Document:

EX-10.1

 Exhibit 10.1 

IASIS (PROJECT IGNITE) MASTER AGREEMENT 

BY AND AMONG 
 STEWARD
HEALTH CARE SYSTEM LLC 
 (“STEWARD”) 

AND 
 MPT OF MESA, LLC,
MPT OF WEST MONROE, LLC, 
 MPT OF PORT ARTHUR, LLC, MPT OF WEST VALLEY CITY, LLC, 

MPT OF HOPE-STEWARD, LLC, MPT OF ODESSA-STEWARD, LLC, 

MPT OF HOUSTON-STEWARD, LLC, MPT OF PHOENIX-STEWARD, LLC, 

MPT OF PHOENIX BEHAVIORAL-STEWARD, LLC, MPT OF SALT LAKE CITY-STEWARD, 

LLC, MPT OF SAN ANTONIO-STEWARD, LLC, MPT OF TEMPE-STEWARD, LLC, MPT OF 

TEXARKANA-STEWARD, LLC, MPT OF LAS VEGAS-STEWARD, LLC, MPT OF LAYTON- 

STEWARD, LLC, MPT OF WEST JORDAN-STEWARD, LLC, MPT OF HOUSTON RE - 

STEWARD, LLC, MPT OF LAYTON RE - STEWARD, LLC, MPT OF MARICOPA RE - 

STEWARD, LLC, MPT OF ODESSA RE - STEWARD, LLC, MPT OF OGDEN RE - STEWARD, 

LLC, MPT OF PHOENIX RE - STEWARD, LLC, MPT OF PORT ARTHUR RE - STEWARD, 

LLC, MPT OF WOODLAND PARK RE - STEWARD, LLC, MPT OF SAN ANTONIO RE - 

STEWARD, LLC, MPT OF LEHI-STEWARD, LLC AND MPT SYCAMORE OPCO, LLC 

(COLLECTIVELY, “MPT PARTIES”) 

Effective Date: May 18, 2017 

 TABLE OF CONTENTS 

 

							
	ARTICLE I DEFINED TERMS	  	 	3	 
	 Section 1.1
	  	Certain Defined Terms	  	 	3	 
	 Section 1.2
	  	 Interpretation
	  	 	10	 
	ARTICLE II DESCRIPTION OF TRANSACTIONS	  	 	10	 
	 Section 2.1
	  	 Acquisition Loan
	  	 	10	 
	 Section 2.2
	  	 Joinder and Amendment to Existing MPT Obligation Documents
	  	 	10	 
	 Section 2.3
	  	 No Assumption of Liabilities
	  	 	11	 
	ARTICLE III PRORATIONS AND ALLOCATION OF	  	 	11	 
	PURCHASE PRICE AND MORTGAGE LOAN AMOUNTS	  	 	11	 
	 Section 3.1
	  	 Taxes, Rentals, Utilities
	  	 	11	 
	 Section 3.2
	  	 Allocation of Purchase Price
	  	 	11	 
	ARTICLE IV REPRESENTATIONS AND WARRANTIES OF STEWARD	  	 	12	 
	 Section 4.1
	  	 Existence; Good Standing; Enforceability
	  	 	12	 
	 Section 4.2
	  	 No Conflict; Consents
	  	 	13	 
	 Section 4.3
	  	 Litigation
	  	 	13	 
	 Section 4.4
	  	 Absence of Conduct; Undisclosed Liabilities
	  	 	13	 
	 Section 4.5
	  	 No Brokers
	  	 	13	 
	 Section 4.6
	  	 Patriot Act Compliance
	  	 	14	 
	 Section 4.7
	  	 No Misrepresentation, Default or Waiver under Realty Agreement
	  	 	14	 
	 Section 4.8
	  	 No Misrepresentation, Default or Waiver under MPT Obligation
	  			
		  	 Documents or Merger Documents
	  	 	14	 
	ARTICLE V REPRESENTATIONS AND WARRANTIES BY MPT PARTIES	  	 	14	 
	 Section 5.1
	  	 Existence; Good Standing; Enforceability
	  	 	14	 
	 Section 5.2
	  	 No Conflict; Consents
	  	 	15	 
	 Section 5.3
	  	 Litigation
	  	 	16	 
	 Section 5.4
	  	 Brokers
	  	 	16	 
	 Section 5.5
	  	 Available Funds; Financing
	  	 	16	 
	ARTICLE VI PRE-CLOSING COVENANTS	  	 	16	 
	 Section 6.1
	  	 Cooperation
	  	 	16	 
	 Section 6.2
	  	 Collateral Assignments
	  	 	17	 
	 Section 6.3
	  	 Mutual Covenants
	  	 	17	 
	 Section 6.4
	  	 Constituent Documents of the New Steward Lessees and New Steward
	  			
		  	 Borrowers
	  	 	17	 
	 Section 6.5
	  	 Debt Financing
	  	 	18	 
	 Section 6.6
	  	 Realty Agreement
	  	 	18	 
	ARTICLE VII CLOSING CONDITIONS	  	 	19	 
	 Section 7.1
	  	 Conditions to the Acquisition Loan
	  	 	19	 
	 Section 7.2
	  	 Conditions to the Other Obligations of Steward
	  	 	19	 
	 Section 7.3
	  	 Conditions to the Other Obligations of MPT Parties
	  	 	20	 
	ARTICLE VIII CLOSING	  	 	21	 
	 Section 8.1
	  	 Acquisition Loan
	  	 	21	 
	 Section 8.2
	  	 Closing Date
	  	 	21	 
	 Section 8.3
	  	 Steward Deliverables
	  	 	21	 
	 Section 8.4
	  	 MPT Parties’ Deliverables
	  	 	23	 
	ARTICLE IX TERMINATION	  	 	24	 
	 Section 9.1
	  	 Termination
	  	 	24	 
	 Section 9.2
	  	 Notice and Effect
	  	 	24	 
	 Section 9.3
	  	 Reverse Termination Fee and Reimbusement of Expenses
	  	 	24	 

  
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	ARTICLE X CERTAIN POST-CLOSING COVENANTS	  	 	25	 
	 Section 10.1
	  	 Merger Transaction Losses
	  	 	25	 
	 Section 10.2
	  	 Tenant Estoppels
	  	 	25	 
	 Section 10.3
	  	 Collateral Assignments
	  	 	26	 
	ARTICLE XI INDEMNIFICATION	  	 	26	 
	 Section 11.1
	  	 Steward’s Agreement to Indemnify
	  	 	26	 
	 Section 11.2
	  	 MPT Parties’ Agreement to Indemnify
	  	 	26	 
	 Section 11.3
	  	 Notification and Defense of Claims
	  	 	26	 
	 Section 11.4
	  	 Investigations
	  	 	27	 
	 Section 11.5
	  	 Exclusive Remedy
	  	 	28	 
	 Section 11.6
	  	 Treatment of Indemnification Payments
	  	 	28	 
	ARTICLE XII REPRESENTATIVES OF PARTIES	  	 	28	 
	 Section 12.1
	  	 MPT Parties
	  	 	28	 
	ARTICLE XIII MISCELLANEOUS	  	 	28	 
	 Section 13.1
	  	 Notices
	  	 	28	 
	 Section 13.2
	  	 Disclosure Schedules
	  	 	29	 
	 Section 13.3
	  	 Assignment
	  	 	30	 
	 Section 13.4
	  	 Severability
	  	 	30	 
	 Section 13.5
	  	 Expenses
	  	 	31	 
	 Section 13.6
	  	 Governing Law
	  	 	31	 
	 Section 13.7
	  	 Jurisdiction and Venue
	  	 	31	 
	 Section 13.8
	  	 Waiver of Jury Trial
	  	 	31	 
	 Section 13.9
	  	 Specific Performance and Remedies
	  	 	31	 
	 Section 13.10
	  	 Entire Agreement; Modification
	  	 	32	 
	 Section 13.11
	  	 Extension; Waiver
	  	 	33	 
	 Section 13.12
	  	 Joint Drafting
	  	 	33	 
	 Section 13.13
	  	 Counterparts
	  	 	33	 
	 Section 13.14
	  	 Binding Effect; No Third Part Beneficiaries
	  	 	33	 
	 Section 13.15
	  	 Exhibits within Exhibits
	  	 	33	 
	 Section 13.16
	  	 No Recourse
	  	 	33	 
	 Section 13.17
	  	 Electronically Transmitted Signatures
	  	 	34	 
	 Section 13.18
	  	 Necessary Actions
	  	 	34	 
	 Section 13.19
	  	 Public Announcements
	  	 	34	 

  

			
	Exhibit A	  	New Steward Lessees
	Exhibit B	  	Form of Acquisition Note
	Exhibit C	  	Form of Assignment of Rents and Leases of the New Steward Lessees
	Exhibit D	  	Form of Assignment of Rents and Leases of the New Steward Borrowers
	Exhibit E	  	Form of Joinder and Amendment to Master Lease
	Exhibit F	  	Form of Joinder and Amendment o Mortgage Loan Agreement
	Exhibit G	  	Form of New Stand-Alone Mortgages
	Exhibit H	  	Form of New Stand-Alone Promissory Notes
	Exhibit I	  	Form of New Stand-Alone Security Agreements
	Exhibit J	  	Form of Omnibus Amendment to Security Documents
	Exhibit K	  	Form of Realty Agreement

  
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 IASIS (PROJECT IGNITE) MASTER AGREEMENT 

