Document:

EXHIBIT 10.4

 

THIS LEASE,
Made and entered into by and between Belpre IV, LLC, a West Virginia limited liability company, (hereinafter "Landlord"),
and Marietta Memorial Hospital, an Ohio non profit corporation, (hereinafter "Tenant").

 

WITNESSETH:
That for and in consideration of the mutual terms, covenants, provisions and conditions herein set forth, Landlord does hereby
lease to Tenant, and Tenant does hereby hire and rent from Landlord those certain premises, hereinafter referred to as the “Demised
Premises,” as follows:

 

DEMISED PREMISES

 

Section 1: The Demised Premises
shall consist of and are described as the gross building area of 55,300 square feet, pursuant to the project design of Trinity
Health Group of the building (“Building”), to be located in the Health Bridge Medical Park, with the mailing address
of 799 Farson Street, Belpre, Ohio 45714, together with the real estate upon which the Building shall be located, including parking
lots and sidewalks thereon, all as shown on the plats and floor plans included in the plans and specifications hereinafter described
to be attached hereto and made a part hereof as Exhibit A, being a part of the same real estate to be conveyed to Landlord by Minnite
Family, LLC, a West Virginia limited liability company.

 

USE OF PREMISES

 

Section 2: The Demised Premises
shall be used and occupied by Tennant during the term hereof, including any and all renewal terms, subject to the terms, conditions
and limitations herein contained, as a free standing out patient health center, and for such uses reasonably related and incidental
thereto, including, but not limited to, emergency room facilities, an endoscopy unit and physicians’ offices.

 

INITIAL TERM

 

Section 3: The initial term
of this Lease shall be for a period of Fifteen (15) years, commencing on July 31, 2014, and ending on July 30, 2029, subject, however,
to the rentals, terms and conditions hereinafter set forth.

 

     

     

    

 

BASE RENT

 

Section 4: Commencing July
31, 2014, Tenant shall pay Base Rent in an annual amount and rate of $39.38 per square foot for the portion of the gross building
area of the Building available for occupancy by Tenant for the emergency room facilities (“Emergency Room Phase”) and
endoscopy facilities (“Endoscopy Phase”), as designated on Exhibit A or as amended by change order in accordance herewith,
from and after the date of such availability of each such phase for each year of the first five (5) years of the initial term of
this Lease, or each year of the remainder of the first five (5) years of the initial term of this Lease from and after such date
of availability, as the case may be. Also commencing July 31, 2014, Tenant shall further pay Base Rent in an amount and rate of
$10,000.00 per month for the first two (2) years of the initial term of this Lease, until and unless adjusted as herein provided,
for the remaining portions of the area of the Building shell space designated for Tenant’s use for physicians’ offices
on Exhibit A or as amended by change order in accordance herewith. Provided, that, as physicians’ offices are constructed
by Landlord upon Tenant’s written order, provided to Landlord during said two (2) year period, for construction of the same,
Tenant shall pay Base Rent in an annual amount and rate of $21.50 per square foot for such completed office space (“Tenant
Physicians’ Offices”) from and after the date it is made available by Landlord to Tenant for occupancy for such purposes
for each year of the remainder of the first five (5) years of the initial term of this Lease, and if such Tenant Physicians’
Offices are made available during said two (2) year period, then from and after each such date of availability, the initial $10,000.00
monthly Base Rent for the entirety of the shell space designated for Tenant’s use for physicians’ offices shall be
reduced ratably for the remainder of said two (2) year period from and after each such date of availability based upon the percentage
of total space completed for Tenant Physicians’ Offices as of each such date. Provided, that commencing July 31, 2016 Tenant’s
obligation to pay rent for any of the space designated for Tenant’s use for physicians’ offices which has not been
occupied or made available for Tenant Physicians’ Offices, or for which a written order for construction of the same has
not been received by Landlord, as of such date, shall cease and Landlord may rent the same for its benefit and for such purposes
and upon such terms as Landlord may determine, subject only to such restrictions as may apply by the terms of this Lease or otherwise.
For and during each of the remaining two (2) five (5) year periods of the initial term of this Lease all Base Rent for the Emergency
Room Phase, Endoscopy Phase and Tenant Physicians’ Offices may be modified by Landlord, not to exceed an increase for each
such successive five (5) year period by ten (10%) per cent of the amount and rate of such Base Rent in effect upon the expiration
of the immediately preceding five (5) year period. Provided, that in the event the cost of construction pursuant to change orders
required by Section 5 hereof, exceeds the total project cost reflected on Exhibit B hereto, all of the Base Rent due and to become
due hereunder shall be increased for the initial term of this Lease, commencing on the respective commencement dates for payment
of rent herein provided, by an amount equal to ten (10%) per cent of the increase in such cost of construction in excess of said
total project cost.

 

Such Base Rent shall be paid in
equal monthly installments and shall be due and payable in advance on the first day of each calendar month, being the first day
of each lease month hereunder, during the term hereof. The first month’s rent is due and payable to Landlord July 31, 2014,
and all required rental payments shall be made to Belpre IV, LLC, 1000 Grand Central Mall, Vienna, West Virginia 26105, and shall
continue to be made at this address until Landlord advises of any change of address. Provided, that in the event of the availability
of any portions of the Building for occupancy occurring during a lease month based upon the commencement date of this Lease, the
Base Rent for the remaining portion of such month shall be prorated and due on such date of availability, and subsequent monthly
installments of said Base Rent shall be due and payable in advance on the first day of each lease month during the remainder of
such term.

 

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a.   Late
Fees: If the rental payment is not received within ten (10) days from the date due, a late fee equal to eight percent (8%)
of the total outstanding rent and late fees shall be charged to Tenant monthly. Failure by the Landlord to enforce this provision
in any one month shall not prevent Landlord from subsequently enforcing the same.

 

b.   Returned
Check Fees: In the event payment is made by check and such check is returned unpaid by the bank to Landlord, a returned check
fee will be charged to Tenant in the amount of Thirty-Five and No/100ths ($35.00) Dollars.

 

CONSTRUCTION AND TENANT BUILDOUT REQUIREMENTS

 

Section 5: Landlord shall
construct on the Demised Premises the Building, parking lots and sidewalks for the use and occupancy of Tenant, such Building,
parking lots and sidewalks to be constructed and provided to Tenant as a complete turnkey project on the dates herein provided
in accordance with the project design of the said Trinity Health Group, in accordance with the project budget marked as Exhibit
B and attached to and made a part of this Lease and in accordance with Exhibit A. Tenant shall provide and construct at its cost
the special buildout items described on Exhibit C attached to and made a part of this Lease.

 

The final plans
and specifications for such construction shall provide for and permit construction of the Building, parking lots and sidewalks
in strict accordance with the total project budget reflected on Exhibit B, are to be provided to Landlord on or before June 30,
2013, and are to be approved by both Tenant and Landlord not more than thirty (30) days after receipt by both parties. Provided,
that Landlord may make minor changes in material and construction detail described in such plans and specifications, provided
the quality, design and appearance of the Building and building materials are not materially altered. Construction shall be commenced
as soon as practicable after the execution of this Lease, and Landlord and Tenant shall cause construction to be completed to
permit occupancy by Tenant for the purposes of this Lease, except as herein provided or unless delayed by causes beyond the control
of Landlord or Tenant, as follows: i) for the Emergency Room Phase and Building shell as designated on Exhibit A on or before
July 31, 2014; ii) for Endoscopy Phase as designated on Exhibit A on or before August 31, 2014; and iii) for individual physician’s
offices within the areas of the Building shell space so designated on Exhibit A within a commercially reasonable time after receipt
by Landlord of Tenant’s written order for construction thereof. Any construction or alteration or modification resulting
in any change in the total project cost reflected on Exhibit B shall be approved by both Landlord and Tenant and shall be documented
by written change order signed by both such parties, and any increase in costs of construction over and above those numerated
in the total project cost reflected on Exhibit B shall result in the increase in Base Rent as provided in Section 4 above.

 

All construction
work performed by Landlord shall be guaranteed by Landlord to Tenant for a period of one (1) year from and after the completion
of such construction. However, the liability of Landlord therefor shall be limited to the repair and replacement of any such work
found and determined to be defective during such one (1) year period.

 

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EXTERIOR MAINTENANCE

 

Section 6: Except as expressly
otherwise provided herein, Tenant shall maintain and keep the exterior of the Demised Premises in good order and repair including,
but not limited to, the roof, walls, gutters, downspouts, canopies, exterior doors, supply lines for gas, electric, and water,
drainage and sewer lines, entrances and exits, sidewalks and parking areas, including cleaning and maintaining sidewalks and parking
areas, including, but not limited to snow and ice removal, landscaping, and providing trash removal. Landlord shall make all structural
repairs to the Building and all interior repairs, by reason of any exterior or structural defect, including but not limited to,
leaks, broken pipes and falling plaster.

 

COMMON AREAS

 

Section 7: In connection
with this Lease of the Demised Premises, Landlord further grants to Tenant, its employees, agents, customers and business invitees,
the non-exclusive right to use all access ways to and from the Demised Premises and public roadways. Tenant shall reimburse Landlord
its prorated share of repair and maintenance costs for such access ways based upon the percentage which the gross building area
of the Building constitutes of the gross building area of all buildings on premises in the Development Site, as hereinafter defined,
using the access ways, in monthly installments to be paid with Tenant’s payments of Base Rent, as budgeted, assessed and
billed in advance annually by Landlord. Tenant shall reimburse Landlord a lump sum amount for the amount of any increase in the
actual costs over the amount billed by Landlord therefor, and Landlord shall refund to Tenant the amount of any decrease in the
actual costs below such billed amount, at the end of each fiscal year ending December 31 for which such costs were budgeted, assessed
and billed, and such charges shall be subject to an annual adjustment based upon the actual costs therefor for each fiscal year
ending December 31.

 

INTERIOR MAINTENANCE

 

Section 8: Except as expressly
otherwise provided herein, Tenant will maintain the interior of the Building on the Demised Premises in good order and repair,
reasonable and ordinary wear and tear excepted, and all interior repairs and maintenance, including, but not limited to, the HVAC
system and utility fixtures, are to be the responsibility of Tenant.

 

UTILITIES AND SERVICES

 

Section 9: Tenant shall
be responsible for the payment of all utility services rendered to the Demised Premises for the Tenant’s use including but
not limited to water and sewer, gas, and electric.

 

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TAXES

 

Section 10: The payment
of all taxes and assessments levied or assessed against the real estate of which the Demised Premises are a part, shall be the
responsibility of Landlord and/or other owners thereof. However, Tenant shall reimburse Landlord for its prorata share of the actual
costs of the gross taxes and assessments based upon the percentage which the appraised value of the real estate and improvements
constituting the Demised Premises constitutes of the appraised value of all real estate and improvements assessed together with
the Demised Premises. Upon the taxes and assessments being levied and assessed against the Demised Premises separately, Tenant
shall reimburse Landlord the actual costs of such separately levied and assessed gross taxes and assessments. In any event, such
charges shall be budgeted and billed in advance annually by Landlord, shall be payable in monthly installments to be paid with
Tenant’s payments of Base Rent and shall be subject to an annual adjustment based upon the actual costs of such taxes and
assessments for each fiscal year ending December 31. Additionally, Tenant shall reimburse Landlord a lump sum amount for the amount
of any increase in the actual costs over the amount billed by Landlord therefor, and Landlord shall refund to Tenant the amount
of any decrease in the actual costs below the amount billed by Landlord therefor, at the end of each fiscal year ending December
31 for which such costs were so budgeted and billed. Tenant shall pay any personal property taxes which may be levied against its
property subject thereto.

 

INSURANCE; INDEMNIFICATION

 

Section 11: Throughout the
term of this Lease Tenant will maintain in effect fire, extended coverage and special perils property insurance for the full insurable
replacement value of the Demised Premises, as determined, and as determined from time to time throughout the term of this Lease,
by the underwriter for Tenant’s insurer. Tenant shall name Landlord and any mortgagee as additional insureds under said policy,
In case of fire, extended coverage or special perils casualty, the proceeds of such insurance shall be first applied to the repair
of any damage and the surplus paid to Landlord.

 

Tenant shall
procure and maintain during the Term of this Lease a policy of commercial general liability insurance having a combined single
limit for bodily injury and property damage of not less than Three Million Dollars ($3,000,000.00), covering “occurrences”
arising from or related to the use and occupancy of the Demised Premises by Tenant and its patients, employees, agents, contractors,
guests and invitees, further insuring Tenant’s indemnification obligation hereunder, and naming Landlord and any mortgagee
as additional insureds. At the end of each five (5) year period or term of this Lease, as the case may be, Tenant shall increase
the amounts of such coverages of such liability insurance for the ensuing five (5) year period or term of this Lease, by an amount
equal to the aggregate percentage increase in the U.S. Department of Labor, Bureau of Labor Statistics Consumer Price Index for
all Urban Consumer, U.S. City Average, or any successor index (“CPI’) over the immediately preceding five (5) year
period. Provided, that in the event an aggregate percentage decrease occurs in the CPI during any such immediately preceding five
(5) year period, no adjustment in said coverage amounts shall be made and the amounts of such coverages in effect during such immediately
preceding five (5) year period shall remain in effect during the ensuing five (5) year period or term. Provided, however, that
the requirement of such coverage and the limits thereof as herein provided, do not limit or define Tenant’s obligation to
indemnify Landlord hereunder nor limit the extent or amount of such obligation.

 

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In addition,
Tenant shall maintain Professional Liability Insurance with respect to its operations on the Demised Premises, with such insurance
covering Tenant for all services rendered on the Premises. Tenant's Professional Liability Insurance shall provide for limits of
not less than $1,000,000 per occurrence and $3,000,000 in the aggregate, per policy year. Tenant shall also maintain Fire Legal
Liability insurance in the amount of $100,000. If and as permitted by the carriers for such coverages Tenant shall name Landlord
and any mortgagee as additional insureds under said policies.

 

Tenant shall
furnish to Landlord upon request a certificate of insurance issued by the insurance carrier of each of the aforesaid policies of
insurance.

 

In the event
Landlord obtains and carries income protection coverage pursuant to any policy or policies it maintains pertaining to the Demised
Premises, Tenant shall reimburse Landlord the premium for such coverage, payable in monthly installments to be paid with Tenant’s
payments of Base Rent, the charges for which shall be budgeted, assessed and billed in advance annually by Landlord and shall be
subject to an annual adjustment based upon the actual costs thereof for each fiscal year ending December 31. Additionally, Tenant
shall reimburse Landlord a lump sum amount for any increase in the actual costs over the amount billed by Landlord therefor, and
Landlord shall refund to Tenant the amount of any decrease in the actual costs below such billed amount, at the end of each fiscal
year ending December 31 for which such costs were budgeted, assessed and billed.

 

Tenant shall
also be liable and responsible for any and all other insurance required for or by its use of and operation in and upon the Demised
Premises, and Tenant may also carry insurance on the contents of the Demised Premises as it may desire.

