33607, and KEYBANK NATIONAL ASSOCIATION, as mortgagee, a national banking
association (“KeyBank”), having a mailing address of 4900 Tiedeman Road, Brooklyn, Ohio 44144, Attn: Real Estate Capital Services, with a copy to KeyBank National Association, 1200 Abernathy Road, N.E., Suite 1550, Atlanta, Georgia
30328, Attn: Daniel Stegemoeller, as Agent (KeyBank, in its capacity as Agent, is hereinafter referred to as “Agent”) for itself and each other lender (collectively, the “Lenders”) which is or may hereafter become a
party to the “Credit Agreement” (as hereinafter defined). 
 RECITALS 

WHEREAS, Carter/Validus Operating Partnership, LP, a Delaware limited partnership (“Borrower”), KeyBank, as Agent
and the Lenders entered into that certain Credit Agreement dated as of March 30, 2012, as amended by that certain First Amendment to Credit Agreement dated as of May 8, 2012, and as further amended by that certain Second Amendment to
Credit Agreement dated as of even date herewith (as the same may be further varied, amended, restated, renewed, consolidated, extended or otherwise supplemented from time to time, the “Credit Agreement”); 

WHEREAS, in connection with the Credit Agreement, Grantor entered into that certain Mortgage dated as of May 25, 2012, and
recorded in Liber             , Page              with the Clerk/Register of Deeds, Oakland County, Michigan (the
“Mortgage”) encumbering certain real property located in Oakland County, Michigan more particularly described on Exhibit “A” attached hereto and made a part hereof and certain personal property related thereto (said
real and personal property, the “Property”); 
 WHEREAS, in connection with an increase of the Total
Commitment from $30,000,000.00 to $40,000,000.00 under the Credit Agreement, the parties hereto desire to amend the Mortgage to reflect said increase. 
 NOW, THEREFORE, for and in consideration of the sum of TEN and NO/100 DOLLARS ($10.00), and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the
parties hereto do hereby covenant and agree as follows: 
 1. Definitions. Capitalized terms used herein that are not
otherwise defined herein shall have the meanings set forth in the Credit Agreement. 
 2. Modification of the Mortgage.
Grantor and Agent do hereby modify and amend the Mortgage by deleting in its entirety subparagraph (a) appearing on page 5 of the Mortgage, and inserting in lieu thereof the following subparagraph (a): 

 “(a) The debt evidenced by (i) those certain Revolving Credit
Notes made by Borrower in the aggregate principal amount of Forty Million and No/100 Dollars ($40,000,000.00) to the order of Lenders, and (ii) that certain Swing Loan Note made by Borrower in the principal amount of Ten Million and No/100
Dollars ($10,000,000.00) to the order of KeyBank, each of which has been issued pursuant to the Credit Agreement and each of which is due and payable in full on or before March 30, 2015, unless extended as provided in the Credit Agreement; and
(iii) each other note as may be issued under the Credit Agreement, each as originally executed, or if varied, extended, supplemented, consolidated, amended, replaced, renewed, modified or restated from time to time as so varied, extended,
supplemented, consolidated, amended, replaced, renewed, modified or restated (collectively, the “Note”);” 

3. References to Mortgage. All references in the Loan Documents to the Mortgage shall be deemed a reference to the Mortgage, as
modified and amended herein. 
 4. Ratification. Except as hereinabove set forth, all terms, covenants, and provisions of
the Mortgage remain unaltered and in full force and effect, and the parties hereto do hereby expressly ratify and confirm the Mortgage as modified and amended herein. Nothing in this Amendment or in any other document executed in connection herewith
shall be deemed or construed to constitute, and there has not otherwise occurred, a novation, cancellation, satisfaction, release, extinguishment, or substitution of the indebtedness evidenced by the Notes or the other obligations of Grantor under
the Loan Documents. 
 5. Amendment as Loan Document. This Amendment shall constitute a Loan Document. 