THIS IASIS (PROJECT IGNITE) MASTER AGREEMENT (“Agreement”) is made and entered into effective as of the 18th day of May, 2017, by and among
STEWARD HEALTH CARE SYSTEM LLC, a Delaware corporation (“Steward”), and MPT OF MESA, LLC, MPT OF WEST MONROE, LLC, MPT OF PORT ARTHUR, LLC, MPT OF WEST VALLEY CITY, LLC, MPT OF HOPE-STEWARD, LLC, MPT OF
ODESSA-STEWARD, LLC, MPT OF HOUSTON-STEWARD, LLC, MPT OF PHOENIX-STEWARD, LLC, MPT OF PHOENIX BEHAVIORAL-STEWARD, LLC, MPT OF SALT LAKE CITY-STEWARD, LLC, MPT OF SAN ANTONIO-STEWARD, LLC, MPT OF TEMPE-STEWARD, LLC, MPT OF TEXARKANA-STEWARD, LLC, MPT
OF LAS VEGAS-STEWARD, LLC, MPT OF LAYTON-STEWARD, LLC, MPT OF WEST JORDAN-STEWARD, LLC, MPT OF HOUSTON RE - STEWARD, LLC, MPT OF LAYTON RE - STEWARD, LLC, MPT OF MARICOPA RE - STEWARD, LLC, MPT OF ODESSA RE - STEWARD,
LLC, MPT OF OGDEN RE - STEWARD, LLC, MPT OF PHOENIX RE - STEWARD, LLC, MPT OF PORT ARTHUR RE - STEWARD, LLC, MPT OF WOODLAND PARK RE - STEWARD, LLC, MPT OF SAN ANTONIO RE - STEWARD, LLC, MPT OF LEHI-STEWARD, LLC and
MPT SYCAMORE OPCO, LLC, each a Delaware limited liability company (collectively, the “MPT Parties”). Steward and the MPT Parties are herein sometimes referred to individually as a “Party” and collectively, as
the “Parties.” 
 W I T N E S S E T H: 

WHEREAS, IASIS Healthcare Corporation, a Delaware corporation (“IASIS”), and certain of its Affiliates (IASIS and each such
Affiliate are referred to herein an “IASIS Seller Party” and collectively the “IASIS Seller Parties”) and each of the MPT Parties listed on EXHIBIT A attached hereto under the heading “New
MPT Lessors” (collectively, the “New MPT Lessors”) are parties to that certain Real Property Asset Purchase Agreement, dated of even date herewith (as amended, modified, supplemented and/or restated from time to time and
including any schedules and exhibits thereto, the “Purchase Agreement”); 
 WHEREAS, pursuant to the Purchase Agreement:
(i) the applicable IASIS Seller Parties shall sell and the applicable New MPT Lessors shall purchase Owned Real Property and certain related Acquired Assets (each as defined below), and (ii) the existing
MPT-IASIS Leases (as defined below) relating to MPT Real Property shall be terminated, all as further described in the Purchase Agreement (collectively, the “Purchase Transaction”); 

WHEREAS, immediately following consummation of the Purchase Transaction, MPT SYCAMORE OPCO, LLC, a Delaware limited liability company or its
designee (the “MPT Acquisition Lender”) shall loan to Ignite Merger Sub, Inc., a Delaware corporation and wholly-owned subsidiary of Steward (the “Merger Sub”), the sum of Seven Hundred Million and No/100 Dollars
($700,000,000.00) (the “Acquisition Loan”), which shall be evidenced by the Acquisition Note (as defined below); 

WHEREAS, immediately following the closing of the Purchase Transaction and the Acquisition Loan, the Merger Sub will merge with and into IASIS
pursuant to the terms and conditions of that certain Agreement and Plan of Merger, dated of even date herewith, by and among Steward, Merger Sub, IASIS and Shareholder Representative Services LLC, a Colorado limited liability company (as the same
may be amended, modified or supplemented from time to time, the “Merger Agreement”), and IASIS (as the surviving entity) shall become a wholly owned subsidiary of Steward (the “Merger”) and the Acquisition Loan will
by operation of law become the obligation of IASIS as successor-by-merger; 

  
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 WHEREAS, each of the Affiliates of IASIS listed on EXHIBIT A attached hereto
under the heading “New Steward Lessees” (collectively, the “New Steward Lessees”) shall become an Affiliate of Steward upon consummation of the Merger and, immediately following the closing of the Purchase Transaction and
the Merger, the New Steward Lessees and the applicable Owned Real Property and MPT Real Property will be joined to the Master Lease (as defined below), and such Owned Real Property and MPT Real Property will be leased to the New Steward Lessees
pursuant to the Master Lease; 
 WHEREAS, each of the Affiliates of IASIS listed on EXHIBIT A attached hereto under the
heading “New Steward Borrowers” (collectively, the “New Steward Borrowers”) shall become an Affiliate of Steward upon consummation of the Merger and, immediately following the closing of the Merger and the Purchase
Transaction: (i) the New Steward Borrowers and each of the MPT Parties listed on EXHIBIT A attached hereto under the heading “New MPT Lenders” (collectively, the “New MPT Lenders”) shall enter
into the Realty Agreement (as defined below), pursuant to which each of the New Steward Borrowers will borrow and each of the New MPT Lenders shall loan the New Mortgage Loan Amounts (as defined below); (ii) the New Steward Borrowers and the
applicable Mortgaged Real Property (as defined below) will be joined to the Mortgage Loan Agreement (as defined below) on an individual (and not joint and several) basis, which will be further amended to address the transactions contemplated herein;
(iii) each of the New Steward Borrowers, as applicable, will execute and deliver the New Stand-Alone Promissory Notes, the New Stand-Alone Mortgages, and the New Stand-Alone Security Agreements (each as defined below) and the other documents
contemplated herein; and (iv) contemporaneously therewith, Steward will cause (A) each of the New Steward Borrowers to use the proceeds of the New Mortgage Loan Amounts to pay off all exiting intercompany loans from their Affiliates,
including any intercompany loans due to IASIS (“Existing Intercompany Loans”), (B) the New Steward Borrowers to use the balance of the proceeds of the New Mortgage Loan Amounts to make new intercompany loans to IASIS in such amounts
and on such terms and conditions to be agreed upon by the parties hereto (the “Mirror Loans”), and (C) IASIS to immediately use all of the proceeds of the Mirror Loans, together with all proceeds received from the payoff of the
Existing Intercompany Loans, to pay the outstanding balance of the Acquisition Loan in full (collectively, the “Mortgage Transactions” and, together with the Purchase Transactions, the Merger, and the other transactions contemplated
in the Merger Documents (as defined below), the Realty Agreement, and the other Transaction Documents (as defined below), collectively, the “Transactions”); 

WHEREAS, certain Affiliates of the MPT Parties (collectively, the “MPT Obligees”) and certain Affiliates of Steward
(collectively, the “Steward Obligors”) are currently parties to a number of agreements, including, without limitation, (i) the aforementioned Master Lease and Mortgage Loan Agreement, (ii) the Security Agreement, dated
October 3, 2016, (iii) the Guaranty, dated October 3, 2016, (iv) the Guaranty, dated effective May 1, 2017, (v) the Pledge Agreement, dated October 3, 2016, (vi) the Environmental Indemnification Agreement, dated October 3,
2016, (vii) the Noncompetition Agreement, dated October 3, 2016, and (viii) various mortgages and deeds of trust, memoranda of leases, assignments of rents and leases, and other documents previously entered into in connection with the
Master Lease and the Mortgage Loan Agreement (as any of the same have been or may hereafter be modified, amended or restated from time to time, and any other agreements and documents hereafter entered into in connection with the transactions
contemplated therein, the “MPT Obligation Documents”), evidencing and securing various obligations owed by such Steward Obligors to the MPT Obligees; and 

WHEREAS, as a result of the direct and indirect benefits to be received by the Steward Parties (as defined below) and the Steward Obligors by
virtue of MPT Parties’ participating in and consummating the Transactions, the Steward Parties and the Steward Obligors desire to enter into the Transaction Documents (as defined below), including without limitation (i) the Steward Parties
and Steward Obligors entering into various joinders and amendments to the MPT Obligation Documents together with various new agreements as contemplated herein, each evidencing and securing various 

  
 2 

 
obligations owed by the Steward Parties and the Steward Obligors to the MPT Parties and certain of their Affiliates, and (ii) the New Steward Lessees and New Steward Borrowers entering into
certain Assignments of Rents and Leases (as defined below) in favor of the applicable MPT Parties. 
 NOW, THEREFORE, in consideration of
the promises and mutual agreements contained herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows: 

ARTICLE I 
 DEFINED TERMS

 Section 1.1    Certain Defined Terms. Capitalized terms used herein shall
have the respective meanings ascribed to them in this Section 1.1. 
 “Acquisition Loan” has the
meaning set forth in the preamble hereof. 
 “Acquisition Note” means that certain Promissory Note, made by the Merger Sub
in favor of and for the benefit of the MPT Acquisition Lender, which shall evidence the Acquisition Loan and which shall be in substantially the form attached hereto as EXHIBIT B. 

“Affiliate” means, with respect to any Person (i) any Person that, directly or indirectly, controls or is controlled by
or is under common control with such Person, or (ii) any other Person that owns, beneficially, directly or indirectly, 25% or more of the outstanding capital stock, shares or Equity Interests of such Person. For the purposes of this definition,
“control” (including the correlative meanings of the terms “controlled by” and “under common control with”), as used with respect to any Person, shall mean the possession, directly or indirectly, of
the power to direct or cause the direction of the management and policies of such Person, through the ownership of voting securities or otherwise; provided, that, neither Cerberus Capital Management, L.P., or any of its
Affiliates (other than Steward and its subsidiaries) nor Ralph de la Torre, M.D. shall be deemed to be an Affiliate of the Steward Parties. 