 

Landlord
shall indemnify, protect, defend and hold Tenant harmless from and against all liability, cost, expense, or damage
(including, without limitation, attorneys fees) for bodily injury or property damage arising from: (i) the construction of
the Demised Premises by Landlord, its contractors, agents or employees; or (ii) any defects in construction by Landlord, its
contractors, agents or employees, or (iii) any failure by Landlord, its contractors, agents or employees to properly
construct the Demised Premises in accordance with the approved project design of the said PM Construction, Inc.
Tenant’s review and approval of any plans, specifications, or any other documents shall not relieve Landlord from
Landlord’s obligations under the foregoing indemnification provision. Landlord shall procure and keep in effect from
the execution date of this Lease until the completion of the Demised Premises, a Commercial General Liability insurance
policy in the amount of Three Million Dollars ($3,000,000.00) per occurrence, insuring all of Landlord’s activities
with respect to the Demised Premises, and a Builder’s Risk Insurance policy insuring the Demised Premises for the full
replacement cost of the Demised Premises until completion. Landlord shall name Tenant as an additional insured under the
Builder’s Risk Insurance policy and provide Tenant a certificate of such coverage upon request.

 

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Notwithstanding
the foregoing provision, Tenant shall indemnify, defend, and hold Landlord harmless from any and all claims and damages (including
reasonable attorneys’ fees and costs) arising from Tenant’s occupancy and/or use of the Demised Premises or the conduct
of its business or from any activity, work, or thing done, permitted, or suffered by Tenant, in or about the Demised Premises or
the access ways to and from the Demised Premises. Tenant shall further indemnify, defend, and hold Landlord harmless from any and
all claims and damages (including reasonable attorneys’ fees and costs) arising from any breach or default in the terms of
this Lease, or arising from any act, negligence, fault, or omission of Tenant or Tenant’s agents, employees, or invitees,
and from and against any and all costs, reasonable attorneys’ fees, expenses, and liabilities incurred on or about such claim
or any action or proceeding brought on such claim. In case any action or proceeding shall be brought against Landlord by reason
of any such claim, Tenant, on notice from Landlord, shall defend Landlord at Tenant’s expense by counsel approved in writing
by Landlord, to the extent or in the event such defense is not provided by applicable insurance coverage.

 

Landlord shall
indemnify, defend, and hold Tenant harmless from any and all claims and damages (including reasonable attorneys’ fees and
costs) arising from any breach or default in the terms of this Lease, or arising from any act, negligence, fault, or omission of
Landlord or Landlord’s agents, employees or contractors, and from and against any and all costs, reasonable attorneys’
fees, expenses and liabilities incurred on or about such claim or any action or proceeding brought on such claim. In case any action
or proceeding shall be brought against Tenant by reason of any such claim, Landlord, on notice from Tenant, shall defend Tenant
at Landlord’s expense by counsel approved in writing by Tenant, to the extent or in the event such defense is not provided
by applicable insurance coverage.

 

DAMAGE OR DESTRUCTION OF BUILDING

 

Section 12: If the Demised
Premises are damaged or destroyed by fire or other casualty during the term of this Lease, the rent herein reserved shall abate
entirely in case the Demised Premises are, in the judgment of the Tenant, rendered untenantable, and prorata in case a part only
be untenantable, until the Demised Premises or such part are restored to tenantable condition. If such damage or destruction is
covered by the insurance provided for in Paragraph 11 above, the Landlord shall with due diligence, repair and restore the Demised
Premises to good and tenantable condition. Provided however, that (a) if the destruction or damage amounts to more than 50% of
the insurable replacement value of the Demised Premises determined as aforesaid, either Landlord or Tenant may cancel and terminate
this Lease by giving written notice to the other party within 30 days after the date such damage or destruction occurs; (b) if
the entire Demised Premises are, in the judgment of the Tenant, untenantable, the term of this Lease shall be extended for a period
equal to the time required for repair and restoration of the Demised Premises unless terminated under Subparagraph (a) of this
Paragraph.

 

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EMINENT DOMAIN

 

Section 13: In the event
that any portion or all of the Demised Premises is taken pursuant to the exercise of any power of eminent domain, the proceeds
of such taking shall be divided between Landlord and Tenant as their respective interests may appear.

 

ASSIGNMENT; RIGHT OF FIRST REFUSAL

 

Section 14: (a) Tenant may
not assign this Lease or sublet the Demised Premises to any other person, partnership or corporation without written consent of
Landlord, which consent shall not be unreasonably withheld.

 

(b) In
the event Landlord exercises its right to assign this Lease, pursuant to a conveyance of the Demised Premises, Landlord shall give
Tenant the privilege of purchasing the Demised Premises at the same purchase price and on the other terms of the offer to purchase
made by the proposed assignee, provided Tenant is not in default hereunder at such time. This privilege shall be given by a notice
sent to Tenant at the Demised Premises by certified mail, fax transmission or hand delivery, requiring Tenant to accept the offer
in writing and to sign a contract within the period of thirty (30) days after the mailing or receipt of such notice to purchase
the Demised Premises upon such terms. The failure of Tenant to accept the offer to purchase or to sign a contract within the period
provided shall not affect this Lease, except to nullify and void the aforesaid privilege of Tenant, and Landlord shall be at liberty
to sell the Demised Premises to any such proposed assignee thereafter. Provided, that in the event that Tenant does not exercise
such right, but the transaction with such proposed assignee does not thereafter occur, then Tenant’s privilege and right
as herein described shall remain in effect for any and all subsequent proposed assignments in accordance with the aforesaid terms
and conditions. Further provided, that the aforesaid right of Tenant shall not apply to any assignment of this Lease or conveyance
of the Demised Premises to a party or parties related to Landlord, but further provided that such related party or parties shall
accept such assignment and/or conveyance subject to this Lease and its terms and conditions, including this Section 14 and Tenant’s
aforesaid right. Further provided that the terms of this Section 14 shall not apply to a collateral assignment of this Lease to
a lender or lenders of Landlord or any such related party or parties.

 

DEFAULT

 

Section 15: (a) If proceedings
are commenced against Tenant in any court under a bankruptcy act or for the appointment of a Trustee or Receiver of Tenant's property
either before or after commencement of the Lease term, or (b) if the rent or any other payments due from Tenant under this Lease,
or any part thereof, shall at any time be in arrears and unpaid for a period of 30 days after agreed due date per this Lease, or
(c) if there shall be default in the performance of any other covenant or condition herein contained on the part of Tenant for
more than 30 days after written notice of such default by Landlord, then Tenant’s right to possession pursuant to this Lease,
if Landlord so elects, shall thereupon cease, and Landlord shall have the right to reenter or repossess the premises by summary
proceedings, surrender or otherwise, and to dispossess and remove therefrom the Tenant or other occupants thereof, and its effects,
without being liable to prosecution therefore. In such case, Landlord may, at its option, relet the Demised Premises as the agent
of Tenant, and Tenant shall pay to Landlord the difference between the rent hereby reserved and agreed to be paid by Tenant for
the portion of the term remaining at the time of reentry or repossession, and the lesser amount, if any, received or to be received
under such reletting for such portion of the term, together with Landlord’s fees and costs, including reasonable attorney
fees, incurred by Landlord in enforcing its remedies hereunder and reletting the Demised Premises. Tenant hereby expressly waives
service of notice of intention to reenter or of instituting legal proceedings to that end.

 

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RENEWAL OPTION

 

Section 16: Provided it
is not in default hereunder, Tenant shall have the option to renew this Lease for three (3) five (5) year terms by written notice
to Landlord, given at least 180 days prior to the end of the existing term or renewal term, each upon the same terms and conditions
herein set forth except that the Base Rent for each renewal term may be modified by Landlord, not to exceed an increase for each
successive five (5) year term of 10% of the amount of Base Rent payable during the immediately preceding five (5) year period or
term of this Lease. Except as expressly otherwise indicated, reference herein to the term of this Lease shall include
reference to any renewal term hereof.

 

ALTERATION

 

Section 17: Tenant shall
make no alteration to the Demised Premises without prior written consent of Landlord.

 

LIENS

 

Section 18: Tenant shall
not permit mechanics’ liens to be filed against the fee of the Demised Premises or against Tenant’s leasehold interest
in the Demised Premises by reason of work, labor, services or materials supplied or claimed to have been supplied to Tenant or
anyone holding the Demised Premises through or under Tenant, whether prior or subsequent to the commencement of the term hereof.
If any mechanic’s liens shall at any time be filed against the Demised Premises based on any act or failure to act on the
part of Tenant and Tenant shall fail to remove the same within thirty (30) days thereafter, such failure shall constitute a default
under the provisions of this Lease. Notwithstanding the foregoing, Tenant shall have the right, at its own expense and after prior
written notice to Landlord, by appropriate proceeding duly instituted and diligently prosecuted, to contest in good faith the validity
or the amount of any such lien. However, if Landlord shall notify Tenant that, in the reasonable opinion of counsel, by nonpayment
of any such items the Demised Premises will be subject to imminent loss or forfeiture, Tenant shall promptly cause such lien to
be discharged of record.

 

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ACCESS TO PREMISES

 

Section 19: Landlord and
its representatives shall have the right to enter the Demised Premises during Tenant's normal business hours, upon reasonable advance
notice, which notice shall not be required in the case of an emergency, in order to inspect the same, or to make repairs and to
maintain the Demised Premises if required by the terms hereof.

 

LANDLORD COVENANTS

 

Section
20:Landlordcovenantsand warrants that Landlord has good title to the Demised Premises and authority to make
this Lease; that Tenant, upon paying the rent and keeping and performing the covenants and conditions of this Lease on
Tenant's part to be kept and performed, shall peaceably and quietly hold, occupy and enjoy the Demised Premises during the
full term of the Lease without hindrance by Landlord or by any person whatsoever.

 

LEASE SUBORDINATE TO ENCUMBRANCES

 

Section 21: This Lease is
subject and subordinate to any mortgages or deeds of trust now on or hereafter placed against the Demised Premises and to advances
made or that may be made on account of such encumbrances, to the full extent of the principal sums secured thereby and interest
thereon; provided, however, that in the event of default by Landlord upon any note secured by such mortgage or trust deed, the
holder thereof shall be required to notify the Tenant of the same forthwith or lose the benefit of this provision. In the event
Landlord fails to make any payment on account of principal or interest on any mortgage or deed of trust note affecting the Demised
Premises, Tenant shall, upon written notice to Landlord, have the right to pay the rent accruing under this Lease directly to the
holder of such mortgage or deed of trust note and to deduct any sum so paid from subsequent installments of rent due hereunder.

 

NOTICE AND REASONABLE CONSENT

 

Section 22: All notices
and statements required or permitted under this Lease shall be in writing, delivered by registered or certified mail, postage prepaid,
addressed as follow:

 

	 	As to Landlord:	Belpre IV, LLC
	 	 	1000 Grand Central Mall
	 	 	Vienna, WV 26105
	 	 	 
	 	As to Tenant:	Marietta Memorial Hospital
	 	 	401 Matthew Street
	 	 	Marietta, OH 45750

 

Either party may at any time, in
the manner set forth for giving notices to the other, designate a different address to which notices to is shall be sent. Notice
shall be deemed given at the delivery time shown on the return receipt, at the time of refusal shown on said notice, or date of
the first notice thereof if returned unclaimed.

 

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SEVERABILITY

 

Section 23: In the event
that any provision of this Lease is adjudged to be invalid or of no force or effect, all other provisions contained herein shall
remain in full force and effect.

 

BINDING EFFECT

 

Section 24: The covenants
and agreements herein contained shall extend to and be binding upon the parties hereto, their respective representatives, successors
and assigns.

 

AMENDMENT

 

Section 25: No amendment,
modification, or alteration of the terms hereof shall be binding unless the same is in writing, dated subsequent to the date hereof
and duly executed by the parties hereto.

 

RESTRICTIONS ON USE

 

Section 26: Tenant shall
not allow, permit or suffer any condition, circumstance or activity in, upon or regarding the Demised Premises which constitutes
a public or private nuisance, and Tenant will observe and comply with all present and future laws, rules ordinances, and regulations
of the United States of America, the State of Ohio, the County of Washington, City of Belpre, and of any other governmental or
regulatory authority or agency with respect to its use and occupancy of the Demised Premises and its operations thereon, including
but not limited to, environmental laws and regulations applicable thereto, and shall defend, indemnify and hold Landlord harmless
from and against any and all claims, liabilities, fines, penalties, losses and expenses (including reasonable attorney fees and
costs) arising in connection with Tenant’s failure to comply with the provisions of this section.

 

Notwithstanding
any other provision of this Lease, and without limitation to the foregoing provisions of this Section 26, Tenant shall not conduct
or permit to be conducted upon the Demised Premises any CT scan procedures except pursuant to the existing agreement between Tenant
and Health Bridge Imaging, Limited Liability Company (“Health Bridge”), a tenant on an adjacent tract, during the term
of such agreement, and, for a period ending December 31, 2013. Tenant shall also not conduct or permit to be conducted upon the
Demised Premises any MRI procedures except pursuant to the existing agreement by and between Tenant and Health Bridge, for the
term of said agreement.

 

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LANDLORD RESTRICTIONS; LANDLORD’S
RESPONSIBILITY

 

Section 27: With the exception
of: 1) tenants leasing at, and services already being conducted on, the Development Site on December 1st, 2010 and 2)
those services specified below as Noncompetitive Health Services, Landlord agrees that during the term of this Lease, Landlord
shall not without the express written consent of Tenant: a) lease to any other prospective tenant intending to provide the same
or similar services as Tenant at the Development Site; or b) allow any other tenant to conduct the same or similar services as
Tenant at the Development Site. Landlord shall immediately notify Tenant of any other third party attempt to initiate discussions,
solicit or negotiate with Landlord concerning the same or similar activities excluded by this Section 27. Landlord acknowledges
and agrees that a breach or violation of this Section 27 will have an irreparable, material and adverse effect upon Tenant and
that damages arising from any such breach or violation may be difficult to ascertain. However, in the event of a breach of this
Section 27, Tenant may pursue actions and damages in law or equity available to Tenant.

 

The Development Site shall consist
of all of the property owned by Landlord and Minnite Family, LLC, and the 2.890 acre tract owned by 601 Plaza L.L.C. and currently
leased to Health Bridge, all reflected on that certain plat attached hereto and made a part hereof as “Exhibit D,”
and specifically excluding the “Industrial Lot” of 6.578 acres.

 

Noncompetitive Health Services: 1)
Dentists; 2) oral surgeons; 3) ophthalmologists and/or optometrists; 4) chiropractors; 5) massage therapists; 6) mental health
practitioners (including psychologists and/or psychiatrists); 7) home nursing offices; 8) dialysis clinics; 9) physical therapy
providers; 10) retail pharmacy; 11) durable medical equipment providers (including prosthetic and ortho tic providers) and 12)
podiatrists.

 

Landlord represents and warrants
to Tenant that Landlord has not introduced and will not do anything to introduce, onto the Demised Premises from without the Demised
Premises, any toxic or hazardous materials or waste, including without limitation, material or substance having characteristics
of ignitability, corrosivity, reactivity, or extraction procedure toxicity or substances or materials which are listed on any of
the Environmental Protection Agency’s list of hazardous wastes, 42 U.S.C. Section 9601, et seq., 49 U.S.C. Sections
1801, et seq., 42 U.S.C. Section 6901, et seq., as the same may be amended from time to time (“Hazardous Materials”).

 

SIGNS

 

Section 28: Tenant may,
at its expense, install their company’s standard sign on any existing monument sign, pole sign, or face mounted sign at the
Demised Premises. Tenant shall submit to Landlord plans and specifications for such signs. All signs and installation must be approved
by Landlord. Such approval shall not be unreasonably withheld. Tenant shall be responsible for all maintenance and upkeep of the
signs. All additional signs (i.e. portable signs, banners, etc.) must be approved by the Landlord. Any signs permanently attached
to the building are considered leasehold improvements and will remain with the Demised Premises after the end of the Lease.