6. Counterparts. This Amendment may be executed in any number of counterparts which shall together constitute but one and the same
agreement. 
 7. Entire Agreement. This Amendment and the other Loan Documents (a) integrate all the terms and
conditions set forth in or incidental to the Loan Documents, (b) supersede all oral negotiations and prior writings with respect to the subject matter hereof, and (c) are intended by the parties as the final expression of the agreement
with respect to the terms and conditions set forth in the Loan Documents and as the complete and exclusive statement of the terms agreed to by the parties. In the event of any conflict between the terms, conditions and provision of this Amendment
and any other Loan Documents, the terms, conditions and provisions of this Amendment shall prevail. 
 8. Miscellaneous.
This Amendment shall be construed and enforced in accordance with the laws of the state where the Property is located. Grantor shall pay all reasonable fees and expenses of Agent’s counsel in connection with the execution and delivery of this
Amendment. This Amendment shall be binding upon and shall inure to the benefit of the parties hereto and their respective permitted successors, successors-in-title and assigns as provided in the Credit Agreement. 

[Remainder of Page Intentionally Left Blank] 

  
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 IN WITNESS WHEREOF, the parties hereto have hereto set their hands and affixed their seals
as of the day and year first above written. 
  

					
	GRANTOR:
	
	DC-19675 W. TEN MILE, LLC, a Delaware limited liability company
		
	By:	 	Carter/Validus Operating Partnership, LP, a Delaware limited partnership, its sole member
			
		 	By:	 	Carter Validus Mission Critical REIT, Inc., a Maryland corporation, its General Partner

  

			
	 By:
	 	/s/ John E. Carter
	 Name:
	 	John E. Carter
	 Title:
	 	CEO

  

			
	STATE OF                         	 	)
		
	COUNTY OF                         	 	)

 I, the undersigned, a Notary Public in and for said County, in said state, herby certify that
                     whose name as
                     of Carter Validus Mission Critical REIT, Inc., a Maryland corporation, which is the general partner of Carter/Validus
Operating Partnership, LP, a Delaware limited partnership, which is the                      of DC-19675 W. TEN MILE, LLC, a Delaware limited
liability company, is signed to the foregoing instrument, and who is known to me, acknowledged before me on this day that, being informed of the contents of the instrument, he/she, as such officer and with full authority, executed the same
voluntarily for and as the act of said officer on behalf of said company and stated that the representations therein contained are true. 
 GIVEN under my hand and Official Seal this          day of
                    , 2012. 
  

	
	 
	Signature of Notary
	
	 
	 Print Notary’s Name

	
	 Notary Public residing in             
County

	 My commission expires:
  

	 

 [Signatures Continue on Next Page] 

[First Amendment to Mortgage 
 Oakland County, MI] 

 
			
	 AGENT:
  

KEYBANK NATIONAL ASSOCIATION, a

national banking association, as Agent

		
	By:	 	/s/ Jeff Gilbreath
	 Name:
	 	Jeff Gilbreath
	 Title:
	 	Sr. Vice President
	
	[SEAL]

  

			
	STATE OF                         	 	)
		 	) SS:
	COUNTY OF                         	 	)

 I, the undersigned, a Notary Public in and for said county in the state aforesaid, do hereby certify that
                    , the
                     of KeyBank National Association, a national banking association, who is personally known to me to be the same person
whose name is subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that he signed and delivered the said instrument as such officer as his own free and voluntary act and as the free and voluntary act of said
national banking association, for the uses and purposes set forth therein. 
 GIVEN under my hand and notarial seal, this
         day of                     , 2012. 

 

	
	 
	Notary Public

 My Commission Expires: 
 PREPARED BY AND WHEN RECORDED, RETURN TO: 
 Brian T. Holmes, Esq. 

McKenna Long & Aldridge LLP 
 303
Peachtree Street, N.E., Suite 5300 
 Atlanta, Georgia 30308 
 [First Amendment to Mortgage 
 Oakland County, MI] 