“Agreement” has the meaning set forth in the preamble hereof. 

“Assignments of Rents and Leases “ means, collectively, the Assignments of Rents and Leases of the New Steward Lessees and
the Assignments of Rents and Leases of the New Steward Borrowers. 
 “Assignments of Rents and Leases of the New Steward
Lessees” means the various Assignments of Rents and Leases entered into at Closing between New Steward Lessees, on the one hand, and the New MPT Lessors and the New MPT Lenders, on the other hand, pursuant to which each of the New Steward
Lessees and the New Steward Borrowers assign to the New MPT Lessors and the New MPT Lenders all of the Tenant Leases, rents and warranties more particularly described therein and which shall be in substantially the form attached hereto as
EXHIBIT C. 
 “Assignments of Rents and Leases of the New Steward Borrowers” means the
various Assignments of Rents and Leases entered into at Closing between the New Steward Borrowers, on the one hand, and the New MPT Lessor and the New MPT Lenders, on the other hand, pursuant to which each of the New Steward Lessees and the New
Steward Borrowers assign to the New MPT Lessors and the New MPT Lenders all of the Tenant Leases, rents and warranties more particularly described therein and which shall be in substantially the form attached hereto as EXHIBIT
D. 
 “Business Day” has the meaning set forth in the Purchase Agreement. 

  
 3 

 “Closing” has the meaning set forth in Section 8.1
hereof. 
 “Closing Date” has the meaning set forth in Section 8.1 hereof. 

“Collateral Assignments” means collateral assignments from New Steward Lessees and New Steward Borrowers of the Collateral
Leases, in form and substance reasonably satisfactory to the Parties and otherwise consistent with the MPT Obligation Documents. 

“Collateral Leases” means all leases of real property necessary for the operation of the business as currently conducted at
the Real Property (except for any medical office building leases) where any of the New Steward Lessees or New Steward Borrowers is the tenant, including any ground leases and any leases for parking. 

“Constituent Documents” means, for any corporation, partnership, limited partnership, limited liability company or other
organization, its Charter, Articles of Incorporation or Articles of Formation, Certificate of Incorporation or Certificate for Formation, bylaws, partnership agreement, operating agreement, limited liability company agreement, certificate of limited
partnership, and other similar formation and governance documents, each as amended to the relevant date. 
 “Contract”
shall have the meaning ascribed thereto in the Purchase Agreement. 
 “Encumbrances” shall have the meaning ascribed
thereto in the Purchase Agreement. 
 “Excluded Liabilities” has the meaning set forth in
Section 2.3. 
 “Existing Intercompany Loans” has the meaning set forth in the recitals hereof.

 “Facilities” means the portfolio of community-based healthcare facilities located on the Real Property. 

“GAAP” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Governmental Body” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Guaranty” has the meaning set forth in the Master Lease. 

“IASIS” has the meaning set forth in the recitals hereof. 

“IASIS Seller Party” and “IASIS Seller Parties” have the meanings set forth in the recitals hereof. 

“Improvements” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Indemnified Party” has the meaning set forth in Section 11.3(a). 

“Indemnifying Party” has the meaning set forth in Section 11.3(a). 

“Intercreditor Joinder” has the meaning set forth in Section 8.3(i). 

“Joinder and Amendment to Master Lease” that certain Joinder and Amendment to Master Lease executed by each of the applicable
MPT Parties, Steward Parties, Steward Obligors and their respective Affiliates, which shall be substantially in the form of EXHIBIT E attached hereto. 

  
 4 

 “Joinder and Amendment to Mortgage Loan Agreement” that certain Joinder and
Amendment to Mortgage Loan Agreement executed by each of the applicable MPT Parties, Steward Parties, Steward Obligors and their respective Affiliates, which shall be substantially in the form of EXHIBIT F attached hereto. 

“Knowledge” shall mean the Knowledge of MPT Parties or Knowledge of Steward, as applicable. 

“Knowledge of MPT Parties” (and any similar expression, including “MPT Parties’ Knowledge”) shall mean with
respect to the MPT Parties, the actual knowledge of R. Steven Hamner on the date hereof after reasonable inquiry by such Person of officers, directors, employees, and agents of the MPT Parties or of any Affiliate of the MPT Parties with respect to
the matters at hand. 
 “Knowledge of Steward Parties” (and any similar expression, including “Steward Parties’
Knowledge”) means, shall mean with respect to the Steward Parties, the actual or deemed knowledge of a particular fact or matter if (i) with respect to any of the Steward Parties, its chief executive officer, chief financial officer, chief
operating officer, or president (collectively, “Knowledge Group”), has actual knowledge of such fact or matter or (ii) any of such Knowledge Group would be expected to discover or otherwise become aware of such fact or matter
after consultation with any direct report responsible for the subject matter relevant to such representation or warranty. 

“Law” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Liabilities” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Losses” means all losses, Liabilities, Taxes, Encumbrances, Proceedings, charges, complaints, demands, dues, penalties,
fines, amounts paid in settlement, deficiencies, costs of investigation, court costs, damages, costs (including, without limitation, interest, penalties, court costs and costs of appeal) and expenses (including, without limitation, reasonable
attorneys’ fees and fees of expert consultants and witnesses whether in connection with a third party claim or claims among the parties related to the enforcement of the provisions of this Agreement, the MPT Obligation Documents, the Purchase
Agreement, the Merger Agreement and the other Transaction Documents). 
 “Master Lease” means that certain Master Lease
Agreement, dated as of October 3, 2016, whereby Affiliates of the MPT Parties lease to Affiliates of the Steward Parties certain real property and improvements, as the same has been or may be modified, amended or restated from time to time.

 “Merger” has the meaning set forth in the recitals hereof. 

“Merger Agreement” has the meaning set forth in the recitals hereof. 

“Merger Claim” has the meaning set forth in Section 10.1. 

“Merger Documents” means the Merger Agreement and all other documents, agreements and instruments executed by any Steward
Party, IASIS or their respective Affiliates in connection therewith, as any of the same may be amended, modified and/or restated from time to time. 

“Merger Sub” has the meaning set forth in the recitals hereof. 

“Mirror Loans” has the meaning set forth in the recitals hereof. 

  
 5 

 “Mortgage Loan Agreement” means that certain Real Estate Loan Agreement, dated
as of October 3, 2016, whereby Affiliates of the MPT Parties made mortgage loans to Affiliates of the Steward Parties, as the same has been or may be modified, amended or restated from time to time. 

“Mortgaged Real Property” means the “Mortgaged Property” as defined in the Realty Agreement. 

“Mortgage Transactions” has the meaning set forth in the recitals hereof. 

“MPT Acquired Assets” mean the Owned Real Property to be acquired by the New MPT Lessors and the related “Acquired
Assets” (as defined in the Purchase Agreement) as contemplated in the Purchase Agreement. 
 “MPT Acquisition Lender”
has the meaning set forth in the recitals hereof. 
 “MPT Financed Assets” mean the Mortgaged Real Property to be financed
by the New MPT Lenders and the related “Financed Assets” (as defined in the Realty Agreement) as contemplated in the Realty Agreement. 

“MPT-IASIS Leases” has the meaning ascribed thereto in the Purchase Agreement. 

“MPT Indemnified Parties” has the meaning set forth in Section 11.1. 

“MPT Material Adverse Effect” means a material adverse effect on (a) the financial condition, business, results of
operations or assets of, the MPT Parties, taken as a whole, or (b) the ability of the MPT Parties to perform their obligations under, and/or to consummate the transactions contemplated by, this Agreement within the time period specified herein,
except for any such effects arising out of, resulting from or relating to (i) the negotiation, execution, announcement or performance of this Agreement or the consummation of the transactions contemplated by this Agreement or the matters set
forth in the Schedules, including the impact thereof on relationships, contractual or otherwise, with customers, suppliers, licensors, distributors, partners, providers, employees or any matter described in the Schedules, (ii) changes in
general business, economic or financial market conditions, so long as such change does not adversely affect the MPT Parties, taken as a whole, in a materially disproportionate manner relative to other similarly situated participants in the
industries in which they operate, (iii) changes in national or international political or social conditions (whether as a result of acts of terrorism, war (whether or not declared), armed conflicts or otherwise) so long as such change does not
adversely affect MPT Parties, taken as a whole, in a materially disproportionate manner relative to other similarly situated participants in the industries in which they operate, (iv) the failure of the MPT Parties to achieve any periodic
earnings, revenue, expense or other estimated projections or budget, (v) changes to financial, banking or securities markets (including any disruption thereof and any decline in the price of any security or any market index) so long as such
change does not adversely affect the MPT Parties, taken as a whole, in a materially disproportionate manner relative to other similarly situated participants in the industries in which they operate, (vi) changes in conditions generally
applicable to businesses in the same or similar industries as MPT Parties, so long as such change does not adversely affect the MPT Parties, taken as a whole, in a materially disproportionate manner relative to other similarly situated participants
in the industries in which they operate; (vii) changes in laws, regulations, rules, ordinances, policies, mandates, guidelines or other requirements of any Governmental Body applicable to the MPT Parties; and (viii) changes in GAAP or its
application. 
 “MPT Obligation Documents” has the meaning set forth in the recitals hereof. 