 

    	12

     

    

 

SUBORDINATION

 

Section 29: Following the
execution of this Lease, Landlord shall deliver to Tenant a subordination, non-disturbance and attornment agreement from Landlord’s
existing lender or lenders, if any, by which such lender or lenders agree not to disturb Tenant’s possession of the Demised
Premises so long as Tenant is not in material default of the terms of this Lease beyond any applicable cure period at the time
if such lender or lenders foreclose on the Demised Premises. Tenant agrees to execute and deliver to Landlord any instruments that
may be necessary or proper to subordinate this Lease. Additionally, both Landlord and Tenant shall execute and deliver to any lender
or lenders or the other party hereto such estoppel certificates as may be reasonably requested by such lender or lenders or other
party.

 

Tenant covenants
and agrees that, during the term of this Lease, Tenant will furnish, to Landlord and any and all of Landlord’s lenders maintaining
a mortgage or other security instrument against the Demised Premises, financial statements for the preceding calendar or fiscal
year, within ninety (90) days after the end of each such year, prepared by certified public accountants regularly engaged by Tenant
for such purposes, in such form as such statements are regularly prepared, i.e. audited, reviewed or compiled, and in accordance
with generally accepted accounting principles.

 

MISCELLANEOUS

 

Section 30:         a.
   Each party shall bear their own costs and fees incurred for the negotiation and preparation of this Lease, and none of the
parties shall be considered to be the drafter of this Lease, or any provision hereof, for the purpose of any statute, case law
or rule of interpretation or construction that would or might cause any provision to be construed against the drafter hereof.

 

b.    Except
as herein otherwise provided, this Lease contains the entire agreement by and between the undersigned. No promises, representations,
understandings or other warranties have been made by any party respecting the subject matter hereof, other than those expressly
set forth herein. The parties further state that they have carefully read this Lease, know the contents of it, and sign the same
as their own free, willing and voluntary act, both individually and on behalf of the entities they represent as set forth below.

 

c.    The
execution, acknowledgment and delivery of this Lease by the parties, and the performance of the terms, covenants, conditions and
obligations under this Lease, including, but not limited to, the preparation, execution and delivery of such documents as required
by or pursuant to this Lease, and the doing of all things necessary to consummate the transactions herein provided, have been
duly authorized or ratified, approved and confirmed, as the case may be, by all necessary action of the parties, whether by the
board of directors, the shareholders, members or otherwise, and the parties each represent and warrant that each of the officers
executing and delivering this Lease does so with full and complete authority to do so for and on behalf of the respective parties.

 

    	13

     

    

 

IN WITNESS WHEREOF,
the parties hereto have executed this Lease this ______ day of ____________________ 2013.

 

	 	LANDLORD: 	BELPRE IV, LLC
	 	 	 
	 	 	By: 	Minnite Family, LLC,
	 	 	 	Its Sole Member

 

	 	By:	/s/ Pat Minnite, Jr.
	 	 	Pat Minnite, Jr.
	 	 	 
	 	Its:	Manager
	 	 	 
	 	By: 	/s/ Karmyn M. Conley
	 	 	Karmyn M. Conley
	 	 	 
	 	Its:	Manager
	 	 	 
	 	By:	/s/ Pat Minnite, III
	 	 	Pat Minnite, III
	 	 	 
	 	Its:	Manager
	 	 	 
	 	By:	/s/ Jason R. Minnite
	 	 	Jason R. Minnite
	 	 	 
	 	Its:	Manager

 

	 	TENANT:	MARIETTA MEMORIAL HOSPITAL
	 	 	 	 
	 	 	By:	/s/ Scott Cantley
	 	 	 	Scott Cantley
	 	 	 	 
	 	 	Its:	President and CEO

 

 

    	14

     

    

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 11th day of June 2013 by Pat Minnite, Jr., the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 11th day of June 2013 by Karmyn M. Conley, the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

    	15

     

    

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing
instrument was acknowledged before me this 11th day of June 2013 by Pat Minnite, III, the Manager of Minnite Family, LLC, a
West Virginia limited liability company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC,
a West Virginia limited liability company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was
acknowledged before me this 11th day of June 2013 by Jason R. Minnite, the Manager of Minnite Family, LLC, a West Virginia limited
liability company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited
liability company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

    	16

     

    

 

STATE OF OHIO

 

COUNTY OF WASHINGTON, TO WIT:

 

The foregoing instrument
was acknowledged before me this 11th day of June 2013, by Scott Cantley, President and CEO of Marietta Memorial Hospital, an Ohio
non profit corporation, on behalf of said corporation. 

 

	My commission expires: 	April 18, 2016	 
	 	 	 
	 	/s/ Deborah K. Beaver	 
	 	Notary Public	 
	 	 	 
	 		 

 

    	17

     

    

 

THIS AMENDED
LEASE, Made and entered into by and between Belpre IV, LLC, a West Virginia limited liability company, (hereinafter "Landlord"),
and Marietta Memorial Hospital, an Ohio non profit corporation, (hereinafter "Tenant").

 

WHEREAS, the
parties entered into an initial Lease of the Demised Premises, or a part thereof, for the purposes therein stated, executed and
acknowledged June 11, 2013, and

 

WHEREAS, changes
occurred in the plans and specifications for the construction and use of the Demised Premises and the rent paid and to be paid
therefor, and the parties wish to amend said initial Lease accordingly as herein provided;

 

WITNESSETH:That
for and in consideration of the mutual terms, covenants, provisions and conditions herein set forth, Landlord does hereby lease
to Tenant, and Tenant does hereby hire and rent from Landlord those certain premises, hereinafter referred to as the “Demised
Premises,” as follows:

 

DEMISED PREMISES

 

Section 1: The Demised
Premises consists of and are described as the gross building area of 55,300 square feet, pursuant to the project design of Trinity
Health Group of the building (“Building”), located in the Health Bridge Medical Park, with the mailing address of
799 Farson Street, Belpre, Ohio 45714, together with the real estate upon which the Building parking lots, sidewalks and heliport
are located, all as shown on the plats and floor plans included in the plans and specifications hereinafter described and those
attached hereto as Exhibit A, being a part of the same real estate conveyed to Landlord by Minnite Family, LLC, a West Virginia
limited liability company, by two (2) deeds as follows: (i) dated July 3, 2013 and recorded in the Washington County, Ohio
Recorder’s Office in Official Record 548, at Page 2183, and (ii) dated November 26, 2014 and recorded in said Recorder’s
Office in Official Record 574, at Page 937.

 

USE OF PREMISES

 

Section 2: The Demised Premises
shall be used and occupied by Tennant during the term hereof, including any and all renewal terms, subject to the terms, conditions
and limitations herein contained, as a free standing out patient health center, and for such uses reasonably related and incidental
thereto, including, but not limited to, emergency room facilities (“Emergency Room Phase”), an endoscopy unit (“Endoscopy
Phase”), shared services phase, observation suite, building support, pain center, and heliport.

 

     

     

    

 

INITIAL TERM

 

Section 3: The initial term
of this Lease shall be for a period of Fifteen (15) years, commencing on July 31, 2014, and ending on July 30, 2029, subject,
however, to the rentals, terms and conditions hereinafter set forth.

 

BASE RENT

 

Section 4: It is hereby
acknowledged and agreed that Base Rent was paid in the amount and manner provided in the initial lease through October, 2014, and
that it was agreed by the parties that commencing November 2014 and thereafter that Tenant would pay Base Rent calculated in an
annual amount and rate equal to ten (10%) percent of the amounts budgeted as reflected on Exhibit B and amendments to Exhibit B
from time to time pursuant to change orders also referenced on Exhibit B and amendments thereto from time to time as additional
portions of the Building space was constructed and completed by Landlord and made available by Landlord to Tenant for occupancy,
for each year, or portion of each year on a prorated basis, for the remainder of the first five (5) years of the initial term of
this Lease. It is further acknowledged and agreed that payment of Base Rent for the term of this Lease through March 31, 2016 is
reflected on Exhibit A-l, and that such Base Rent has been calculated and paid in the manner described above incorporating agreed
change orders 1 through 8, but that additional Base Rent attributable to agreed change order 9 incorporated in the calculation
of Base Rent for the months of January, February and March 2016 has not been paid, and that, upon execution of this Amended Lease,
Tenant shall execute amended Exhibit B, “effective 12-8-15,” incorporating agreed change order 9, and that such additional
Base Rent in the amount of $10,491.00 shall be paid by Tenant to Landlord with the payment of the Base Rent for April 2016. It
is further acknowledged and agreed that all construction by Landlord as herein defined has been completed, the entirety of the
Demised Premises made available to Tenant in the manner herein provided as of March 31, 2016, and upon the execution of this Amended
Lease the parties shall execute amended Exhibit B, “effective 3-31-16,” incorporating agreed change order 10 in the
calculation of Base Rent, and that commencing April 1, 2016, and for the remainder of the first five (5) years of the initial term
of this Lease the Base Rent shall be an annual amount of $2,474,644.00 per year, payable in monthly installments of $206,220.00
each, commencing April 1, 2016 and on the first day of each month thereafter until and unless further modified. It is further agreed
that copies of Exhibit B attached to the initial lease and copies of all amended Exhibits B shall be, and are, attached hereto
and referenced herein collectively as “Exhibit B.” For and during each of the remaining two (2) five (5) year periods
of the initial term of this Lease all Base Rent for all purposes may be modified by Landlord, not to exceed an increase for each
such successive five (5) year period of ten (10%) per cent of the amount and rate of such Base Rent in effect upon the expiration
of the immediately preceding five (5) year period.

 

All such Base Rent shall be paid
in equal monthly installments and shall be due and payable in advance on the first day of each calendar month during the term hereof.
All required rental payments shall be made to Belpre IV, LLC, 1000 Grand Central Mall, Vienna, West Virginia 26105, and shall continue
to be made at this address until Landlord advises of any change of address.

 

    	2

     

    

 

a.   Late
Fees: If the rental payment is not received within ten (10) days from the date due, a late fee equal to eight percent (8%)
of the total outstanding rent and late fees shall be charged to Tenant monthly. Failure by the Landlord to enforce this provision
in any one month shall not prevent Landlord from subsequently enforcing the same.

 

b.   Returned
Check Fees: In the event payment is made by check and such check is returned unpaid by the bank to Landlord, a returned check
fee will be charged to Tenant in the amount of Thirty-Five and No/100ths ($35.00) Dollars.

 

CONSTRUCTION AND TENANT BUILDOUT REQUIREMENTS

 

Section
5:   Landlord has constructed on the Demised Premises the Building, parking lots, sidewalks and heliport
for the use and occupancy of Tenant, such Building, parking lots, sidewalks and heliport having been constructed and provided
to Tenant as a complete turnkey project on any and all dates herein provided therefor in accordance with the project design
of the said Trinity Health Group, in accordance with the project budget marked collectively as Exhibit B, including
modifications by written change orders 1 through 10 of the parties reflected thereon and other changes requested by Tenant
and in accordance with Exhibit A. Tenant has and shall continue to provide and construct at its cost the special buildout
items described on Exhibit C.

 

It is acknowledged
that the plans and specifications for such construction in strict compliance with the project budget reflected on Exhibit B as
modified over time have been provided and approved by the parties as agreed in their initial Lease and as thereafter modified and
agreed by the parties. Provided, that Landlord has made in accordance with their initial Lease and the agreement of the parties
thereafter minor changes in material and construction detail described in such plans and specifications, but the quality, design
and appearance of the Building and building materials were not materially altered thereby.

 

All construction
work performed by Landlord shall be guaranteed by Landlord to Tenant for a period of one (1) year from and after the completion
of such construction. However, the liability of Landlord therefor shall be limited to the repair and replacement of any such work
found and determined to be defective during such one (1) year period.

 

EXTERIOR MAINTENANCE

 

Section 6: Except as expressly
otherwise provided herein, Tenant shall maintain and keep the exterior of the Demised Premises in good order and repair including,
but not limited to, the roof, walls, gutters, downspouts, canopies, exterior doors, supply lines for gas, electric, and water,
drainage and sewer lines, entrances and exits, sidewalks, parking areas and heliport, including cleaning and maintaining sidewalks,
parking areas and heliport, including, but not limited to snow and ice removal, landscaping, and providing trash removal. Landlord
shall make all structural repairs to the Building and all interior repairs, by reason of any exterior or structural defect, including
but not limited to, leaks, broken pipes and falling plaster.

 

    	3

     

    

 

COMMON AREAS

 

Section 7: In connection
with this Lease of the Demised Premises, Landlord further grants to Tenant, its employees, agents, customers and business invitees,
the non-exclusive right to use all access ways to and from the Demised Premises and public roadways. Tenant shall reimburse Landlord
its prorated share of repair and maintenance costs for such access ways based upon the percentage which the gross building area
of the Building constitutes of the gross building area of all buildings on premises in the Development Site, as hereinafter defined,
using the access ways, in monthly installments to be paid with Tenant’s payments of Base Rent, as budgeted, assessed and
billed in advance annually by Landlord. Tenant shall reimburse Landlord a lump sum amount for the amount of any increase in the
actual costs over the amount billed by Landlord therefor, and Landlord shall refund to Tenant the amount of any decrease in the
actual costs below such billed amount, at the end of each fiscal year ending December 31 for which such costs were budgeted, assessed
and billed, and such charges shall be subject to an annual adjustment based upon the actual costs therefor for each fiscal year
ending December 31.

 

INTERIOR MAINTENANCE

 

Section 8: Except as expressly
otherwise provided herein, Tenant will maintain the interior of the Building on the Demised Premises in good order and repair,
reasonable and ordinary wear and tear excepted, and all interior repairs and maintenance, including, but not limited to, the HVAC
system and utility fixtures, are to be the responsibility of Tenant.

 

UTILITIES AND SERVICES

 

Section 9: Tenant shall
be responsible for the payment of all utility services rendered to the Demised Premises for the Tenant’s use including but
not limited to water and sewer, gas, and electric.

 

TAXES

 

Section 10: The payment
of all taxes and assessments levied or assessed against the real estate of which the Demised Premises are a part, shall be the
responsibility of Landlord and/or other owners thereof. However, Tenant shall reimburse Landlord for its prorata share of the actual
costs of the gross taxes and assessments based upon the percentage which the appraised value of the real estate and improvements
constituting the Demised Premises constitutes of the appraised value of all real estate and improvements assessed together with
the Demised Premises. Upon the taxes and assessments being levied and assessed against the Demised Premises separately,

 

    	4

     

    

 

Tenant shall reimburse Landlord
the actual costs of such separately levied and assessed gross taxes and assessments. In any event, such charges shall be budgeted
and billed in advance annually by Landlord, shall be payable in monthly installments to be paid with Tenant’s payments of
Base Rent and shall be subject to an annual adjustment based upon the actual costs of such taxes and assessments for each fiscal
year ending December 31. Additionally, Tenant shall reimburse Landlord a lump sum amount for the amount of any increase in the
actual costs over the amount billed by Landlord therefor, and Landlord shall refund to Tenant the amount of any decrease in the
actual costs below the amount billed by Landlord therefor, at the end of each fiscal year ending December 31 for which such costs
were so budgeted and billed. Tenant shall pay any personal property taxes which may be levied against its property subject thereto.