 EXHIBIT “A” 
 Real property in the City of Southfield, County of Oakland, State of Michigan, described as follows: 
 Parcel IB: 
 Part of the Northwest 1/4 of the Northwest 1/4 of Section 26, Town 1 North,
Range 10 East, City of Southfield, Oakland County, Michigan, described as: Beginning at a point on the South line of Ten Mile Road (120 feet wide). Said point being North 89 degrees 59 minutes 45 seconds East 416.0 feet and South 0 degrees 00
minutes 15 seconds East 60.0 feet from the Northwest corner of Section 26, Town 1 North, Range 10 East; thence South 0 degrees 00 minutes 15 seconds East 118.00 feet; thence North 89 degrees 59 minutes 45 seconds East 125.0 feet; thence South 0
degrees 00 minutes 15 seconds East 94.75 feet; thence South 45 degrees 49 minutes 35 seconds East 252.68 feet; thence North 44 degrees 10 minutes 25 seconds East 72.0 feet; thence South 45 degrees 49 minutes 35 seconds East 50.15 feet; thence 177.95
feet along the Arc of a curve concave to the West, said curve having a Radius of 807.68 feet, a Central Angle of 12 degrees 37 minutes 25 seconds and whose Chord bears North 14 degrees 12 minutes 57 seconds East 177.59 feet; thence North 0 degrees
00 minutes 15 seconds West 200.0 feet; thence along the South line of Ten Mile Road, South 89 degrees 59 minutes 45 seconds West 435.98 feet to the point of beginning. Together with the right to use in common with others all easements for parking,
ingress and egress, installation and maintenance of utilities and drainage facilities and use of all other common facilities, all as set forth in that certain instrument entitled “Declaration of Easements” dated June 25, 1968 and
recorded in Liber 5225, Page 777, Oakland County Records as amended by instrument dated December 7, 1968 and recorded December 25, 1968 in Liber 5297, Page 465, Oakland County Records, and as further amended by instrument dated
April 27, 2012 and recorded May 21, 2012 in Liber 44206, Page 87, Oakland County Records (as amended from time to time, the “Declaration”). 
 And together with a Generator Easement as granted in the Declaration over the property more particularly described as follows: Part of the Northwest 1/4 of Section 26, Township 1 North, Range 10
East, City of Southfield, Oakland County, Michigan, being more particularly described as follows; Commencing at the Northwest corner of Section 26; thence S89 degrees 57 minutes 31 seconds E, 415.61 feet (previously recorded as N89 degrees 59
minutes 45 seconds E, 415.00 feet) along the North line of Section 26; thence S00 degrees 00 minutes 15 seconds E, 178.24 feet (previously recorded at 178.00 feet); thence N89 degrees 59 minutes 45 seconds E, 125.00 feet; thence S00 degrees 00
minutes 15 seconds E, 94.75 feet; thence S45 degrees 49 minutes 35 seconds E, 252.68 feet; thence N44 degrees 10 minutes 25 seconds E, 42.00 feet to the point of beginning of the following described easement; thence N44 degrees 10 minutes 25 seconds
E, 30.00 feet; thence S45 degrees 49 minutes 35 seconds E, 82.00 feet; thence S47 degrees 13 minutes 47 seconds W, 48.00 feet; thence N45 degrees 49 minutes 35 seconds W, 11.24 feet; thence N05 degrees 48 minutes 12 seconds E, 22.87 feet; thence N45
degrees 49 minutes 35 seconds W, 54.00 feet to the point of beginning. 

  
 A-1

 Parcel IC: 
 Part of the Northwest 1/4 of the Northwest 1/4 of Section 26, Town 1 North, Range 10 East, City of Southfield, Oakland County, Michigan, described as: Beginning at a point on the South line of Ten
Mile Road which is South 89 degrees 59 minutes 45 seconds West measured on the North line of Section 26, 1613.28 feet and South 00 degrees 00 minutes 15 seconds East 60.00 feet from the North 1/4 corner of said Section 26; thence South 89
degrees 59 minutes 45 seconds West along the South line of Ten Mile Road, 100.00 feet to a point; thence South 00 degrees 00 minutes 15 seconds East 200 feet to a point; thence North 89 degrees 59 minutes 45 seconds East, 100.00 feet to a point;
thence North 00 degrees 00 minutes 15 seconds West, 200.0 feet to the place of beginning, except the Easterly 60 feet thereof. 
 Tax Parcel
Identification Numbers: 24-26-101-003 as to Parcel IB and 24-26-101-004 as to Parcel IC 

  
 A-2

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