“MPT Obligees” has the meaning set forth in the recitals hereof. 

  
 6 

 “MPT Party” and “MPT Parties” has the meaning set forth in the
preamble hereof. 
 “MPT Parties’ Representative” has the meaning set forth in Section 12.1.

 “MPT Party Damages” has the meaning set forth in Section 11.1. 

“MPT Real Property” shall have the meaning ascribed thereto in the Purchase Agreement. 

“New Mortgage Loan Amounts” means, collectively, (a) Three Hundred Fifty Million and No/100 Dollars ($350,000,000.00) to
be loaned to Jordan Valley Medical Center, L.P., a Delaware limited partnership, and (b) Three Hundred Fifty Million and No/100 Dollars ($350,000,000.00) to be loaned to Davis Hospital & Medical Center, L.P., a Delaware limited
partnership. 
 “New MPT Lenders” has the meaning set forth in the recitals hereof. 

“New MPT Lessors” has the meaning set forth in the recitals hereof. 

“New Steward Borrowers” has the meaning set forth in the recitals hereof. 

“New Steward Lessees” has the meaning set forth in the recitals hereof. 

“New Stand-Alone Mortgages” means one or more mortgages (and/or deeds of trust) in recordable form from the applicable New
Steward Borrower granting to the applicable New MPT Lender a valid and enforceable first priority Encumbrance on the applicable Mortgaged Real Property of such New Steward Borrower (subject only to the Permitted Encumbrances), and which shall be in
substantially the form as EXHIBIT G attached hereto. 
 “New Stand-Alone Promissory Notes” those
certain Promissory Notes to be entered into by each of the New Steward Borrowers separately in favor of and for the benefit of the applicable New MPT Lender, which shall evidence the New Mortgage Loan Amount loaned to such New Steward Borrower by
such New MPT Lender and which shall be in substantially the form attached hereto as EXHIBIT H. 
 “New
Stand-Alone Security Agreements” means Security Agreements from each of the New Steward Borrower separately granting to the applicable New MPT Lender a valid and enforceable first priority Encumbrance on certain personal property of such
New Steward Borrower (subject only to the Permitted Encumbrances), and which shall be in substantially the form as EXHIBIT I attached hereto. 

“Non-Recourse Party” has the meaning set forth in
Section 13.16. 
 “OFAC” has the meaning set forth in Section 4.6(a).

 “Omnibus Amendment to Security Documents” means that certain Omnibus Amendment Agreement executed by each of the
applicable MPT Parties, Steward Parties, Steward Obligors and their respective Affiliates in substantially the form of EXHIBIT J attached hereto, which shall amend certain MPT Obligation Documents entered into by the Steward
Obligors in connection with the Master Lease and Mortgage Loan Agreement. 
 “Order” shall have the meaning ascribed
thereto in the Purchase Agreement. 
 “Original Steward Promissory Note” means that certain Promissory Note, dated as of
October 3, 2016, made by certain Affiliates of the Steward Parties in favor of and for the benefit of certain Affiliates of the MPT Parties, in the original principal amount of $600,000,000.00, and which is referred to as the “Note”
in the Mortgage Loan Agreement. 

  
 7 

 “Owned Real Property” shall have the meaning ascribed thereto in the Purchase
Agreement. 
 “Party” and “Parties” has the respective meanings set forth in the preamble hereof. 

“Patriot Act” has the meaning set forth in Section 4.6(a). 

“Permitted Encumbrances” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Person” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Proceeding” means any proceeding, suit (whether civil, criminal, administrative, investigative or informal), audit, action,
litigation, complaint, notice, citation or investigation. 
 “Purchase Agreement” has the meaning set forth in the recitals
hereof. 
 “Purchase Price” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Purchase Transaction” has the meaning set forth in the recitals hereof. 

“Real Property” shall mean, collectively, the Owned Real Property, the MPT Real Property and the Mortgaged Real Property.

 “Realty Agreement” means that certain Realty Agreement to be executed, delivered and performed immediately following
consummation of the Merger by each of the New MPT Lenders, IASIS, and each of the New Steward Borrowers, in substantially the form of EXHIBIT K attached hereto. 

“Realty Agreement Supplement” has the meaning set forth in Section 13.2(c). 

“Representatives” shall mean the respective stockholders, directors, officers, members, managers, employees, affiliates,
agents, investment bankers, financial advisors, attorneys, accountants, advisors, brokers, finders, consultants or representatives of the MPT Parties, Steward, or any of their respective Affiliates, as the case may be. 

“Schedule Supplement” has the meaning set forth in Section 13.2. 

“Schedules” shall have the meaning as set forth in Section 13.2. 

“Steward” have the meaning set forth in the preamble hereof. 

“Steward Board” means the Board of Directors or other governing body of Steward. 

“Steward Damages” has the meaning set forth in Section 11.2. 

“Steward Indemnified Parties” has the meaning set forth in Section 11.2. 

“Steward Material Adverse Effect” means a material adverse effect on (a) the financial condition, business, results of
operations or assets of, the Steward Parties or Steward Obligors, taken as a whole, or (b) the ability of the Steward Parties or the Steward Obligors to perform their obligations under, and /or to consummate the transactions contemplated by,
this Agreement, the Merger Agreement, and the other 

  
 8 

 
Transaction Documents within the time period specified herein, except for any such effects arising out of, resulting from or relating to (i) the negotiation, execution, announcement or
performance of this Agreement and the Merger Agreement or the consummation of the transactions contemplated by this Agreement and the Merger Agreement or the matters set forth in the Schedules, including the impact thereof on relationships,
contractual or otherwise, with customers, suppliers, licensors, distributors, partners, providers, employees or any matter described in the Schedules, (ii) changes in general business, economic or financial market conditions, so long as such
change does not adversely affect the Steward Parties, taken as a whole, in a materially disproportionate manner relative to other similarly situated participants in the industries in which they operate, (iii) changes in national or
international political or social conditions (whether as a result of acts of terrorism, war (whether or not declared), armed conflicts or otherwise) so long as such change does not adversely affect Steward Parties, taken as a whole, in a materially
disproportionate manner relative to other similarly situated participants in the industries in which they operate, (iv) the failure of Steward to achieve any periodic earnings, revenue, expense or other estimated projections or budget,
(v) changes to financial, banking or securities markets (including any disruption thereof and any decline in the price of any security or any market index) so long as such change does not adversely affect the Steward Parties, taken as a whole,
in a materially disproportionate manner relative to other similarly situated participants in the industries in which they operate, (vi) changes in conditions generally applicable to businesses in the same or similar industries as Steward
Parties, so long as such change does not adversely affect the Steward Parties, taken as a whole, in a materially disproportionate manner relative to other similarly situated participants in the industries in which they operate; (vii) changes in
laws, regulations, rules, ordinances, policies, mandates, guidelines or other requirements of any Governmental Body applicable to the Steward Parties; and (viii) changes in GAAP or its application. 

“Steward Obligors” has the meaning set forth in the recitals hereof. 

“Steward Party” and “Steward Parties” mean, individually, Steward, each of the New Steward Lessees, each of
the New Steward Borrowers, and each Affiliate of Steward now or hereafter existing (including, without limitation, each Affiliate of IASIS as of the date hereof), and collectively, all of the foregoing parties. 

“Surveys” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Taxes” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Tenant Estoppels” means the estoppels from the underlying lessees or tenants of the Tenant Leases in form and substance
required by the underlying lease or otherwise as reasonably satisfactory to the MPT Parties. 
 “Tenant Leases” means all
written leases, subleases, licenses and other rental agreements that grant or will grant a possessory interest in and to any space in the Real Property or that otherwise assign or convey rights with regard to the Real Property or the Improvements
and, in each case, for which any IASIS Seller Parties or Steward Parties receive annual rental payments for such lease in excess of One Million and No/100 Dollars ($1,000,000), if any. 

“Termination Notice” has the meaning set forth in Section 13.2. 

“Title Commitment” shall have the meaning ascribed thereto in the Purchase Agreement. 

“Title Company” shall have the meaning ascribed thereto in the Purchase Agreement. 

  
 9 

 “Title Policy” or “Title Policies” shall have the meaning
ascribed thereto in the Purchase Agreement. 
 “Third Party Claim” has the meaning set forth in
Section 11.3(b). 
 “Transaction Documents” means, collectively, this Agreement, the Purchase
Agreement, the Merger Documents, the Realty Agreement, the Assignments of Rents and Leases, the Joinder and Amendment to Master Lease Agreement, Joinder and Amendment to Mortgage Loan Agreement, all other joinders to, and amendments of, the MPT
Obligation Documents, and each other agreement entered into or document delivered in connection with the transactions contemplated by any of the foregoing. 

“Transactions” has the meaning set forth in the recitals hereof. 