 

INSURANCE; INDEMNIFICATION

 

Section 11: Throughout the
term of this Lease Tenant will maintain in effect fire, extended coverage and special perils property insurance for the full insurable
replacement value of the Demised Premises, as determined, and as determined from time to time throughout the term of this Lease,
by the underwriter for Tenant’s insurer. Tenant shall name Landlord and any mortgagee as additional insureds under said policy.
In case of fire, extended coverage or special perils casualty, the proceeds of such insurance shall be first applied to the repair
of any damage and the surplus paid to Landlord.

 

Tenant shall
procure and maintain during the Term of this Lease a policy of commercial general liability insurance having a combined single
limit for bodily injury and property damage of not less than Three Million Dollars (53,000,000.00), covering “occurrences”
arising from or related to the use and occupancy of the Demised Premises by Tenant and its patients, employees, agents, contractors,
guests and invitees, further insuring Tenant’s indemnification obligation hereunder, and naming Landlord and any mortgagee
as additional insureds. At the end of each five (5) year period or term of this Lease, as the case may be, Tenant shall increase
the amounts of such coverages of such liability insurance for the ensuing five (5) year period or term of this Lease, by an amount
equal to the aggregate percentage increase in the U.S. Department of Labor, Bureau of Labor Statistics Consumer Price Index for
all Urban Consumer, U.S. City Average, or any successor index (“CPI”) over the immediately preceding five (5) year
period. Provided, that in the event an aggregate percentage decrease occurs in the CPI during any such immediately preceding five
(5) year period, no adjustment in said coverage amounts shall be made and the amounts of such coverages in effect during such immediately
preceding five (5) year period shall remain in effect during the ensuing five (5) year period or term. Provided, however, that
the requirement of such coverage and the limits thereof as herein provided, do not limit or define Tenant’s obligation to
indemnify Landlord hereunder nor limit the extent or amount of such obligation.

 

    	5

     

    

 

In addition,
Tenant shall maintain Professional Liability Insurance with respect to its operations on the Demised Premises, with such insurance
covering Tenant for all services rendered on the Premises. Tenant's Professional Liability Insurance shall provide for limits of
not less than $1,000,000 per occurrence and $3,000,000 in the aggregate, per policy year. Tenant shall also maintain Fire Legal
Liability insurance in the amount of $100,000. If and as permitted by the carriers for such coverages Tenant shall name Landlord
and any mortgagee as additional insureds under said policies.

 

Tenant shall
furnish to Landlord upon request a certificate of insurance issued by the insurance carrier of each of the aforesaid policies of
insurance.

 

In the event
Landlord obtains and carries income protection coverage pursuant to any policy or policies it maintains pertaining to the Demised
Premises, Tenant shall reimburse Landlord the premium for such coverage, payable in monthly installments to be paid with Tenant’s
payments of Base Rent, the charges for which shall be budgeted, assessed and billed in advance annually by Landlord and shall be
subject to an annual adjustment based upon the actual costs thereof for each fiscal year ending December 31. Additionally, Tenant
shall reimburse Landlord a lump sum amount for any increase in the actual costs over the amount billed by Landlord therefor, and
Landlord shall refund to Tenant the amount of any decrease in the actual costs below such billed amount, at the end of each fiscal
year ending December 31 for which such costs were budgeted, assessed and billed.

 

Tenant shall
also be liable and responsible for any and all other insurance required for or by its use of and operation in and upon the Demised
Premises, and Tenant may also carry insurance on the contents of the Demised Premises as it may desire.

 

Landlord shall
indemnify, protect, defend and hold Tenant harmless from and against all liability, cost, expense, or damage (including, without
limitation, attorneys fees) for bodily injury or property damage arising from: (i) the construction of the Demised Premises by
Landlord, its contractors, agents or employees; or (ii) any defects in construction by Landlord, its contractors, agents or employees,
or (iii) any failure by Landlord, its contractors, agents or employees to properly construct the Demised Premises in accordance
with the approved project design of the said PM Construction, Inc. Tenant’s review and approval of any plans, specifications,
or any other documents shall not relieve Landlord from Landlord’s obligations under the foregoing indemnification provision.
Landlord shall procure and keep in effect from the execution date of this Lease until the completion of the Demised Premises, a
Commercial General Liability insurance policy in the amount of Three Million Dollars ($3,000,000.00) per occurrence, insuring all
of Landlord’s activities with respect to the Demised Premises, and a Builder’s Risk Insurance policy insuring the Demised
Premises for the full replacement cost of the Demised Premises until completion. Landlord shall name Tenant as an additional insured
under the Builder’s Risk Insurance policy and provide Tenant a certificate of such coverage upon request.

 

Notwithstanding
the foregoing provision, Tenant shall indemnify, defend, and hold Landlord harmless from any and all claims and damages (including
reasonable attorneys’ fees and costs) arising from Tenant’s occupancy and/or use of the Demised Premises or the conduct
of its business or from any activity, work, or thing done, permitted, or suffered by Tenant, in or about the Demised Premises or
the access ways to and from the Demised Premises. Tenant shall further indemnify, defend, and hold Landlord harmless from any and
all claims and damages (including reasonable attorneys’ fees and costs) arising from any breach or default in the terms of
this Lease, or arising from any act, negligence, fault, or omission of Tenant or Tenant’s agents, employees, or invitees,
and from and against any and all costs, reasonable attorneys’ fees, expenses, and liabilities incurred on or about such claim
or any action or proceeding brought on such claim. In case any action or proceeding shall be brought against Landlord by reason
of any such claim, Tenant, on notice from Landlord, shall defend Landlord at Tenant’s expense by counsel approved in writing
by Landlord, to the extent or in the event such defense is not provided by applicable insurance coverage.

 

    	6

     

    

 

Landlord shall
indemnify, defend, and hold Tenant harmless from any and all claims and damages (including reasonable attorneys’ fees and
costs) arising from any breach or default in the terms of this Lease, or arising from any act, negligence, fault, or omission of
Landlord or Landlord’s agents, employees or contractors, and from and against any and all costs, reasonable attorneys’
fees, expenses and liabilities incurred on or about such claim or any action or proceeding brought on such claim. In case any action
or proceeding shall be brought against Tenant by reason of any such claim, Landlord, on notice from Tenant, shall defend Tenant
at Landlord’s expense by counsel approved in writing by Tenant, to the extent or in the event such defense is not provided
by applicable insurance coverage.

 

DAMAGE OR DESTRUCTION OF BUILDING

 

Section 12: If the
Demised Premises are damaged or destroyed by fire or other casualty during the term of this Lease, the rent herein reserved
shall abate entirely in case the Demised Premises are, in the judgment of the Tenant, rendered untenantable, and prorata in
case a part only be untenantable, until the Demised Premises or such part are restored to tenantable condition. If such
damage or destruction is covered by the insurance provided for in Paragraph 11 above, the Landlord shall with due diligence,
repair and restore the Demised Premises to good and tenantable condition. Provided however, that (a) if the destruction or
damage amounts to more than 50% of the insurable replacement value of the Demised Premises determined as aforesaid, either
Landlord or Tenant may cancel and terminate this Lease by giving written notice to the other party within 30 days after the
date such damage or destruction occurs; (b) if the entire Demised Premises are, in the judgment of the Tenant, untenantable,
the term of this Lease shall be extended for a period equal to the time required for repair and restoration of the Demised
Premises unless terminated under Subparagraph (a) of this Paragraph.

 

EMINENT DOMAIN

 

Section 13: In the event
that any portion or all of the Demised Premises is taken pursuant to the exercise of any power of eminent domain, the proceeds
of such taking shall be divided between Landlord and Tenant as their respective interests may appear.

 

    	7

     

    

 

ASSIGNMENT; RIGHT OF FIRST REFUSAL

 

Section 14: (a)   Tenant
may not assign this Lease or sublet the Demised Premises to any other person, partnership or corporation without written consent
of Landlord, which consent shall not be unreasonably withheld.

 

(b)   In
the event Landlord exercises its right to assign this Lease, pursuant to a conveyance of the Demised Premises, Landlord shall give
Tenant the privilege of purchasing the Demised Premises at the same purchase price and on the other terms of the offer to purchase
made by the proposed assignee, provided Tenant is not in default hereunder at such time. This privilege shall be given by a notice
sent to Tenant at the Demised Premises by certified mail, fax transmission or hand delivery, requiring Tenant to accept the offer
in writing and to sign a contract within the period of thirty (30) days after the mailing or receipt of such notice to purchase
the Demised Premises upon such terms. The failure of Tenant to accept the offer to purchase or to sign a contract within the period
provided shall not affect this Lease, except to nullify and void the aforesaid privilege of Tenant, and Landlord shall be at liberty
to sell the Demised Premises to any such proposed assignee thereafter. Provided, that in the event that Tenant does not exercise
such right, but the transaction with such proposed assignee does not thereafter occur, then Tenant’s privilege and right
as herein described shall remain in effect for any and all subsequent proposed assignments in accordance with the aforesaid terms
and conditions. Further provided, that the aforesaid right of Tenant shall not apply to any assignment of this Lease or conveyance
of the Demised Premises to a party or parties related to Landlord, but further provided that such related party or parties shall
accept such assignment and/or conveyance subject to this Lease and its terms and conditions, including this Section 14 and Tenant’s
aforesaid right. Further provided that the terms of this Section 14 shall not apply to a collateral assignment of this Lease to
a lender or lenders of Landlord or any such related party or parties.

 

DEFAULT

 

Section 15: (a) If proceedings
are commenced against Tenant in any court under a bankruptcy act or for the appointment of a Trustee or Receiver of Tenant's property
either before or after commencement of the Lease term, or (b) if the rent or any other payments due from Tenant under this Lease,
or any part thereof, shall at any time be in arrears and unpaid for a period of 30 days after agreed due date per this Lease, or
(c) if there shall be default in the performance of any other covenant or condition herein contained on the part of Tenant for
more than 30 days after written notice of such default by Landlord, then Tenant’s right to possession pursuant to this Lease,
if Landlord so elects, shall thereupon cease, and Landlord shall have the right to reenter or repossess the premises by summary
proceedings, surrender or otherwise, and to dispossess and remove therefrom the Tenant or other occupants thereof, and its effects,
without being liable to prosecution therefore. In such case, Landlord may, at its option, relet the Demised Premises as the agent
of Tenant, and Tenant shall pay to Landlord the difference between the rent hereby reserved and agreed to be paid by Tenant for
the portion of the term remaining at the time of reentry or repossession, and the lesser amount, if any, received or to be received
under such reletting for such portion of the term, together with Landlord’s fees and costs, including reasonable attorney
fees, incurred by Landlord in enforcing its remedies hereunder and reletting the Demised Premises. Tenant hereby expressly waives
service of notice of intention to reenter or of instituting legal proceedings to that end.

 

    	8

     

    

 

RENEWAL OPTION

 

Section 16: Provided it
is not in default hereunder, Tenant shall have the option to renew this Lease for three (3) five (5) year terms by written notice
to Landlord, given at least 180 days prior to the end of the existing term or renewal term, each upon the same terms and conditions
herein set forth, except that the Base Rent for each renewal term may be modified by Landlord, not to exceed an increase for each
successive five (5) year term of 10% of the amount and rate of Base Rent in effect upon the expiration of the immediately preceding
five (5) year period or term of this Lease. Except as expressly otherwise indicated, reference herein to the term of this Lease
shall include reference to any renewal term hereof.

 

ALTERATION

 

Section 17: Tenant shall
make no alteration to the Demised Premises without prior written consent of Landlord.

 

LIENS

 

Section 18: Tenant shall
not permit mechanics’ liens to be filed against the fee of the Demised Premises or against Tenant’s leasehold interest
in the Demised Premises by reason of work, labor, services or materials supplied or claimed to have been supplied to Tenant or
anyone holding the Demised Premises through or under Tenant, whether prior or subsequent to the commencement of the term hereof.
If any mechanic’s liens shall at any time be filed against the Demised Premises based on any act or failure to act on the
part of Tenant and Tenant shall fail to remove the same within thirty (30) days thereafter, such failure shall constitute a default
under the provisions of this Lease. Notwithstanding the foregoing, Tenant shall have the right, at its own expense and after prior
written notice to Landlord, by appropriate proceeding duly instituted and diligently prosecuted, to contest in good faith the validity
or the amount of any such lien. However, if Landlord shall notify Tenant that, in the reasonable opinion of counsel, by nonpayment
of any such items the Demised Premises will be subject to imminent loss or forfeiture, Tenant shall promptly cause such lien to
be discharged of record.

 

    	9

     

    

 

ACCESS TO PREMISES

 

Section 19: Landlord and
its representatives shall have the right to enter the Demised Premises during Tenant's normal business hours, upon reasonable advance
notice, which notice shall not be required in the case of an emergency, in order to inspect the same, or to make repairs and to
maintain the Demised Premises if required by the terms hereof.

 

LANDLORD COVENANTS

 

Section 20: Landlord covenants
and warrants that Landlord has good title to the Demised Premises and authority to make this Lease; that Tenant, upon paying the
rent and keeping and performing the covenants and conditions of this Lease on Tenant's part to be kept and performed, shall peaceably
and quietly hold, occupy and enjoy the Demised Premises during the full term of the Lease without hindrance by Landlord or by any
person whatsoever.

 

LEASE SUBORDINATE TO ENCUMBRANCES

 

Section 21: This Lease is
subject and subordinate to any mortgages or deeds of trust now on or hereafter placed against the Demised Premises and to advances
made or that may be made on account of such encumbrances, to the full extent of the principal sums secured thereby and interest
thereon; provided, however, that in the event of default by Landlord upon any note secured by such mortgage or trust deed, the
holder thereof shall be required to notify the Tenant of the same forthwith or lose the benefit of this provision. In the event
Landlord fails to make any payment on account of principal or interest on any mortgage or deed of trust note affecting the Demised
Premises, Tenant shall, upon written notice to Landlord, have the right to pay the rent accruing under this Lease directly to the
holder of such mortgage or deed of trust note and to deduct any sum so paid from subsequent installments of rent due hereunder.

 

NOTICE AND REASONABLE CONSENT

 

Section 22: All notices
and statements required or permitted under this Lease shall be in writing, delivered by registered or certified mail, postage prepaid,
addressed as follow:

 

	 	As to Landlord:	Belpre IV, LLC
	 	 	1000 Grand Central Mall
	 	 	Vienna, WV 26105
	 	 	 
	 	As to Tenant:	Marietta Memorial Hospital
	 	 	401 Matthew Street
	 	 	Marietta, OH 45750

 

    	10

     

    

 

Either party may at any time, in
the manner set forth for giving notices to the other, designate a different address to which notices to is shall be sent. Notice
shall be deemed given at the delivery time shown on the return receipt, at the time of refusal shown on said notice, or date of
the first notice thereof if returned unclaimed.

 

SEVERABILITY

 

Section 23: In the event
that any provision of this Lease is adjudged to be invalid or of no force or effect, all other provisions contained herein shall
remain in full force and effect.

 

BINDING EFFECT

 

Section 24: The covenants
and agreements herein contained shall extend to and be binding upon the parties hereto, their respective representatives, successors
and assigns.

 

AMENDMENT

 

Section 25: No amendment,
modification, or alteration of the terms hereof shall be binding unless the same is in writing, dated subsequent to the date hereof
and duly executed by the parties hereto.