Section 1.2    Interpretation. The definitions set forth in
Section 1.1 and elsewhere in this Agreement shall apply equally to both the singular and plural forms of the terms defined. Whenever the context may require, any pronoun shall include the corresponding masculine, feminine
and neuter forms. Unless otherwise indicated, the words “include”, “includes” and “including” shall be deemed to be followed by the phrase “without limitation.” The words “herein”, “hereof and
“hereunder” and words of similar import shall be deemed to refer to this Agreement (including the Schedules and Exhibits) in its entirety and not to any part hereof, unless the context shall otherwise require. All references herein to
Articles, Sections, Schedules and Exhibits shall be deemed to refer to Articles, Sections and Schedules of, and Exhibits to, this Agreement, unless the context shall otherwise require. Unless the context shall otherwise require, any references to
any agreement or other instrument or statute or regulation are to it as amended and supplemented from time to time (and, in the case of a statute or regulation, to any corresponding provisions of successor statutes or regulations). Any reference in
this Agreement to a “day” or number of “days” that does not refer explicitly to a “Business Day” or “Business Days” shall be interpreted as a reference to a calendar day or number of calendar days. If any
action or notice is to be taken or given on or by a particular calendar day, and such calendar day is not a Business Day, then such action or notice shall be deferred until, or may be taken or given on, the next Business Day. The table of contents
and headings contained in this Agreement are for reference purposes only and will not affect in any way the meaning or interpretation of this Agreement. 

ARTICLE II 
 DESCRIPTION
OF TRANSACTIONS 
 Section 2.1    Acquisition Loan. Based upon the
representations and warranties as set forth herein and the applicable representations and warranties from the Merger Agreement and the Purchase Agreement, immediately following the consummation of the Purchase Transaction contemplated in the
Purchase Agreement but immediately prior to the consummation of the Merger contemplated in the Merger Agreement: (a) the MPT Acquisition Lender shall make the Acquisition Loan to the Merger Sub, and (b) the Merger Sub shall execute and
deliver to the MPT Acquisition Lender the Acquisition Note. 
 Section 2.2    Joinder
and Amendment to Existing MPT Obligation Documents. Based upon the representations and warranties as set forth herein and the applicable representations and warranties from the Purchase Agreement and the Merger Agreement, immediately
following both the consummation of the Purchase Transaction contemplated in the Purchase Agreement and the Merger contemplated in the Merger Agreement: 

(a)    The New MPT Lenders will, and Steward will cause IASIS and the applicable New Steward Borrowers to, execute
and deliver the Realty Agreement and to consummate all of the transactions contemplated therein. 

  
 10 

 (b)    The New MPT Lessors will, and Steward will cause each of the
applicable New Steward Lessees to, join and become bound by the Master Lease, pursuant to which the New Steward Lessees will lease the Owned Real Property and the MPT Real Property in accordance with the terms and subject to the conditions of the
Master Lease as provided therein; 
 (c)    The New MPT Lenders will, and Steward will cause each of the
applicable New Steward Borrowers to, join and become bound by the Mortgage Loan Agreement. 
 (d)    Steward will
cause the applicable New Steward Borrowers to enter into the applicable New Stand-Alone Promissory Notes, the New Stand-Alone Mortgages and the New Stand Alone Security Agreements. 

(e)    The applicable MPT Parties and their Affiliates will, and Steward will cause the applicable Steward Parties
and Steward Obligors to, enter into various joinders and amendments to the MPT Obligation Documents and such new agreements as may be reasonable necessary, together with Steward causing the New Steward Lessees and New Steward Borrowers to enter into
the applicable Assignments of Rents and Leases in favor of the applicable MPT Parties. 

Section 2.3    No Assumption of Liabilities. Except as expressly set forth in this
Agreement or the Purchase Agreement, MPT Parties shall not assume or agree to pay, satisfy, discharge or perform, or shall not be deemed by virtue of the execution and delivery of this Agreement or the Purchase Agreement, or any other document
delivered pursuant to this Agreement, or as a result of the consummation of the transactions contemplated by this Agreement, or such other document, to have assumed, or to have agreed to pay, satisfy, discharge or perform, or shall not be liable
for, any liability, obligation, contract or indebtedness of the Steward Parties, the IASIS Seller Parties, their respective Affiliates or any other Person, whether primary or secondary, direct or indirect, including, without limitation, any
liability or obligation relating to the ownership, use or operation of any of the Real Property or other MPT Acquired Assets or MPT Financed Assets, or the Facilities prior to the Closing, any liability or obligation arising out of or related to any
breach, default, tort or similar act committed by any of the Steward Parties, the IASIS Seller Parties, or any of their respective Affiliates, or for any failure of the Steward Parties, the IASIS Seller Parties, or any of their respective Affiliates
to perform any covenant or obligation for or during any period prior to the Closing, and any liability arising out of the ownership, use or operation of any of the Real Property or such other MPT Acquired Assets or MPT Financed Assets, and the
Facilities by the Steward Parties, the IASIS Seller Parties, or any other Person prior to the Closing (collectively, the “Excluded Liabilities”). 

ARTICLE III 
 PRORATIONS
AND ALLOCATION OF 
 PURCHASE PRICE AND MORTGAGE LOAN AMOUNTS 

Section 3.1    Taxes, Rentals, Utilities. The parties acknowledge that all utility
charges and all real and personal property Taxes related to the Real Property, the other MPT Acquired Assets and MPT Financed Assets shall be the responsibility of the New Steward Lessees, the New Steward Borrowers, and their Affiliates pursuant to
the terms of the Master Lease and the Mortgage Loan Agreement. 

Section 3.2    Allocation of Purchase Price. The Parties agree that for
purposes of this Agreement and the Purchase Agreement, the Purchase Price shall be allocated among the parcels of Real Property as set forth in the Purchase Agreement for all purposes, including, without limitation, for purposes of Section 1060
of the Code and for all federal, state and local income tax purposes and all accounting purposes. The Parties agree to use, and to not take any position which is inconsistent with, such allocation in the preparation and filing of any tax return,
report, or information return or statement related to Taxes (including Form 8594), accounting or regulatory requirements. 

  
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 ARTICLE IV 

REPRESENTATIONS AND WARRANTIES OF STEWARD 

With the understanding that MPT Parties shall rely hereon, and as a material inducement to MPT Parties to enter into this Agreement and to
consummate the transactions contemplated hereby, Steward hereby represents and warrants to MPT Parties as of the date hereof and as of the Closing as follows: 

Section 4.1    Existence; Good Standing; Enforceability. 

(a)    Steward is a limited liability company duly organized, validly existing and in good standing under the laws
of the State of Delaware. Each of the Steward Parties and Steward Obligors has all requisite corporate, limited liability company or limited partnership (as applicable) power and authority to own, operate and lease its properties and carry on its
business as currently conducted and as contemplated to be conducted after Closing. Each of the Steward Parties and Steward Obligors is duly licensed or qualified to do business as a foreign corporation, limited liability company, or limited
partnership, and is in good standing under the laws of each jurisdiction in which the character of its properties or in which the transaction of its business makes such qualification necessary, except where the failure to be so licensed or qualified
would not result in a Steward Material Adverse Effect. The copies of the Constituent Documents of each of the New Steward Lessees and New Steward Borrowers, each as amended to date and provided by Steward to the MPT Parties, are complete and
correct, and no amendments thereto are pending. Steward is in compliance with its Constituent Documents in all material respects. 

(b)    Each of the Steward Parties and each applicable Steward Obligor has all requisite power and authority to
execute and deliver this Agreement, the Merger Agreement, and each other Transaction Document to which it is a party and to perform its obligations hereunder and thereunder. The execution and delivery of this Agreement, the Merger Agreement and each
other Transaction Document to which any of the Steward Parties or Steward Obligors is a party, the performance by any of the Steward Parties or Steward Obligors of its obligations hereunder and thereunder and the consummation of the transactions
contemplated hereby and thereby have been duly authorized by the Steward Board, the requisite members of Steward and the requisite governing body and equity owners of the other Steward Parties and Steward Obligors, and no further action on the part
of any of the Steward Parties, Steward Obligors or their respective equity owners is necessary to authorize the execution and delivery by, as applicable, any the Steward Parties or Steward Obligors of this Agreement, the Merger Agreement, or such
other Transaction Documents, and the consummation of the transactions contemplated hereby and thereby. This Agreement, Merger Agreement, and the other Transaction Documents to which any of the Steward Parties or Steward Obligors is a party have been
(or with respect to certain other Transaction Documents to be executed at Closing, will be) duly executed and delivered by the applicable Steward Parties and Steward Obligors and, assuming the due authorization, execution and delivery of this
Agreement, the Merger Agreement, and such other Transaction Documents by each of the other Parties hereto and thereto, constitute (or, as applicable with respect to certain Transaction Documents to be executed at Closing, shall constitute) legal,
valid and binding obligations of the Steward Parties and Steward Obligors, enforceable against the applicable Steward Parties and Steward Obligors in accordance with the terms and conditions hereof and thereof, except as such enforceability may be
limited by bankruptcy, insolvency, reorganization, moratorium or similar laws affecting creditors’ rights generally and by general equitable principles (regardless of whether enforcement is sought in a proceeding at law or in equity). 

  
 12 

 Section 4.2    No Conflict; Consents.

 (a)    Except as set forth on Schedule 4.2(a) or in the Merger Agreement,
the execution and delivery by each of the Steward Parties and Steward Obligors, as applicable, of this Agreement, the Merger Agreement, and each other Transaction Document to which each of them is a party, and the consummation of the transactions
contemplated hereby and thereby in accordance with their respective terms, do not: (i) violate, conflict with or result in a default (whether after the giving of notice, lapse of time or both) under, or give rise to a right of termination,
amendment, acceleration or cancellation of, or result in the triggering of any payments or the creation of an Encumbrance on any property or asset of any of the Steward Parties or the Steward Obligors under any material Contract or material License
(as defined in the Purchase Agreement) to which any of the Steward Parties or Steward Obligors is a party or by which any of the Steward Parties’ or Steward Obligors’ assets are bound such that same would result in a Steward Material
Adverse Effect; (ii) conflict with, or result in any violation of, any provision of the Constituent Documents of any of the Steward Parties or Steward Obligors; or (iii) violate or result in a violation of, in any material respect, or
constitute a material default under (whether after the giving of notice, lapse of time or both), or result in the triggering of any payments or the creation of an Encumbrance on any material property or asset of any of the Steward Parties or the
Steward Obligors under any provision of any law, regulation or rule, or any order of, or any restriction imposed by, any court or other governmental agency applicable to any of the Steward Parties or Steward Obligors, except, in each case, for any
such conflicts, violations, defaults, terminations, amendments, accelerations, cancellations, payments, or Encumbrances that would not result in a Steward Material Adverse Effect. 

(b)    The execution and delivery by the Steward Parties and Steward Obligors, as applicable, of this Agreement,
the Merger Agreement and each other Transaction Document to which any of them is a party, and the consummation by the Steward Parties and the Steward Obligors of the transactions contemplated hereby and thereby in accordance with their respective
terms, do not require from any of the Steward Parties, the Steward Obligors or their applicable Affiliates any notice to, declaration or filing with, or consent or approval of any Governmental Body or any other Person, except for (i) as
otherwise set forth in in the Merger Agreement or on Schedule 4.2(b) or (ii) any notice, declaration, filing, consent or approval that would not result in a Steward Material Adverse Effect. 

Section 4.3    Litigation. There are no actions, claims suits, audits, Proceedings
or investigations pending or, to the Knowledge of Steward, threatened against or affecting any of the Steward Parties or Steward Obligors that has or would reasonably be expected to have a material and adverse effect on such Steward Parties’ or
Steward Obligors’ ability to perform their respective obligations under this Agreement, the Merger Agreement or the other Transactions Documents or any aspect of the transactions contemplated hereby or thereby. 

Section 4.4    Absence of Conduct; Undisclosed Liabilities. Prior to the date
hereof, none of the New Steward Lessees or New Steward Borrowers has engaged in any business, nor do any of them have any liabilities or obligations, other than those related to or incurred in connection with this Agreement, the Merger Agreement or
any other Transaction Documents to which any of the New Steward Lessees or New Steward Borrowers is a party, and the transactions contemplated hereby or thereby. 

Section 4.5    No Brokers. None of Steward or its Affiliates nor, to the Knowledge
of Steward, the IASIS Seller Parties or their Affiliates has entered into any contract, arrangement or understanding with any Person or firm that may result in the obligation of such entity or any of the MPT Parties or their Affiliates to pay any
finder’s fees, brokerage or agent’s commissions or other like payments in connection with the negotiations leading to this Agreement or consummation of the transactions contemplated in this Agreement, the Purchase Agreement and the Merger
Agreement. 

  
 13 

 Section 4.6    Patriot Act
Compliance. 
 (a)    The Steward Parties and Steward Obligors have complied in all material respects with
the International Money Laundering Abatement and Anti-Terrorist Financing Act of 2001, which comprises Title III of the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (the
“Patriot Act”) and the regulations promulgated thereunder, and the rules and regulations administered by the U.S. Treasury Department’s Office of Foreign Assets Control (“OFAC”), to the extent the same are
applicable to any Steward Parties or Steward Obligors. 
 (b)    No Steward Party or Steward Obligor is included
on the List of Specially Designated Nationals and Blocked Persons maintained by the OFAC, or is a resident in, or organized or chartered under the laws of, (i) a jurisdiction that has been designated by the U.S. Secretary of the Treasury under
Section 311 or 312 of the Patriot Act as warranting special measures due to money laundering concerns or (ii) any foreign country that has been designated as non-cooperative with international
anti-money laundering principles or procedures by an intergovernmental group or organization, such as the Financial Action Task Force on Money Laundering, of which the United States is a member and with which designation the United States
representative to the group or organization continues to concur. 
 Section 4.7    No
Misrepresentation, Default or Waiver under Realty Agreement. To the Knowledge of Steward, the representations and warranties of the IASIS Parties contained in the Realty Agreement (without giving effect to any limitation as to
“materiality”, “Material Adverse Effect”, or similar terms set forth therein) are true and correct in all respects as of the date hereof, and there exists no event of default, or any event, condition or circumstance that, with
notice or a passage of time, would constitute such an event of default, by any of the Steward Parties or Steward Obligors under or pursuant to the Realty Agreement, in each case if the Realty Agreement were in full force and effect as of the date
hereof. 
 Section 4.8    No Misrepresentation, Default or Waiver under MPT Obligation
Documents or Merger Documents. The representations and warranties of Steward and the Merger Sub contained in the Merger Documents (without giving effect to any limitation as to “materiality,” “ Material Adverse Effect”,
or similar terms set forth therein) are true and correct in all respects as of the date hereof, and there exists no event of default, or any event, condition or circumstance that, with notice or a passage of time, would constitute such an event of
default, by any of the Steward Parties or Steward Obligors under or pursuant to the Master Lease, any of the other MPT Obligation Documents or under the Merger Agreement or any of the other Merger Documents. 

ARTICLE V 

REPRESENTATIONS AND WARRANTIES BY MPT PARTIES 

With the understanding that Steward shall rely hereon, and as a material inducement to Steward entering into this Agreement and to consummate
the transactions contemplated hereby, the MPT Parties, jointly and severally, hereby represent and warrant to Steward as of the date hereof and as of the Closing as follows: 

Section 5.1    Existence; Good Standing; Enforceability. 

(a)    Each of the MPT Parties is a limited liability company duly organized, validly existing and in good standing
under the laws of the State of Delaware. Each of the MPT Parties has all requisite limited liability company power and authority to own, operate and lease its properties and carry on its business as currently conducted and as contemplated to be
conducted after Closing. Each of the MPT Parties is duly licensed or qualified to do business as a foreign limited liability company and is in good 
  

  
 14 

 
standing under the laws of each jurisdiction in which the character of its properties or in which the transaction of its business makes such qualification necessary, except where the
failure to be so licensed or qualified would not result in an MPT Material Adverse Effect. The copies of the Constituent Documents of each of the MPT Parties, each as amended to date and provided by the MPT Parties to Steward, are complete and
correct, and no amendments thereto are pending. Each of the MPT Parties, as applicable, is in compliance with their respective Constituent Documents in all material respects. 

(b)    Each of the MPT Parties and each applicable MPT Obligee has all requisite power and authority to execute and
deliver this Agreement and each other Transaction Document to which it is a party and to perform its obligations hereunder and thereunder. The execution and delivery of this Agreement and each other Transaction Document to which any of the MPT
Parties or MPT Obligees is a party, the performance by any of the MPT Parties or MPT Obligees of its obligations hereunder and thereunder and the consummation of the transactions contemplated hereby and thereby have been duly authorized by the
requisite governing body and equity owners of the MPT Parties and MPT Obligees, and no further action on the part of any of the MPT Parties, MPT Obligees or their respective equity owners is necessary to authorize the execution and delivery by, as
applicable, any the MPT Parties or MPT Obligees of this Agreement or such other Transaction Documents, and the consummation of the transactions contemplated hereby and thereby. This Agreement and the other Transaction Documents to which any of the
MPT Parties or MPT Obligees is a party have been (or with respect to certain Transaction Documents to be executed at Closing, will be) duly executed and delivered by the applicable MPT Parties and MPT Obligees and, assuming the due authorization,
execution and delivery of this Agreement and such other Transaction Documents by each of the other Parties hereto and thereto, constitute (or, as applicable with respect to certain Transaction Documents to be executed at Closing, shall constitute)
legal, valid and binding obligations of the MPT Parties and MPT Obligees, enforceable against the applicable MPT Parties and MPT Obligees in accordance with the terms and conditions hereof and thereof, except as such enforceability may be limited by
bankruptcy, insolvency, reorganization, moratorium or similar laws affecting creditors’ rights generally and by general equitable principles (regardless of whether enforcement is sought in a proceeding at law or in equity). 

Section 5.2    No Conflict; Consents. 

(a)    The execution and delivery by each of the MPT Parties and MPT Obligees, as applicable, of this Agreement and
each other Transaction Document to which each of them is a party, and the consummation of the transactions contemplated hereby and thereby in accordance with their respective terms, do not: (i) violate, conflict with or result in a default
(whether after the giving of notice, lapse of time or both) under, or give rise to a right of termination, amendment, acceleration or cancellation of, or result in the triggering of any payments or the creation of an Encumbrance on any property or
asset of any of the MPT Parties or the MPT Obligees under any material contract or material license to which any of the MPT Parties or MPT Obligees is a party or by which any of the MPT Parties’ or MPT Obligees’ assets are bound such that
same would result in a MPT Material Adverse Effect; (ii) conflict with, or result in any violation of, any provision of the Constituent Documents of any of the MPT Parties or MPT Obligees; or (iii) violate or result in a violation of, in
any material respect, or constitute a material default under (whether after the giving of notice, lapse of time or both), or result in the triggering of any payments or the creation of an Encumbrance on any material property or asset of any of the
MPT Parties or the MPT Obligees under any provision of any law, regulation or rule, or any order of, or any restriction imposed by, any court or other governmental agency applicable to any of the MPT Parties or MPT Obligees, except, in each case,
for any such conflicts, violations, defaults, terminations, amendments, accelerations, cancellations, payments, or Encumbrances that would not result in a MPT Material Adverse Effect. 