 

RESTRICTIONS ON USE

 

Section 26: Tenant shall
not allow, permit or suffer any condition, circumstance or activity in, upon or regarding the Demised Premises which constitutes
a public or private nuisance, and Tenant will observe and comply with all present and future laws, rules ordinances, and regulations
of the United States of America, the State of Ohio, the County of Washington, City of Belpre, and of any other governmental or
regulatory authority or agency with respect to its use and occupancy of the Demised Premises and its operations thereon, including
but not limited to, environmental laws and regulations applicable thereto, and shall defend, indemnify and hold Landlord harmless
from and against any and all claims, liabilities, fines, penalties, losses and expenses (including reasonable attorney fees and
costs) arising in connection with Tenant’s failure to comply with the provisions of this section.

 

LANDLORD RESTRICTIONS; LANDLORD’S
RESPONSIBILITY

 

Section 27: With the exception
of: 1) tenants leasing at, and services already being conducted on, the Development Site on December 1st, 2010 and 2)
those services specified below as Noncompetitive Health Services, Landlord agrees that during the term of this Lease, Landlord
shall not without the express written consent of Tenant: a) lease to any other prospective tenant intending to provide the same
or similar services as Tenant at the Development Site; or b) allow any other tenant to conduct the same or similar services as
Tenant at the Development Site. Landlord shall immediately notify Tenant of any other third party attempt to initiate discussions,
solicit or negotiate with Landlord concerning the same or similar activities excluded by this Section 27. Landlord acknowledges
and agrees that a breach or violation of this Section 27 will have an irreparable, material and adverse effect upon Tenant and
that damages arising from any such breach or violation may be difficult to ascertain. However, in the event of a breach of this
Section 27, Tenant may pursue actions and damages in law or equity available to Tenant.

 

    	11

     

    

 

The Development Site shall consist
of all of the property owned by Landlord and Minnite Family, LLC, and the 2.819 acre tract owned by 601 Plaza L.L.C. and currently
leased to Health Bridge, all reflected on that certain plat attached hereto and made a part hereof as “Exhibit D,”
and specifically excluding the tract of 5.972 acres owned by 601 Plaza L.L.C. and reflected on Exhibit D.

 

Noncompetitive Health Services:1)
Dentists; 2) oral surgeons; 3) ophthalmologists and/or optometrists; 4) chiropractors; 5) massage therapists; 6) mental health
practitioners (including psychologists and/or psychiatrists); 7) home nursing offices; 8) dialysis clinics; 9) physical therapy
providers; 10) retail pharmacy; 11) durable medical equipment providers (including prosthetic and orthotic providers) and 12) podiatrists.

 

Landlord represents and warrants
to Tenant that Landlord has not introduced and will not do anything to introduce, onto the Demised Premises from without the Demised
Premises, any toxic or hazardous materials or waste, including without limitation, material or substance having characteristics
of ignitability, corrosivity, reactivity, or extraction procedure toxicity or substances or materials which are listed on any of
the Environmental Protection Agency’s list of hazardous wastes, 42 U.S.C. Section 9601, et seq., 49 U.S.C. Sections 1801,
et seq., 42 U.S.C. Section 6901, et seq., as the same may be amended from time to time (“Hazardous Materials”).

 

SIGNS

 

Section 28: Tenant may,
at its expense, install their company’s standard sign on any existing monument sign, pole sign, or face mounted sign at
the Demised Premises. Tenant shall submit to Landlord plans and specifications for such signs. All signs and installation must
be approved by Landlord. Such approval shall not be unreasonably withheld. Tenant shall be responsible for all maintenance and
upkeep of the signs. All additional signs (i.e. portable signs, banners, etc.) must be approved by the Landlord. Any signs permanently
attached to the building are considered leasehold improvements and will remain with the Demised Premises after the end of the
Lease.

 

    	12

     

    

 

SUBORDINATION

 

Section 29:  Following
the execution of this Lease, Landlord shall deliver to Tenant a subordination, non-disturbance and attornment agreement from Landlord’s
existing lender or lenders, if any, by which such lender or lenders agree not to disturb Tenant’s possession of the Demised
Premises so long as Tenant is not in material default of the terms of this Lease beyond any applicable cure period at the time
if such lender or lenders foreclose on the Demised Premises. Tenant agrees to execute and deliver to Landlord any instruments that
may be necessary or proper to subordinate this Lease. Additionally, both Landlord and Tenant shall execute and deliver to any lender
or lenders or the other party hereto such estoppel certificates as may be reasonably requested by such lender or lenders or other
party.

 

Tenant covenants
and agrees that, during the term of this Lease, Tenant will furnish, to Landlord and any and all of Landlord’s lenders maintaining
a mortgage or other security instrument against the Demised Premises, financial statements for the preceding calendar or fiscal
year, within ninety (90) days after the end of each such year, prepared by certified public accountants regularly engaged by Tenant
for such purposes, in such form as such statements are regularly prepared, i.e. audited, reviewed or compiled, and in accordance
with generally accepted accounting principles.

 

MISCELLANEOUS

 

Section 30:  a. Each
party shall bear their own costs and fees incurred for the negotiation and preparation of this Lease, and none of the parties shall
be considered to be the drafter of this Lease, or any provision hereof, for the purpose of any statute, case law or rule of interpretation
or construction that would or might cause any provision to be construed against the drafter hereof.

 

b.  Except
as herein otherwise provided, this Lease contains the entire agreement by and between the undersigned. No promises, representations,
understandings or other warranties have been made by any party respecting the subject matter hereof, other than those expressly
set forth herein. The parties further state that they have carefully read this Lease, know the contents of it, and sign the same
as their own free, willing and voluntary act, both individually and on behalf of the entities they represent as set forth below.

 

c.  The
execution, acknowledgment and delivery of this Lease by the parties, and the performance of the terms, covenants, conditions and
obligations under this Lease, including, but not limited to, the preparation, execution and delivery of such documents as required
by or pursuant to this Lease, and the doing of all things necessary to consummate the transactions herein provided, have been duly
authorized or ratified, approved and confirmed, as the case may be, by all necessary action of the parties, whether by the board
of directors, the shareholders, members or otherwise, and the parties each represent and warrant that each of the officers executing
and delivering this Lease does so with full and complete authority to do so for and on behalf of the respective parties.

 

d.  All
of the aforesaid Exhibits are attached to and made a part of this Lease.

 

    	13

     

    

 

IN WITNESS WHEREOF,
the parties hereto have executed this Amended Lease this 14th day of April 2016.

 

	 	LANDLORD: 	BELPRE IV, LLC
	 	 	 
	 	 	By: 	Minnite Family, LLC,
	 	 	 	Its Sole Member

 

	 	By:	/s/ Pat Minnite, Jr.
	 	 	Pat Minnite, Jr.
	 	 	 
	 	Its:	Manager
	 	 	 
	 	By: 	/s/ Karmyn M. Conley
	 	 	Karmyn M. Conley
	 	 	 
	 	Its:	Manager
	 	 	 
	 	By:	/s/ Pat Minnite, III
	 	 	Pat Minnite, III
	 	 	 
	 	Its:	Manager
	 	 	 
	 	By:	/s/ Jason R. Minnite
	 	 	Jason R. Minnite
	 	 	 
	 	Its:	Manager

 

	 	TENANT:	MARIETTA MEMORIAL HOSPITAL
	 	 	 	 
	 	 	By:	/s/ Scott Cantley
	 	 	 	Scott Cantley
	 	 	Its:	President and CEO

 

    	14

     

    

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 14th day of April 2016 by Pat Minnite, Jr., the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 14th day of April 2016 by Karmyn M. Conley, the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

 

    	15

     

    

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 14th day of April 2016 by Pat Minnite, III, the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

  

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 14th day of April 2016 by Jason R. Minnite, the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

    	16

     

    

 

STATE OF OHIO

 

COUNTY OF WASHINGTON, TO WIT:

 

The foregoing instrument was acknowledged
before me this 15th day of April 2016, by Scott Cantley, President and CEO of Marietta Memorial Hospital, an Ohio non profit corporation,
on behalf of said corporation.

 

	My commission expires: 	April 18, 2016	 
	 	 	 
	 	/s/ Deborah K. Beaver	 
	 	Notary Public	 
	 	 	 
	 		 

 

    	17

     

    

 

EXHIBIT
A

 

     

     

    

 

 

     

     

    

 

 

     

     

    

 

 

 

     

     

    

 

EXHIBIT
A-1

 

     

     

    

  

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    Payment Register (Current and History - Detail)	 
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    ID: All	 

 

	Check No.
    / Payment ID	 	Payee Name
    / Customer Name	 	Invoice
    No. / Account Number	 	Amount
    Paid	 
	BANK: A - UNITED BANK	 	 	 	 	 	 
	DEPOSIT: 2	 	DATE: 08/28/14	 	 	 	 	 	 
	047503	 	Marietta Memorial/Aug.
    14	 	Check	 	$	80,000.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Payment on Account	 	$	80,000.00	 
	 	 	 	 	CHECK # 047503 TOTAL:	 	$	80,000.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 2 TOTAL:	 	$	80,000.00	 
	DEPOSIT: 3	 	DATE: 09/04/14	 	 	 	 	 	 
	1	 	Marietta Memorial Hospital	 	Transfer	 	$	0.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : -UA000001	 	$	(80,000.00	)
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 000001	 	$	80,000.00	 
	 	 	 	 	TRANSFER TOTAL:	 	$	0.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 3 TOTAL:	 	$	0.00	 
	DEPOSIT: 4	 	DATE: 09/18/14	 	 	 	 	 	 
	048282	 	Marietta Memorial/Aug. 14	 	Check	 	$	80,000.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 000002	 	$	80,000.00	 
	 	 	 	 	CHECK # 048282 TOTAL:	 	$	80,000.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 4 TOTAL:	 	$	80,000.00	 
	DEPOSIT: 5	 	DATE: 10/06/14	 	 	 	 	 	 
	050570	 	Marietta Memorial/Oct. 14	 	Check	 	$	80,000.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 10201401	 	$	80,000.00	 
	 	 	 	 	CHECK # 050570 TOTAL:	 	$	80,000.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 5 TOTAL:	 	$	80,000.00	 
	 	 	 	 	 	 	 	 	 
	DEPOSIT: 6	 	DATE: 11/10/14	 	 	 	 	 	 
	141107	 	Marietta Memorial/Nov. 14	 	Check	 	$	162,600.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 11201401	 	$	162,600.00	 
	 	 	 	 	CHECK # 141107 TOTAL:	 	$	162,600.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 6 TOTAL:	 	$	162,600.00	 
	DEPOSIT: 7	 	DATE: 12/08/14	 	 	 	 	 	 
	141205	 	Marietta Memorial/Dec. 14	 	Check	 	$	162,600.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 12201401	 	$	162,600.00	 
	 	 	 	 	CHECK # 141205 TOTAL:	 	$	162,600.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 7 TOTAL:	 	$	162,600.00	 
	DEPOSIT: 8	 	DATE: 01/16/15	 	 	 	 	 	 
	141231	 	Marietta Memorial/Jan. 15	 	Check	 	$	162,600
                                         00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 01201501	 	$	162,600
                                         00	 
	 	 	 	 	CHECK # 141231 TOTAL:	 	$	162,600.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 8 TOTAL:	 	$	162,600.00	 
	DEPOSIT: 9	 	DATE: 01/30/15	 	 	 	 	 	 
	150129	 	Marietta Memorial/Feb. 15	 	Check	 	$	162,600.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Payment on Account	 	$	162,600.00	 
	 	 	 	 	CHECK # 150129 TOTAL:	 	$	162,600.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 9 TOTAL:	 	$	162,600.00	 
	DEPOSIT: 10	 	DATE: 02/27/15	 	 	 	 	 	 
	150226	 	Marietta Memorial/March 15	 	Check	 	$	162,600.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : -UA000002	 	$	(162,600.00	)
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 02201501	 	$	162,600.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Payment on Account	 	$	162,600.00	 
	 	 	 	 	CHECK # 150226 TOTAL:	 	$	162,600.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT
    10 TOTAL:	 	$	162,600.00	 

 

     

     

    

 

 

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	Check No. / Payment ID	 	Payee Name / Customer Name	 	Invoice No. / Account Number	 	Amount Paid	 
	BANK: A - UNITED BANK	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	DEPOSIT: 11	 	DATE: 04/02/15	 	 	 	 	 	 
	150401	 	Marietta Memorial/April 15	 	Check	 	$	162,600.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : -UA000003	 	$	(162,600.00	)
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 03201501	 	$	162,600.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 04201501	 	$	162,600.00	 
	 	 	 	 	CHECK # 150401 TOTAL:	 	$	162,600.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 11 TOTAL:	 	$	162,600.00	 
	DEPOSIT: 12	 	DATE: 05/04/15	 	 	 	 	 	 
	150501	 	Marietta Memorial/May 15	 	Check	 	$	162,600.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 05201501	 	$	162,600.00	 
	 	 	 	 	CHECK # 150501 TOTAL:	 	$	162,600.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 12 TOTAL:	 	$	162,600.00	 
	DEPOSIT: 13	 	DATE: 05/11/15	 	 	 	 	 	 
	150508	 	Marietta Memorial/rent increas	 	Check	 	$	42,994.50	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 04201502	 	$	14,331.50	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 05201501	 	$	28,663.00	 
	 	 	 	 	CHECK # 150508 TOTAL:	 	$	42,994.50	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 13 TOTAL:	 	$	42,994.50	 
	DEPOSIT: 14	 	DATE: 06/08/15	 	 	 	 	 	 
	150605	 	Marietta Memorial/June 2015	 	Check	 	$	191,263.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 06201501	 	$	191,263.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	CHECK # 150605 TOTAL:	 	$	191,263.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 14 TOTAL:	 	$	191,263.00	 
	DEPOSIT: 15	 	DATE: 07/06/15	 	 	 	 	 	 
	150702	 	Marietta Memorial/July 2015	 	Check	 	$	191,263.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Payment on Account	 	$	191,263.00	 
	 	 	 	 	CHECK # 150702 TOTAL:	 	$	191,263.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 15 TOTAL:	 	$	191,263.00	 
	DEPOSIT: 16	 	DATE: 08/14/15	 	 	 	 	 	 
	150813	 	Marietta Memorial/Aug. 2015	 	Check	 	$	191,263.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : -UA000004	 	$	(191,263.00	)
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 07201501	 	$	191,263.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Invoice : 08201501	 	$	191,263.00	 
	 	 	 	 	CHECK # 150813 TOTAL:	 	$	191,263.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 16 TOTAL:	 	$	191,263.00	 
	DEPOSIT: 17	 	DATE: 08/28/15	 	 	 	 	 	 
	150827	 	Marietta Memorial/Sept. 2015	 	Check	 	$	191,263.00	 
	 	 	Marietta Memorial Hospital (MMH345)	 	Payment on Account	 	$	191,263.00	 
	 	 	 	 	CHECK # 150827 TOTAL:	 	$	191,263.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 17 TOTAL:	 	$	191,263.00	 
	DEPOSIT: 18	 	DATE: 10/02/15	 	 	 	 	 	 
	151001	 	Marietta Memorial /Oct. 2015	 	Check	 	$	191,263.00	 
	 	 	Marietta Memorial (MMH345)	 	Invoice : -UA000005	 	$	(191,263.00	)
	 	 	Marietta Memorial (MMH345)	 	Invoice : 09201501	 	$	191,263
                                         00	 
	 	 	Marietta Memorial (MMH345)	 	Invoice : 10201501	 	$	191,263.00	 
	 	 	 	 	CHECK # 151001 TOTAL:	 	$	191,263.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 18 TOTAL:	 	$	191,263.00	 