  
 15 

 (b)    The execution and delivery by the MPT Parties and MPT Obligees,
as applicable, of this Agreement and each other Transaction Document to which any of them is a party, and the consummation by the MPT Parties and the MPT Obligees of the transactions contemplated hereby and thereby in accordance with their
respective terms, do not require from any of the MPT Parties, the MPT Obligees or their applicable Affiliates any notice to, declaration or filing with, or consent or approval of any Governmental Body or any other Person, except for any notice,
declaration, filing, consent or approval that would not result in a MPT Material Adverse Effect. 

Section 5.3    Litigation. There are no actions, claims suits, audits, Proceedings
or investigations pending or, to the Knowledge of the MPT Parties, threatened against or affecting any of the MPT Parties that has or would reasonably be expected to have a material and adverse effect on such MPT Parties’ ability to perform
their respective obligations under this Agreement, the Purchase Agreement or the other Transactions Documents or any aspect of the transactions contemplated hereby or thereby. 

Section 5.4    Brokers. No broker, finder or investment banker is entitled to any
brokerage, finder’s or other fee or commission from Steward in connection with the transactions contemplated in this Agreement, the Merger Agreement or the Purchase Agreement based upon arrangements made by or on behalf of any of the MPT
Parties or any of their respective Affiliates. 
 Section 5.5    Available Funds;
Financing. The representations, warranties and covenants of the MPT Parties pursuant to Section 3.7 of the Purchase Agreement are incorporated herein and made a part hereof by this reference, and shall be deemed
made and given by the MPT Parties hereunder for the benefit of Steward. 
 ARTICLE VI 

PRE-CLOSING COVENANTS 

From and after the execution and delivery of this Agreement to and including the Closing Date, the applicable party shall observe the
following covenants: 
 Section 6.1    Cooperation. 

(a)    From the date hereof until the Closing Date, (a) Steward shall, upon reasonable request, provide updates
on the progress of the transactions contemplated in the Merger Agreement (including, without limitation, the progress of negotiations and diligence investigations, the existence of any breaches or defaults by IASIS, Steward or any of their
respective Affiliates and other material matters relating thereto), and (b) Steward shall promptly deliver to the MPT Parties copies of all final executed versions of definitive agreements, schedules and other material documents relating to the
transactions contemplated in the Merger Agreement and use commercially reasonable efforts to deliver to the MPT Parties material drafts of such agreements, schedules and other material documents, and permit MPT Parties to comment on the same (it
being understood and agreed that Steward and MPT Parties shall generally coordinate with one another regarding such transactions but that Steward shall control such negotiation and transaction process). Any material amendment, modification or
termination by mutual written consent of the Merger Agreement or other Merger Documents relating to the Real Property or the other MPT Acquired Assets and MPT Financed Assets shall require the prior written consent of MPT Parties. Steward shall not
waive any default under the Merger Agreement or exercise any rights that result in the waiver of a default under the Merger Agreement without prior written consent of the MPT Parties, not to be unreasonably withheld, conditioned or delayed. Subject
to compliance with applicable Law, from the date hereof until the Closing Date, (a) Steward shall also confer on a regular and frequent basis with one or more Representatives of MPT Parties to report operational matters that are material and
the general status of ongoing operations, and (b) Steward and MPT Parties shall promptly provide the other or their counsel with copies of all filings made by such party with any Governmental Body in connection with this Agreement, the Merger
Agreement and the transactions contemplated hereby and thereby. 

  
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 (b)    From the date hereof until the Closing Date, (a) MPT
Parties shall, upon reasonable request, provide updates on the progress of the transactions contemplated in the Purchase Agreement (including, without limitation, the progress of negotiations and diligence investigations, the existence of any
breaches or defaults by IASIS, MPT Parties or any of their respective Affiliates and other material matters relating thereto), and (b) MPT Parties shall promptly deliver to Steward copies of all final executed versions of definitive agreements,
schedules and other material documents relating to the transactions contemplated in the Purchase Agreement and use commercially reasonable efforts to deliver to Steward material drafts of such agreements, schedules and other material documents, and
permit Steward to comment on the same (it being understood and agreed that Steward and MPT Parties shall generally coordinate with one another regarding such transactions but that MPT Parties shall control such negotiation and transaction process).
Any material amendment, modification or termination by mutual written consent of the Purchase Agreement or documents contemplated thereby relating to the Real Property or the other MPT Acquired Assets and MPT Financed Assets shall require the prior
written consent of Steward. MPT Parties shall not waive any default under the Purchase Agreement or exercise any rights that result in the waiver of a default under the Purchase Agreement without prior written consent of Steward, not to be
unreasonably withheld, conditioned or delayed. Subject to compliance with applicable Law, from the date hereof until the Closing Date, (a) MPT Parties shall also confer on a regular and frequent basis with one or more Representatives of Steward
to report operational matters that are material and the general status of ongoing operations, and (b) Steward and MPT Parties shall promptly provide the other or their counsel with copies of all filings made by such party with any Governmental
Body in connection with this Agreement, the Purchase Agreement and the transactions contemplated hereby and thereby. 

Section 6.2    Collateral Assignments. The Steward Parties shall use their
commercially reasonably efforts to cause IASIS and the other IASIS Seller Parties to obtain and provide to the MPT Parties the Collateral Assignments and counterparty consents described in the attached Schedule 6.2 prior to the Closing
Date. 
 Section 6.3    Mutual Covenants. The Parties shall use their
commercially reasonable efforts to satisfy the conditions to the closing of the transactions contemplated under this Agreement, the Purchase Agreement and Merger Agreement subject to the terms and conditions hereof and thereof. Without limiting the
generality of the foregoing and subject to the terms and conditions of the Merger Agreement and the Purchase Agreement, the respective parties shall execute and/or deliver, or use their respective commercially reasonable efforts to cause to be
executed and/or delivered, the documents contemplated to be executed and/or delivered by them at the Closing. 

Section 6.4    Constituent Documents of the New Steward Lessees and New Steward
Borrowers. In connection with the Closing, Steward shall cause each of the New Steward Lessees and New Steward Borrowers to adopt Constituent Documents that are substantially similar to those adopted by the other Steward Obligors, and which
Constituent Documents shall include minority consent rights, fiduciary waivers and such other protective provisions as may be reasonably satisfactory to the MPT Parties consistent with the existing Constituent Documents of such other Steward
Obligors. 
 Section 6.5    Debt Financing. 

(a)    The Parties hereby acknowledge and agree as follows: (i) the representations, warranties and covenants
of the “MPT Parties” pursuant to Section 5.08(a) of the Purchase Agreement are incorporated herein and made a part hereof by this reference, and shall be deemed made and given by the 

 

  
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MPT Parties hereunder for the benefit of Steward; and (ii) the representations, warranties and covenants of the “IASIS Parties” pursuant to
Section 5.8(b) of the Purchase Agreement are incorporated herein and made a part hereof by this reference, and shall be deemed made and given by Steward hereunder for the benefit of the MPT Parties. 

(b)    Steward shall use its reasonable best efforts to take, or cause to be taken, all actions and to do, or cause
to be done, all things necessary, proper or advisable to arrange, obtain and consummate the “Debt Financing” as defined in and pursuant to the Merger Agreement, and to otherwise comply with all provisions thereof. 

(c)    In the event that (i) all of the conditions to closing of the Purchase Transaction set forth in
Sections 6.1 and 6.2 of the Purchase Agreement are satisfied (other than those conditions that by their terms are to be satisfied at closing of the Purchase Transaction, but subject to the satisfaction or, if permissible, waiver of those
conditions), (ii) all of the conditions to the consummation of the financing provided by the “Debt Commitment Letter” (as defined in the Purchase Agreement) or, if Alternative Financing (as defined in the Purchase Agreement) is being used
in accordance with Section 5.8(a) of the Purchase Agreement, pursuant to the commitments with respect thereto, have been satisfied (other than those conditions that by their terms are to be satisfied at Closing), (iii) the IASIS Seller Parties
have delivered written notice to the MPT Parties confirming irrevocably that all of the conditions set forth in Sections 6.1 and 6.2 of the Purchase Agreement have been satisfied and the conditions set forth in Section 6.3 of the Purchase
Agreement have been satisfied or waived and they are ready, willing and able to consummate the closing of the Purchase Transaction and the IASIS Seller Parties will take all actions that are within their control to cause such closing to occur,
(iv) the “Debt Financing” (as defined in the Purchase Agreement) has not been funded by the Financing Sources (as defined in the Purchase Agreement), and (v) Steward has paid the “Reverse Termination Fee” as defined in
and pursuant to Section 8.03 of the Merger Agreement, then, in such event, (A) if the MPT Parties (at their sole discretion) promptly commence and pursue litigation or other proceedings against the Financing Sources (as defined in the
Purchase Agreement) for the financing failure described in subsection (iv), then Steward shall also pay the MPT Parties’ out-of-pocket costs and expenses for such
litigation or proceedings; or (B) if the MPT Parties do not promptly commence such proceedings against the Financing Sources, then the MPT Parties shall reimburse Steward for fifty percent (50%) of such Reverse Termination Fee. 

(d)    In the event that Steward owes a Reverse Termination Fee (as defined in the Merger Agreement) under the
Merger Agreement and such obligation is caused solely by the IASIS Parties’ (as defined in the Purchase Agreement) termination of the Purchase Agreement contemplated by Section 7.2(b) of the Purchase Agreement and the applicable MPT
Parties owe the Reverse Termination Fee under and in accordance with Section 7.2(b) of the Purchase Agreement, then the such MPT Parties shall pay such Reverse Termination Fee to the IASIS Parties under the Purchase Agreement, notwithstanding
the last sentence of Section 8.03(b) of the Merger Agreement. 