 

     

     

    

  

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    ID: All	 

 

	Check No. / Payment ID	 	Payee Name / Customer Name	 	Invoice No. / Account Number	 	Amount Paid	 
	BANK: A - UNITED BANK	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	DEPOSIT: 19	 	DATE: 11/09/15	 	 	 	 	 	 
	151106	 	Marietta Memorial /Nov. 2015	 	Check	 	$	191,263.00	 
	 	 	Marietta Memorial (MMH345)	 	Invoice : 11201501	 	$	191,263.00	 
	 	 	 	 	CHECK# 151106 TOTAL:	 	$	191,263.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 19 TOTAL:	 	$	191,263.00	 
	DEPOSIT: 20	 	DATE: 12/11/15	 	 	 	 	 	 
	121115	 	Marietta Memorial /Dec. 2015	 	Check	 	$	191,263.00	 
	 	 	Marietta Memorial (MMH345)	 	Invoice : 12201501	 	$	191,263.00	 
	 	 	 	 	CHECK # 121115 TOTAL:	 	$	191,263.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 20 TOTAL:	 	$	191,263.00	 
	DEPOSIT: 21	 	DATE: 01/13/16	 	 	 	 	 	 
	160107	 	Marietta Memorial /RNT RET
    INS	 	Check	 	$	193,385.46	 
	 	 	Marietta Memorial (MMH345)	 	Payment on Account	 	$	193,385.46	 
	 	 	 	 	CHECK # 160107 TOTAL:	 	$	193,385.46	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 21 TOTAL:	 	$	193,385.46	 
	DEPOSIT: 22	 	DATE: 01/14/16	 	 	 	 	 	 
	1	 	Marietta Memorial	 	Transfer	 	$	0.00	 
	 	 	Marietta Memorial (MMH345)	 	Invoice : 11073	 	$	1,848.00	 
	 	 	Marietta Memorial (MMH345)	 	Invoice: 11069	 	$	274.46	 
	 	 	Marietta Memorial (MMH345)	 	Invoice : -UA000006	 	$	(193,385.46	)
	 	 	Marietta Memorial (MMH345)	 	Invoice : 01201601	 	$	191,263.00	 
	 	 	 	 	TRANSFER TOTAL:	 	$	0.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 22 TOTAL:	 	$	0.00	 
	DEPOSIT: 23	 	DATE: 02/06/16	 	 	 	 	 	 
	160204	 	Marietta Memorial /Feb. 2016	 	Check	 	$	191,263.00	 
	 	 	Marietta Memorial (MMH345)	 	Invoice : 02201601	 	$	191,263.00	 
	 	 	 	 	CHECK # 160204 TOTAL:	 	$	191,263.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 23 TOTAL:	 	$	191,263.00	 
	DEPOSIT: 24	 	DATE: 03/04/16	 	 	 	 	 	 
	160303	 	Marietta Memorial /March,
    RET	 	Check	 	$	276,742.78	 
	 	 	Marietta Memorial (MMH345)	 	Invoice : 11129	 	$	85,479.78	 
	 	 	Marietta Memorial (MMH345)	 	Invoice: 03201601	 	$	191,263.00	 
	 	 	 	 	CHECK
    # 160303 TOTAL:	 	$	276,742.78	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	DEPOSIT 24 TOTAL:	 	$	276,742.78	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	TOTAL FOR BANK ID: A	 	$	3,421,426.74	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	GRAND TOTAL OF ALL CHECKS:	 	$	3,421,426.74	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	GRAND TOTAL OF ALL CREDIT CARDS:	 	$	0.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	GRAND TOTAL OF ALL CASH:	 	$	0.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	GRAND TOTAL OF ALL EFT:	 	$	0.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	GRAND TOTAL OF ALL PAYMENTS:	 	$	3,421,4268.74	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	GRAND TOTAL OF ALL ADJUSTMENTS:	 	$	0.00	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	COMBINED TOTAL:	 	$	3,421,426.74	 

 

     

     

    

 

EXHIBIT
B

DEVELOPMENT
BUDGET FOR WORK COMPLETED AS OF 10-1-14

BELPRE
EMERGENCY CARE/ENDOSCOPY CENTER

  

	 	 	Area
    - Sq. Ft.	 	 	Description	 	Sq. Ft. Cost	 	 	Total	 	 	Work Completed

    to Date 10-1-14	 
	1.	 	 	55,300	 	 	Shell and Core	 	$	110.00	 	 	$	6,083,000	 	 	$	6,083,000	 
	2.	 	 	14,800	 	 	Emergency Room	 	$	225.00	 	 	$	3,330,000	 	 	$	3,330,000	 
	3.	 	 	1,180	 	 	Laboratory	 	$	215.00	 	 	$	253,700	 	 	$	253,700	 
	4.	 	 	8,350	 	 	Endoscopy	 	$	215.00	 	 	$	1,784,500	 	 	 	 	 
	5.	 	 	2,100	 	 	Time Share	 	$	100.00	 	 	$	210,000	 	 	$	210,000	 
	6.	 	 	2,900	 	 	Building Support	 	$	125.00	 	 	$	188,500	 	 	$	188,500	 
	7.	 	 	8,353	 	 	Public and Administration Areas	 	$	125.00	 	 	$	1,044,125	 	 	$	1,044,125	 
	8.	 	 	 	 	 	New Radiographic Equipment Infrastructure	 	 	 	 	 	$	200,000	 	 	$	200,000	 
	9.	 	 	 	 	 	New CT Scanner Infrastructure	 	 	 	 	 	$	200,000	 	 	$	200,000	 
	10	 	 	862	 	 	Information Technology	 	$	95.00	 	 	$	124,000	 	 	$	124,000	 
	11	 	 	3,180	 	 	Canopies	 	$	150.00	 	 	$	477,000	 	 	$	477,000	 
	12	 	 	4 acres	 	 	Site Work (4.0 AC), 176,000 sq.
    ft. parking, access roads, paving, lighting, utilities, sidewalks	 	$	6.00	 	 	$	1,056,000	 	 	$	1,056,000	 
	13	 	 	 	 	 	Foundation Reinforcement	 	 	 	 	 	$	350,000	 	 	$	350,000	 
	14	 	 	 	 	 	Emergency back-up generator	 	 	 	 	 	$	300,000	 	 	$	300,000	 
	15	 	 	 	 	 	Professional design fees	 	 	 	 	 	$	368,000	 	 	$	368,000	 
	16	 	 	 	 	 	Stair lower and elevators	 	 	 	 	 	$	640,000	 	 	$	640,000	 
	17	 	 	16,755	 	 	Shell space 1st and 2nd floor - physician's offices	 	$	100.00	 	 	$	1,675,500	 	 	 	 	 
	18	 	 	 	 	 	Contingency allowance for Interior construction	 	 	 	 	 	$	1,000,000	 	 	$	1,000,000	 
	 	 	 	 	 	 	a. Boiler System for HVAC and underfloor heat (add into contingency allowance)	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	b. Class I-2 construction (add into contingency allowance)	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	TOTAL CONSTRUCTION BUDGET	 	 	 	 	 	$	19,284,325	 	 	$	15,824,325	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Land Value (4 acres @ $200,000 per acre)	 	 	 	 	 	$	800.000	 	 	$	800,000	 
	 	 	 	 	 	 	TOTAL PROJECTED BUDGET	 	 	 	 	 	$	20,084,325	 	 	$	16,624,325	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Total Change Orders 1-7 approved as of 10-1-14	 	 	 	 	 	 	 	 	 	$	2,887,674	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	TOTAL WORK COMPLETED TO DATE 10-1-14 INCLUDES CHANGE ORDERS 1-7	 	 	 	 	 	 	 	 	 	$	19,511,999	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Rent for Physician's office space 16,755 sq. ft. @ $21.50	 	$	360,232.50/year		 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Rent for remainder of building 38,545 sq. ft. @ $39.38	 	$	1,517,902.10/year		 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Total building rent for 55,300 sq. ft.	 	$	1,878,134.50/year		 	 	 	 	 	 	 	 

 

	TENANT: MARIETTA MEMORIAL HOSPITAL	 
	 	 
	Approved by:	 	 
	 	 	 
	Title	VP	 
	 	 	 
	Date	10-1-14	 
	 	 	 
	LANDLORD: Belpre IV, LLC	 
	 	 
	Approved by:	 	 
	 	 	 
	Title	 	 
	 	 	 
	Date	10/1/14	 

 

ADDITIONAL CHANGE ORDERS NOT INCLUDED
IN TOTAL COST:

 

		1.	SIGNAGE

		2.	EXTERIOR ELEVATOR

		3.	ADDITIONAL LAND FOR HELIPORT

		4.	ADDITIONAL LAND FRONT CORNER ENTRY

		5.	OPERATING ROOMS

		6.	ADDITIONAL LANDSCAPING

 

	 	 	$	19,511,999	 	 	 
	 	 	 	X 10	%	 	 
	Rent for work completed to date	 	$	1,951,200	 	 	Per Year
	Effective October 30, 2014	 	$	162,600	 	 	Per Month

 

     

     

    

 

EXHIBIT
B

DEVELOPMENT
BUDGET FOR WORK COMPLETED AS OF 4-15-15

BELPRE
EMERGENCY CARE/ENDOSCOPY CENTER

  

	 	 	Area
    - Sq. Ft.	 	 	Description	 	Sq.
    Ft. Cost	 	 	Total	 	 	Work
                                         Completed
 to Date
                                         4-15-15
	 
	1.	 	 	55,300	 	 	Shell and Core	 	$	110.00	 	 	$	6,083,000	 	 	$	6,083,000	 
	2.	 	 	14,800	 	 	Emergency Room	 	$	225.00	 	 	$	3,330,000	 	 	$	3,330,000	 
	3.	 	 	1,180	 	 	Laboratory	 	$	215.00	 	 	$	253,700	 	 	$	253,700	 
	4.	 	 	8,350	 	 	Endoscopy	 	$	215.00	 	 	$	1,784,500	 	 	$	1,784,500	 
	5.	 	 	2,100	 	 	Time Share	 	$	100.00	 	 	$	210,000	 	 	$	210,000	 
	6.	 	 	2,900	 	 	Building Support	 	$	125.00	 	 	$	188,500	 	 	$	188,500	 
	7.	 	 	8,353	 	 	Public and Administration Areas	 	$	125.00	 	 	$	1,044,125	 	 	$	1,044,125	 
	8.	 	 	 	 	 	New Radiographic Equipment Infrastructure	 	 	 	 	 	$	200,000	 	 	$	200,000	 
	9.	 	 	 	 	 	New CT Scanner Infrastructure	 	 	 	 	 	$	200,000	 	 	$	200,000	 
	10	 	 	862	 	 	Information Technology	 	$	95.00	 	 	$	124,000	 	 	$	124,000	 
	11	 	 	3,180	 	 	Canopies	 	$	150.00	 	 	$	477,000	 	 	$	477,000	 
	12	 	 	4 acres	 	 	Site Work (4. 0 AC), 176,000 sq. ft. parking, access roads, paving, lighting, utilities, sidewalks	 	$	6.00	 	 	$	1,056,000	 	 	$	1,056,000	 
	13	 	 	 	 	 	Foundation Reinforcement	 	 	 	 	 	$	350,000	 	 	$	350,000	 
	14	 	 	 	 	 	Emergency back-up generator	 	 	 	 	 	$	300,000	 	 	$	300,000	 
	15	 	 	 	 	 	Professional design fees	 	 	 	 	 	$	368,000	 	 	$	368,000	 
	16	 	 	 	 	 	Stair tower and elevators	 	 	 	 	 	$	640,000	 	 	$	640,000	 
	17	 	 	16,755	 	 	Shell space 1st and 2nd floor - physician's offices	 	$	100.00	 	 	$	1,675,500	 	 	$	600,000	 
	18	 	 	 	 	 	Contingency allowance for interior construction	 	 	 	 	 	$	1,000,000	 	 	$	1,000,000	 
	 	 	 	 	 	 	a. Boiler System for HVAC and underfloor heat (add into contingency allowance)	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	b. Class I-2 construction (add into contingency allowance)	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	TOTAL CONSTRUCTION BUDGET	 	 	 	 	 	$	19,284,325	 	 	$	18,208,825	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Land Value (4 acres @ $200,000 per acre)	 	 	 	 	 	$	800,000	 	 	$	800,000	 
	 	 	 	 	 	 	TOTAL PROJECTED BUDGET	 	 	 	 	 	$	20,084,325	 	 	$	19,008,825	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Total Change Orders 1-8 approved as of 12-22-14	 	 	 	 	 	 	 	 	 	$	3,942,683	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	TOTAL WORK COMPLETED TO DATE 4-15-15 INCLUDES CHANGE ORDERS 1-8	 	 	 	 	 	 	 	 	 	$	22,951,508	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Rent for Physician's office space 16,755 sq. ft. @ $21.50	 	 	 	 	 	$	360,232.50/year		 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Rent for remainder of building 38,545 sq. ft. @ $39.38	 	 	 	 	 	$	1,517,902.10/year		 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Total building rent for 55,300 sq. ft.	 	 	 	 	 	$	1,878,134.50/year		 	 	 	 

 

	TENANT: MARIETTA MEMORIAL HOSPITAL	 
	 	 	 
	Approved by: 	 	 
	 	 	 
	Title	CEO	 
	 	 	 
	Date	4-22-16	
	 	 	 
	LANDLORD: Belpre IV, LLC	 
	 	 	 
	Approved by:	 	 
	 	 	 
	Title	Member	 
	 	 	 
	Date	4-14-16	 

  

6,000 completed -10,755 remaining for pain
center clinic suite

 

ADDITIONAL CHANGE ORDERS NOT INCLUDED
IN TOTAL COST:

 

 1. EXTERIOR ELEVATOR

 2. ADDITIONAL LAND FRONT CORNER ENTRY

 3. ADDITIONAL LABOR AND MATERIALS TO MOVE SLEEP LAB TO FIRST FLOOR

 4. ADDITIONAL COST TO BUILD OUT PAIN CENTER CLINIC SUITE OVER AND ABOVE THE $100 SQ. FT. COST INCLUDED IN THE DEVELOPMENT BUDGET

 

	 	 	$	22,951,508	 	 	 
	 	 	 	X
                                         10	% 	 	 
	Rent
    for work completed to date	 	$	2,295,151	 	 	Per Year
	Effective
    4-15-15	 	$	191,263	 	 	Per Month

 

     

     

    

 

EXHIBIT
B

 

DEVELOPMENT
BUDGET FOR WORK COMPLETED AS OF 12-8-15

BELPRE EMERGENCY
CARE/ENDOSCOPY CENTER

 

	 	 	Area - Sq. Ft.	 	 	Description	 	Sq. Ft. Cost	 	 	Total	 	 	work Completed
 to Date 12-8-15
	 
	1.	 	 	55,300	 	 	Shell and Core	 	$	110.00	 	 	$	6,083,000	 	 	$	6,083,000	 
	2.	 	 	14,800	 	 	Emergency Room	 	$	225.00	 	 	$	3,330,000	 	 	$	3,330,000	 
	3.	 	 	1,180	 	 	Laboratory	 	$	215.00	 	 	$	253,700	 	 	$	253,700	 
	4.	 	 	8,350	 	 	Endoscopy 	 	$	215.00	 	 	$	1,784,500	 	 	$	1,784,500	 
	5.	 	 	2,100	 	 	Time Share 	 	$	100.00	 	 	$	210,000	 	 	$	210,000	 
	6.	 	 	2,900	 	 	Building Support	 	$	125.00	 	 	$	188,500	 	 	$	188,600	 
	7.	 	 	8,353	 	 	Public and Administration Areas	 	$	125.00	 	 	$	1,044,125	 	 	$	1,044,125	 
	8.	 	 	 	 	 	New Radiographic Equipment Infrastructure	 	 	 	 	 	$	200,000	 	 	$	200,000	 
	9.	 	 	 	 	 	New CT Scanner Infrastructure	 	 	 	 	 	$	200,000	 	 	$	200,000	 
	10	 	 	862	 	 	Information Technology	 	$	95.00	 	 	$	124,000	 	 	$	124,000	 
	11	 	 	3,180	 	 	Canopies	 	$	150.00	 	 	$	477,000	 	 	$	477,000	 
	12	 	 	4 acres	 	 	Site Work (4.0 AC), 176,000 sq. ft. parking, access roads, paving, lighting, utilities, sidewalks	 	$	6.00	 	 	$	1,056,000	 	 	$	1,056,000	 
	13	 	 	 	 	 	Foundation Reinforcement	 	 	 	 	 	$	350,000	 	 	 	350,000	 
	14	 	 	 	 	 	Emergency back-up generator	 	 	 	 	 	$	300,000	 	 	$	300,000	 
	15	 	 	 	 	 	Professional design fees	 	 	 	 	 	$	368,000	 	 	$	368,000	 
	16	 	 	 	 	 	Stair tower and elevators	 	 	 	 	 	$	640,000	 	 	$	640,000	 
	17	 	 	16,755	 	 	Shell space 1st and 2nd floor - physician's offices	 	$	100.00	 	 	$	1,675,500	 	 	$	600,000	 
	18	 	 	 	 	 	Contingency allowance for Interior construction	 	 	 	 	 	$	1,000,000	 	 	$	1,000,000	 
	 	 	 	 	 	 	a .  Boiler System for HVAC and underfloor heat (add into contingency  allowance)	 	 	 	 	 	 	 	 	 			 
	 	 	 	 	 	 	b.   Class I-2 construction (add into contingency allowance)	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 TOTAL CONSTRUCTION BUDGET	 	 	 	 	 	$	19,284,325	 	 	$	18,208,825	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Land Value (4 acres @ $200,000 per acre)	 	 	 	 	 	$	800,000	 	 	$	800,000	 
	 	 	 	 	 	 	TOTAL PROJECTED BUDGET	 	 	 	 	 	$	20,084,325	 	 	$	19,008,825	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Total Change Orders 1-9 approved as of 12-8-15	 	 	 	 	 	 	 	 	 	$	4,382,340	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	TOTAL
    WORK COMPLETED TO DATE 12-8-15 INCLUDES CHANGE ORDERS 1-9	 	 		 	 	 	 	 	 	$	23,371,165 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Rent for Physician's office space 16,755 sq. ft. @ $21.50	 	 	 	 	 	$	360,232.50/year		 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Rent for remainder of building
    38,545 sq. ft. @ $39.38	 	 	 	 	 	$	1,517,902.10/year		 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Total building rent for 55,300 sq. ft.	 	 	 	 	 	$	1,878,134.50/year		 	 	 	 

 

	TENANT: MARIETTA MEMORIAL HOSPITAL	 
	 	 	 
	Approved by:	 	 
	 	 	 
	Title	CEO	 
	 	 	 
	Date	4-22-16	 
	 	 	 
	LANDLORD: Belpre IV, LLC	 
	 	 	 
	Approved by:	 	 
	 	 	 
	Title	Member	 
	 	 	 
	Date	4-14-16	 

 

6,000 completed -10.755 remaining for pain center clinic suite

 

ADDITIONAL CHANGE ORDERS NOT INCLUDED IN TOTAL COST:

 

 1. ADDITIONAL LAND FRONT CORNER ENTRY

 2. ADDITIONAL
COST TO BUILD OUT PAIN CENTER CLINIC SUITE OVER AND ABOVE THE $100 SQ. FT. COST INCLUDED IN THE DEVELOPMEN BUDGET

 

	 	 	$	23,371,165	 	 	 
	 	 	 	X 10	%	 	 
	Rent for work completed to date	 	$	2,337,117	 	 	Per Year
	Effective 12-8-15	 	$	194,760	 	 	Per Month

 

     

     

    

 

EXHIBIT
B

 

DEVELOPMENT
BUDGET FOR WORK COMPLETED AS OF 3-31-16

BELPRE EMERGENCY
CARE/ENDOSCOPY CENTER

  

	 	 	Area
    - Sq. Ft.	 	 	Description	 	Sq.
    Ft. Cost	 	 	Total	 	 	work Completed

    to Date 3-31-16	 
	1	 	 	55,300	 	 	Shell and
    Core	 	$	110.00	 	 	$	6,083,000	 	 	$	6,083,000	 
	2.	 	 	14,800	 	 	Emergency Room	 	$	225.00	 	 	$	3,330,000	 	 	$	3,330,000	 
	3.	 	 	1,180	 	 	Laboratory	 	$	215.00	 	 	$	253,700	 	 	$	253,700	 
	4.	 	 	8,350	 	 	Endoscopy	 	$	215.00	 	 	$	1,784,500	 	 	$	1,784,500	 
	5.	 	 	2,100	 	 	Time Share	 	$	100.00	 	 	$	210,000	 	 	$	210,000	 
	6.	 	 	2,900	 	 	Building Support	 	$	125.00	 	 	$	188,500	 	 	$	188,500	 
	7.	 	 	8,353	 	 	Public and Administration
    Areas	 	$	125.00	 	 	$	1,044,125	 	 	$	1,044,125	 
	8.	 	 	 	 	 	New Radiographic Equipment
    Infrastructure	 	 	 	 	 	$	200,000	 	 	$	200,000	 
	9.	 	 	 	 	 	New CT Scanner Infrastructure	 	 	 	 	 	$	200,000	 	 	$	200,000	 
	10	 	 	862	 	 	Information Technology	 	$	95.00	 	 	$	124,000	 	 	$	124,000	 
	11	 	 	3,180	 	 	Canopies	 	$	150.00	 	 	$	477,000	 	 	$	477,000	 
	12	 	 	4
                                         acres	 	 	Site
    Work (4.0 AC), 176,000 sq. ft. parking, access roads, paving, lighting, utilities, sidewalks	 	$	6.00	 	 	$	1,056,000	 	 	$	1,058,000	 
	13	 	 	 	 	 	Foundation Reinforcement	 	 	 	 	 	$	350,000	 	 	$	350,000	 
	14	 	 	 	 	 	Emergency back-up generator	 	 	 	 	 	$	300,000	 	 	$	300,000	 
	15	 	 	 	 	 	Professional design fees	 	 	 	 	 	$	368,000	 	 	$	368,000	 
	16	 	 	 	 	 	Stair tower and elevators	 	 	 	 	 	$	640,000	 	 	$	640,000	 
	17	 	 	16,755	 	 	Shell space 1st and 2nd
    floor - physician’s offices	 	$	100.00	 	 	$	1,675,500	 	 	$	1,675,500	 
	18	 	 	 	 	 	Contingency allowance
    for interior construction	 	 	 	 	 	$	1,000,000	 	 	$	1,000,000	 
	 	 	 	 	 	 	a. Boiler System for
    HVAC and underfloor heat (add into contingency allowance)	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	b. Class l-2 construction
    (add into contingency allowance)	 	 	 	 	 	$	19,284.325	 	 	$	19,284,325	 
	 	 	 	 	 	 	TOTAL CONSTRUCTION BUDGET	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Land Value (4 acres
    @ $200,000 per acre)	 	 	 	 	 	$	800,000	 	 	$	800,000	 
	 	 	 	 	 	 	TOTAL PROJECTED BUDGET	 	 		 	 	$	20,084,325	 	 	$	20,084,325	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Total
    Change Orders 1-10 approved as of 3-31-16	 	 	 	 	 	 	 	 	 	$	4,662,113 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	TOTAL
    WORK COMPLETED TO DATE 3-31-16 INCLUDES CHANGE ORDERS 1-10	 	 	 	 	 	 	 	 	 	$	24,746,438
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Rent for Physician’s
    office space 16,755 sq. ft. @ $21.50	 	 	 		 	$	360,232.50/year	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Rent for remainder of
    building 38,545 sq. ft. @ $39,38	 	 	 		 	$	1,517,902.10/year	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Total building rent for
    55,300 sq. ft.	 	 		 	 	$	 1,878,134.50/year	 	 	 	 

 

	TENANT: MARIETTA MEMORIAL HOSPITAL	 
	 	 	 
	Approved by:	 	 
	 	 	 
	Title	CEO	 
	 	 	 
	Date	4-22-16	 
	 	 	 
	LANDLORD: Belpre IV, LLC	 
	 	 	 
	Approved by:	 	 
	 	 	 
	Title	Member	 
	 	 	 
	Date	4-14-16	 

 

	 	 	$	24,746,438	 	 	 
	 	 	 	X 10	%	 	 
	Rent for work completed to date	 	$	2,474,644	 	 	Per Year
	Effective 3-31-16	 	$	206,220	 	 	Per Month

 

     

     

    

 

EXHIBIT C

 

BUILD OUT ITEMS FURNISHED AND INSTALLED
BY TENANT (IF REQUIRED)

 

	1.	Appliances, equipment, and furniture
	 	 
	2.	Telephone system and wiring
	 	 
	3.	Computer system and wiring
	 	 
	4.	Communication system and wiring
	 	 
	5.	Security system and wiring
	 	 
	6.	Exhaust systems and HVAC systems other than standard HVAC requirements to heat and cool tenant's space
	 	 
	7.	Special plumbing and electrical requirements for diagnostic and medical equipment
	 	 
	8.	All miscellaneous medical equipment, wall attachments, wall guards, and bumpers
	 	 
	9.	Signage inside and outside
	 	 
	10.	Landscaping

 

     

     

    

 

EXHIBIT D

 

 

     

     

    

 

SECOND LEASE AMENDMENT

 

THIS SECOND
LEASE AMENDMENT, Made and entered into effective the 1st day of November, 2017, by and between Belpre IV, LLC, a West
Virginia limited liability company, (hereinafter “Landlord”) and Marietta Memorial Hospital, an Ohio non profit corporation
(hereinafter “Tenant”).

 

WHEREAS, the
parties entered into an initial Lease of the Demised Premises execute and acknowledged June 11, 2013 and an Amended Lease therefor
dated April 14, 2016, and

 

WHEREAS, the
parties wish to further amend the Amended Lease as herein provided;

 

NOW THEREFORE
WITNESSETH: That for and in consideration of Five ($5.00) Dollars, cash in hand paid, and other good and valuable consideration,
including the terms, conditions, mutual benefits and rental herein provided and provided in the Amended Lease, and the payment and
performance thereof, the sufficiency of which is hereby acknowledged, the parties hereby agree that the Amended Lease is further
amended effective November 1, 2017 as follows:

 

1.       Section
1 of the Amended Lease is further amended to read as follows:

 

DEMISED PREMISES

 

Section 1: The Demised
Premises consists of and are described as the gross building area of 55,300 square feet, pursuant to the project design of Trinity
Health Group of the building (“Building”), located in the Health Bridge Medical Park, with the mailing address of 799
Farson Street, Belpre, Ohio 45714, together with the real estate upon which the Building parking lots, sidewalks and heliport are
located, all as shown on the plats and floor plans included in the plans and specifications hereinafter described and those attached
hereto as Exhibit A, being a part of the same real estate conveyed to Landlord by Minnite Family, LLC, a West Virginia limited
liability company, by two (2) deeds as follows: (i) dated July 3, 2013 and recorded in the Washington County, Ohio Recorder’s
Office in Official Record 548, at Page 2183, and (ii) dated November 26, 2014 and recorded in said Recorder’s Office
in Official Record 574, at Page 937; and that certain tract of real estate containing 0.5794 acre as shown on Exhibit 1 hereto,
together with improvements thereon, conveyed to Landlord by 601 Plaza L.L.C., a West Virginia limited liability company, by deed
dated November 1, 2017 and to be recorded in said Recorder’s Office.

 

     

     

    

 

2.        Section
2 of the Amended Lease is further amended to read as follows:

 

USE OF PREMISES

 

Section 2: The Demised
Premises shall be used and occupied by Tennant during the term hereof, including any and all renewal terms, subject to the terms,
conditions and limitations herein contained, as a free standing out patient health center, and for such uses reasonably related
and incidental thereto, including, but not limited to, emergency room facilities (“Emergency Room Phase”), an endoscopy
unit (“Endoscopy Phase”), shared services phase, observation suite, building support, pain center, and heliport, together
with a maintenance building and equipment storage facility situate on the aforesaid tract of real estate containing 0.5794 acre
as shown on Exhibit 1 hereto.

 

3.        Commencing
November 1, 2017, and for the remainder of the first five (5) years of the initial term of this Lease, Base Rent shall be an annual
amount of $2,507,824.00 per year, payable in monthly installments of $208,985.33 each. In all other respects, Section 4 of the
Amended Lease shall remain in full force and effect.

 

4.        The
Amended Lease is further amended by the addition of Section 31 thereto to read as follows:

 

FURTHER AMENDMENT OF DEMISED PREMISES

 

Section 31: Notwithstanding
any other provision of this Lease, there may be deleted from the Demised Premises that certain tract of real estate containing
0.5128 acre as shown on Exhibit 1 hereto, comprising a part of the parking facilities of Tenant as of the effective date of this
Second Lease Amendment, upon conveyance of such tract by Landlord, at Landlord’s sole discretion, free and clear of the terms
of this Lease, and without requirement of any consent or further agreement of Tenant, to a party or parties related to Landlord,
including, but not limited to, Minnite Family, LLC or Belpre V, LLC, and written notice thereof by Landlord to Tenant. Upon the
making of such conveyance and giving of such notice, said tract of 0.5128 acre shall be excluded from the Demised Premises, but
no further adjustment in the payment of Base Rent hereunder shall be made on account of the exclusion of such tract of 0.5128 acre
from the Demised Premises.

 

    	2

     

    

 

5.        In
all other respects, except as expressly amended hereby, the Amended Lease and its terms and conditions shall remain in full force
and effect.

 

IN WITNESS WHEREOF, the parties hereto have
executed this Second Lease Amendment effective the 1st day of November, 2017.

 

	 	LANDLORD: 	BELPRE IV, LLC
	 	 	 
	 	 	By: 	Minnite Family, LLC,
	 	 	 	Its Sole Member

 

	 	By:	/s/ Pat Minnite, Jr.
	 	 	Pat Minnite, Jr.
	 	Its:	Manager
	 	 	 
	 	By: 	/s/ Karmyn M. Conley
	 	 	Karmyn M. Conley
	 	Its:	Manager
	 	 	 
	 	By:	/s/ Pat Minnite, III
	 	 	Pat Minnite, III
	 	Its:	Manager
	 	 	 
	 	By:	/s/ Jason R. Minnite
	 	 	Jason R. Minnite
	 	Its:	Manager

 

	 	TENANT:	MARIETTA MEMORIAL HOSPITAL
	 	 	 	 
	 	 	By:	/s/ Scott Cantley
	 	 	 	Scott Cantley
	 	 	Its:	President and CEO

 

    	3

     

    

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 30th day of November, 2017 by Pat Minnite, Jr., the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 30th day of November, 2017 by Karmyn M. Conley, the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

    	4

     

    

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 30th day of November, 2017 by Pat Minnite, III, the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My
    commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

STATE OF WEST VIRGINIA,

 

COUNTY OF WOOD, TO-WIT:

 

The foregoing instrument was acknowledged
before me this 30th day of November, 2017 by Jason R. Minnite, the Manager of Minnite Family, LLC, a West Virginia limited liability
company, on behalf of said limited liability company acting as sole member of Belpre IV, LLC, a West Virginia limited liability
company, on behalf of said limited liability company.

 

	My
    commission expires: 	10-19-19	 
	 	 	 
		/s/ Melinda L. Lott	 
	Notary Public	 

 

    	5

     

    

 

STATE OF OHIO

 

COUNTY OF WASHINGTON, TO WIT:

 

The foregoing instrument was acknowledged
before me this 30th day of November, 2017, by Scott Cantley, President and CEO of Marietta Memorial Hospital, an Ohio non profit
corporation, on behalf of said corporation.

 

	My
    commission expires: 	June 9, 2021	 
	 	 	 
	 	/s/ Deborah K. Beaver	 
	 	Notary Public	 
	 	 	 
	 		 

 

    	6

     

    

 

EXHIBIT IExhibit

EXHIBIT 10.46

CARMAX, INC.
ANNUAL PERFORMANCE-BASED BONUS PLAN
(EFFECTIVE MARCH 1, 2018)
1.Purpose.  The purpose of the CarMax, Inc. Annual Performance-Based Bonus Plan (the “Plan”) is to provide an annual performance-based incentive for executive officers who are in a position to contribute materially to the success of the Company and its Subsidiaries.

2.Definitions.  Wherever the following terms are used in the Plan, they shall have the meanings specified below, unless context clearly indicates otherwise.  The singular pronoun shall include the plural where context so indicates.

		
	(a)
	“Award” means an award made pursuant to the Plan.

		
	(b)
	“Award Schedule” means a schedule established by the Committee setting forth the terms and conditions applicable to an Award.

		
	(c)
	“Board” means the Board of Directors of the Company.

		
	(d)
	“Change of Control” means the occurrence of either of the following events: (i) any individual, entity or group (as defined in Section 13(d)(3) of the Exchange Act), becomes, or obtains the right to become, the beneficial owner (as defined in Rule 13(d)(3) under the Exchange Act) of Company securities having 20% or more of the combined voting power of the then outstanding securities of the Company that may be cast for the election of directors to the Board of the Company (other than as a result of an issuance of securities initiated by the Company in the ordinary course of business); or (ii) as the result of, or in connection with, any cash tender or exchange offer, merger or other business combination, sale of assets or contested election, or any combination of the foregoing transactions, the persons who were directors of the Company before such transactions shall cease to constitute a majority of the Board or of the board of directors of any successor to the Company.

		
	(e)
	“Code” means the Internal Revenue Code of 1986, as amended.

		
	(f)
	“Committee” means the committee appointed by the Board as described under Section 5. 

		
	(g)
	“Company” means CarMax, Inc., a Virginia corporation.

		
	(h)
	“Exchange Act” means the Securities Exchange Act of 1934, as amended.

		
	(i)
	“Executive Employee” means all executive officers (as defined in Rule 3b-7 under the Exchange Act) of the Company (or any Parent or Subsidiary of the Company, whether now existing or hereafter created or acquired).

		
	(j)
	“Parent” means, with respect to any corporation, a parent of that corporation within the meaning of Code Section 424(e).

		
	(k)
	“Participant” means an Executive Employee selected from time to time by the Committee to participate in the Plan.

		
	(l)
	“Performance Adjustment” means the percentage(s), as set forth in an award schedule, that will, when multiplied by a Participant’s Target Bonus, determine the amount of a Participant’s Award.

		
	(m)
	“Performance Criteria” means the criteria the Committee may select to measure performance of the Company and/or its Subsidiaries for a Plan Year, which may include, but is not limited to, one or more of the following: pre-tax income; after-tax income; gross or net income; CarMax Auto Finance income; operating income; basic or diluted earnings per share; earnings before taxes; earnings before interest and taxes; earnings before interest, taxes, depreciation, amortization and/or rent expense; gross and net revenues; operating revenue; gross and net 

sales (new, used and/or wholesale); other sales and revenues; comparable store unit sales (new, used and/or wholesale); total vehicle unit sales (new, used and/or wholesale); market share; gross profit; profit margin; cash flow (including free cash flow or operating cash flow); expense ratios; return on assets; return on invested capital; return on equity; stock price; market capitalization; total shareholder return; economic value added or other value added measurements; billings; improvement in or attainment of working capital levels; budget and expense management; attainment of strategic or operational initiatives; and implementation, completion or attainment of measurable objectives with respect to research, development, products, projects, workforce diversity, productivity or customer engagement.  Any criterion or criteria selected by the Committee may be measured, as applicable, in absolute terms; in relative terms, including, but not limited to, passage of time (such as year-over-year growth) and/or against another company or a comparison group of companies or indices designated by the Committee; on a per-share basis; against the performance of the Company as a whole or one or more identifiable business units, products, lines of business or segments of the Company; on a pre-tax or after-tax basis; and on a U.S. generally accepted accounting principles (“GAAP”) or non-GAAP basis.  Any criterion or criteria selected by the Committee may be adjusted by the Committee, including without limitation, to omit the effects of extraordinary items, the gain or loss on the disposal of a business segment, unusual or infrequently occurring events and transactions, accruals for awards under the Plan and cumulative effects of changes in accounting standards or principles, tax laws, or other laws or regulatory rules affecting results.

		
	(n)
	“Performance Goal” means one or more levels of performance as to each Performance Criteria, as established by the Committee, that will result in the Performance Adjustment that is established by the Committee for each such level of performance.

		
	(o)
	“Plan Year” means the fiscal year of the Company.

		
	(p)
	“Subsidiary” means any business entity (including, but not limited to, a corporation, partnership or limited liability company) of which a company directly or indirectly owns 100% of the voting interests of the entity unless the Committee determines that the entity should not be considered a Subsidiary for purposes of the Plan.  If a company owns less than 100% of the voting interests of the entity, the entity will be considered a Subsidiary for purposes of the Plan only if the Committee determines that the entity should be so considered.

		
	(q)
	“Target Bonus” means the bonus payable to a Participant if there is a 100% Performance Adjustment for each Performance Criteria.

3.Eligibility.  All present and future Executive Employees shall be eligible to receive Awards under the Plan.  The Committee shall have the power and complete discretion to select eligible Executive Employees to receive Awards and to determine for each Participant the terms and conditions and the amount of each Award.

4.Awards.

		
	(a)
	Awards shall be established by an Award Schedule setting forth the Performance Goals for each Performance Criteria, the maximum bonus payable and such other terms and conditions applicable to the Award, as determined by the Committee, not inconsistent with the terms of the Plan.  The Target Bonus for each Executive Employee may be set forth either in the Award Schedule or a separate written agreement between such Executive Employee and the Company or a Subsidiary of the Company.  Anything else in this Plan to the contrary notwithstanding, the aggregate maximum amount payable under the Plan to any Participant in any Plan Year shall be $10,000,000.

		
	(b)
	The Committee shall establish the Performance Goals for each Plan Year.  The Committee shall also determine the extent to which each Performance Criteria shall be weighted in determining Awards.  The Committee may vary the Performance Criteria, Performance Goals and weightings from Participant to Participant, Award to Award and Plan Year to Plan Year.

		
	(c)
	The Committee shall establish for each Award the percentage of the Target Bonus for such Participant payable at specified levels of performance, based on the Performance Goal for each Performance Criteria and the weighting established for such criteria.  Subject to the limitation set forth in Section 4(a), the Award payable to any Participant may range from 0 to 200% of the Participant’s Target Bonus (or such other amounts as determined by the Committee), depending upon whether, or the extent to which, the Performance Goals have been achieved.  All such determinations regarding the achievement of any Performance Goals will be made by the Committee.  Notwithstanding the terms of any Award or the achievement of any Performance Goal or Goals, the Committee may adjust the amount payable pursuant to such Award upon attainment of the Performance Goals.

		
	(d)
	The actual Award for a Participant will be calculated by multiplying the Participant’s Target Bonus by the Performance Adjustments in accordance with the Award.  All calculations of actual Awards shall be made by the Committee.

		
	(e)
	Awards will be paid, in a lump sum cash payment, as soon as practicable after the close of the Plan Year for which they are earned, but in no event later than the May 15th immediately following the last day of the applicable Plan Year.  Notwithstanding the foregoing provisions of this Section 4(e), the Committee shall have the right to allow Participants to elect to defer the payment of Awards subject to such terms and conditions as the Committee may determine in accordance with Code Section 409A.

		
	(f)
	Whenever payments under the Plan are to be made, the Company and/or the Subsidiary will withhold therefrom an amount sufficient to satisfy any applicable governmental withholding tax requirements related thereto.

		
	(g)
	Nothing contained in the Plan will be deemed in any way to limit or restrict the Company, its Subsidiaries, or the Committee from making any award or payment to any person under any other plan, arrangement or understanding, whether now existing or hereafter in effect.

5.Administration.  The Plan shall be administered by a Committee, which shall be appointed by the Board, consisting of not less than two members of the Board.  Subject to paragraph (d) below, the Committee shall be the Compensation and Personnel Committee of the Board unless the Board shall appoint another Committee to administer the Plan.  The Committee shall have general authority to impose any limitation or condition upon an Award the Committee deems appropriate to achieve the objectives of the Award and the Plan and, in addition, and without limitation and in addition to powers set forth elsewhere in the Plan, shall have the following specific authority:

		
	(a)
	The Committee shall have the power and complete discretion to determine (i) which Executive Employees shall receive an Award and the nature of the Award, (ii) the amount of each Award, (iii) the time or times when an Award shall be granted, (iv) the terms and conditions applicable to Awards, and (v) any additional requirements relating to Awards that the Committee deems appropriate.

		
	(b)
	The Committee may adopt rules and regulations for carrying out the Plan.  The interpretation and construction of any provision of the Plan by the Committee shall be final and conclusive.  The Committee may consult with counsel, who may be counsel to the Company, and shall not incur any liability for any action taken in good faith in reliance upon the advice of counsel.

		
	(c)
	A majority of the members of the Committee shall constitute a quorum, and all actions of the Committee shall be taken by a majority of the members present.  Any action may be taken by a written instrument signed by all of the members, and any action so taken shall be fully effective as if it had been taken at a meeting.

		
	(d)
	All members of the Committee must be “independent” as described in the applicable NYSE listing rules.

		
	(e)
	The Board from time to time may appoint members previously appointed and may fill vacancies, however caused, in the Committee. 

		
	(f)
	The Committee’s determinations under the Plan need not be uniform and may be made by it selectively among persons who receive, or are eligible to receive, Awards under the Plan, whether or not such persons are similarly situated.  Without limiting the generality of the foregoing, the Committee will be entitled, among other things, to make non-uniform and selective determinations and to establish non-uniform and selective Performance Criteria, Performance Goals, the weightings thereof, and Target Bonuses.

6.Change of Control.  In the event of a Change of Control of the Company, in addition to any action required or authorized by the terms of an Award Schedule, the Committee may, in its sole discretion, take any of the following actions, subject to any required deferrals in accordance with Code Section 409A, as a result, or in anticipation, of any such event to assure fair and equitable treatment of Participants: (a) accelerate time periods for purposes of vesting in, or receiving any payment with regard to, any outstanding Award, or (b) make adjustments or modifications to outstanding Awards as the Committee deems appropriate to maintain and protect the rights and interests of Participants following such Change of Control.  Any such action approved by the Committee shall be conclusive and binding on the Company and all Participants.

7.Nontransferability of Awards.  An Award shall not be assignable or transferable by the Participant except by will or by the laws of descent and distribution.

8.Termination, Modification, Change.  The Board or the Committee may terminate the Plan or may amend the Plan in such respects as it shall deem advisable.  A termination or amendment of the Plan shall not, without the consent of the Participant, adversely affect a Participant’s rights under an Award previously granted to him, unless such termination or amendment is required by applicable law or the Board (or committee thereof) expressly reserved the right to make such amendment at the time the Award was granted.

9.Unfunded Plan.  The Plan shall be unfunded.  No provision of the Plan or any Award Schedule will require the Company or its Subsidiaries, for the purpose of satisfying any obligations under the Plan, to purchase assets or place any assets in a trust or other entity to which contributions are made or otherwise to segregate any assets, nor will the Company or its Subsidiaries maintain separate bank accounts, books, records or other evidence of the existence of a segregated or separately maintained or administered fund for such purposes.  Participants will have no rights under the Plan other than as unsecured general creditors of the Company and its Subsidiaries, except that insofar as they may have become entitled to payment of additional compensation by performance of services, they will have the same rights as other employees under generally applicable law.

10.Liability of Company.  Any liability of the Company or a Subsidiary to any Participant with respect to an Award shall be based solely upon contractual obligations created by the Plan and the Award Schedule.  Neither the Company nor a Subsidiary, nor any member of the Board or of the Committee, nor any other person participating in any determination of any question under the Plan, or in the interpretation, administration or application of the Plan, shall have any liability to any party for any action taken or not taken in good faith under the Plan.  Status as an eligible Executive Employee shall not be construed as a commitment that any Award will be made under this Plan to such eligible Executive Employee or to eligible Executive Employees generally.  Nothing contained in this Plan or in any Award Schedule (or in any other documents related to this Plan or to any Award or Award Schedule) shall confer upon any person, including but not limited to, any Executive Employee or Participant, any right to be retained in the employ or other service of the Company or a Subsidiary or constitute any contract or limit in any way the right of the Company or a Subsidiary to change such person’s compensation or other benefits.  Further, nothing contained in this Plan or in any Award Schedule (or in any other documents related to this Plan or to any Award or Award Schedule) shall restrict in any way the right of the Company or any Subsidiary to discharge any Executive Employee or Participant at any time and for any reason, with or without cause or notice.

11.Interpretation.  If any term or provision contained herein will to any extent be invalid or unenforceable, such term or provision will be reformed so that it is valid, and such invalidity or unenforceability will not affect any other provision or part hereof.  The Plan, the Award Schedules and all actions taken hereunder or thereunder shall be governed by, and construed in accordance with, the laws of the Commonwealth of Virginia without regard to the conflict of law principles thereof.

12.Clawback.  Notwithstanding any other provisions in this Plan, any Award that is subject to recovery under any law, government regulation or stock exchange listing requirement, will be subject to such deductions and clawback as may be required to be made pursuant to such law, government regulation or stock exchange listing requirement (or any policy adopted by the Company pursuant to any such law, government regulation or stock exchange listing requirement) and in compliance with Code Section 409A.

13.Effective Date of the Plan.  This Plan shall be effective as of the first day of the Company’s fiscal year ending February 28, 2019.
IN WITNESS HEREOF, this instrument has been executed as of the 24th day of April, 2018. 
CARMAX, INC.
By:  /s/  Thomas W. Reedy ____                                       
Thomas W. Reedy
Executive Vice President and 
Chief Financial Officer

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