Section 6.6    Realty Agreement. The parties acknowledge their respective
intent that the Realty Agreement is intended to substantially mirror the Purchase Agreement in all material respects (except that it shall pertain to the Mortgaged Real Property rather than the Owned Real Property). To the extent that the draft of
the Realty Agreement attached hereto as EXHIBIT K does not so mirror the Purchase Agreement, the parties hereto shall cooperate in good faith to promptly revise the Realty Agreement as necessary after the date hereof but in any
event prior to Closing. 

  
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 ARTICLE VII 

CLOSING CONDITIONS 

Section 7.1    Conditions to the Acquisition Loan. The obligations of the
MPT Acquisition Lender to make the Acquisition Loan to the Merger Sub as contemplated hereby shall be subject to the fulfillment of the following conditions, any one or more of which may be waived by the MPT Parties: 

(a)    The closing conditions in Sections 6.1 and 6.2 of the Purchase Agreement shall have been
satisfied by the applicable IASIS Seller Parties and their Affiliates or waived by the MPT Parties, as applicable, and the closing of the transactions contemplated by the Purchase Agreement shall have occurred or will occur assuming the Acquisition
Loan is funded. 
 (b)    The representations and warranties of Steward (i) set forth in Sections 4.1
and 4.2, shall be true and correct in all material respects as of the date of this Agreement and at and as of the time of the Closing with the same effect as though made as of the time of the Closing (except to the extent expressly made as of
an earlier date, in which case as of such date), and (ii) set forth in this Agreement other than those Sections specifically identified in clause (i) of this Section 7.1(b), in each case without giving effect to
any materiality, “Steward Material Adverse Effect” or other similar materiality qualifications therein (except that the word “Material” in the defined term “Material Contract” and the qualification as to Steward
Material Adverse Effect, shall not be disregarded for any of such purposes), shall be true and correct as of the date of this Agreement and at and as of the time of the Closing as if made on and as of the time of the Closing (except to the extent
expressly made as of an earlier date, in which case as of such date), except, in the case of this clause (ii), where the failure to be true and correct would not have or would not reasonably be expected to have, individually or in the aggregate, a
Steward Material Adverse Effect. 
 (c)    Steward, the Merger Sub, and the IASIS Seller Parties and their
applicable Affiliates shall have performed or complied in all respects with all agreements and covenants required by this Agreement and the other Transaction Documents to be performed or complied with by each of them on or prior to the Closing Date,
except where the failure to so perform or comply would not have or would not reasonably be expected to have, individually or in the aggregate, either a Steward Material Adverse Effect (as defined in this Agreement) or an IASIS Material Adverse
Effect (as defined in the Purchase Agreement). 
 (d)    The Merger Sub shall have executed where applicable, and
delivered to MPT Parties the Acquisition Note. 
 Section 7.2    Conditions to the Other
Obligations of Steward. The obligations of Steward to effect the transactions contemplated hereby (other than the Acquisition Loan, which is addressed in Section 7.1 hereof) shall be further subject to the
fulfillment of the following conditions, any one or more of which may be waived by Steward: 
 (a)    The
representations and warranties of the MPT Parties (i) set forth in Sections 5.1 and 5.2 shall be true and correct in all material respects as of the date of this Agreement and at and as of the time of the Closing with the same
effect as though made as of the time of the Closing (except to the extent expressly made as of an earlier date, in which case as of such date), and (ii) set forth in this Agreement other than those Sections specifically identified in clause
(i) of this Section 7.2(a), in each case without giving effect to any materiality, “MPT Material Adverse Effect” or other similar materiality qualifications therein (except that the qualification as to MPT
Material Adverse Effect shall not be disregarded for any of such purposes), shall be true and correct as of the date of this Agreement and at and as of the time of the Closing as if made on and as of the time of the Closing (except to the extent
expressly made as of an 

  
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earlier date, in which case as of such date), except, in the case of this clause (ii), where the failure to be true and correct would not have or would not reasonably be expected to have,
individually or in the aggregate, an MPT Material Adverse Effect. 
 (b)    MPT Parties shall have performed or
complied in all material respects with all agreements and covenants required by this Agreement and the other Transaction Documents to be performed or complied with by the MPT Parties on or prior to the Closing Date. 

(c)    There shall not have occurred any MPT Material Adverse Effect or any fact, circumstance, occurrence, change
or event which, individually or in the aggregate, would reasonably be expected to result in an MPT Material Adverse Effect. 

(d)    MPT Parties shall have made the Acquisition Loan and executed, where applicable, and delivered to Steward
the documents referenced in Section 8.4 hereof. 
 (e)    No Proceeding before a court
or any other Governmental Body shall have been instituted or threatened to restrain or prohibit the transactions herein contemplated, and no Governmental Body shall have taken any other action (including, without limitation, issuing an Order or
enacting a Law restraining or prohibiting the transactions contemplated herein) or made any request of any party hereto as a result of which Steward reasonably and in good faith deems it inadvisable to proceed with the transactions hereunder. 

(f)    The closing conditions in Article VI of the Purchase Agreement and Article VII of the Merger
Agreement shall have been satisfied by the applicable IASIS Seller Parties and their Affiliates or waived by Steward or the MPT Parties, as applicable, and the closing of the transactions contemplated by the Purchase Agreement and the Merger
Agreement shall have occurred. 
 Section 7.3    Conditions to the Other Obligations of
MPT Parties. The obligations of MPT Parties to effect the transactions contemplated hereby (other than the Acquisition Loan, which is addressed in Section 7.1 hereof) shall be further subject to the
fulfillment of the following conditions, any one or more of which may be waived by MPT Parties: 
 (a)    The
representations and warranties of Steward (i) set forth in Sections 4.1, 4.2, 4.7, and 4.8 shall be true and correct in all material respects as of the date of this Agreement and at and as of the time of the Closing
with the same effect as though made as of the time of the Closing (except to the extent expressly made as of an earlier date, in which case as of such date), and (ii) set forth in this Agreement other than those Sections specifically identified
in clause (i) of this Section 7.3(a), in each case without giving effect to any materiality, “Steward Material Adverse Effect” or other similar materiality qualifications therein (except that the word
“Material” in the defined term “Material Contract” and the qualification as to Steward Material Adverse Effect, shall not be disregarded for any of such purposes), shall be true and correct as of the date of this Agreement and at
and as of the time of the Closing as if made on and as of the time of the Closing (except to the extent expressly made as of an earlier date, in which case as of such date), except, in the case of this clause (ii), where the failure to be true and
correct would not have or would not reasonably be expected to have, individually or in the aggregate, a Steward Material Adverse Effect. 

(b)    Steward, the Merger Sub, and the IASIS Seller Parties and their applicable Affiliates shall have performed
or complied in all material respects with all agreements and covenants required by this Agreement and the other Transaction Documents to be performed or complied with by each of them on or prior to the Closing Date. 

  
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 (a)    There shall not have occurred any Steward Material
Adverse Effect or any fact, circumstance, occurrence, change or event which, individually or in the aggregate, would reasonably be expected to result in a Steward Material Adverse Effect. 

(c)    The Steward Parties, the IASIS Seller Parties and their respective Affiliates, as applicable, shall have
executed where applicable, and delivered to MPT Parties the Acquisition Note and the documents referenced in Section 8.3 hereof. 

(d)    No Proceeding before a court or any other Governmental Body shall have been instituted or threatened to
restrain or prohibit the transactions herein contemplated, and no Governmental Body shall have taken any other action (including, without limitation, issuing an Order or enacting a Law restraining or prohibiting the transactions contemplated herein)
or made any request of any party hereto as a result of which the MPT Parties reasonably and in good faith deems it inadvisable to proceed with the transactions hereunder. 

(e)    The closing conditions in Article VI of the Purchase Agreement and Article VII of the Merger
Agreement shall have been satisfied by the applicable IASIS Seller Parties and their Affiliates or waived by Steward or the MPT Parties, as applicable, and closing of the transactions contemplated by the Merger Agreement and Purchase Agreement shall
have occurred. 
 ARTICLE VIII 

CLOSING 

Section 8.1    Acquisition Loan. Subject to Section 7.1
hereof, immediately after consummation of the Purchase Transaction but immediately prior to consummation of the Merger, (a) Steward shall cause the Merger Sub to execute and deliver the Acquisition Note in favor of the MPT Acquisition Lender,
and (b) the MPT Acquisition Lender shall pay the proceeds of the Acquisition Loan to the Merger Sub by wire transfer of immediately available funds to an account or accounts designated by Steward at least two (2) Business Days prior to the
Closing Date (as defined below). 
 Section 8.2    Closing Date. The
closing of the other transactions contemplated under this Agreement (the “Closing”) shall take place immediately following consummation of the Merger on the same date, time and location set forth in the Merger Agreement, or such
other date, time and location as the Parties shall mutually agree (the “Closing Date”). It is the intent of the parties that all of the Transactions occur on the same calendar date. 

Section 8.3    Steward Deliverables. On the Closing Date, immediately following
consummation of the Merger, Steward will cause its applicable Affiliates to execute, deliver and consummate the transactions set forth in the Realty Agreement. In addition, with respect thereto and in connection with the closing of the other
transactions contemplated hereby, Steward shall deliver, or cause to be delivered, the following: 

(a)    Joinder and Amendment to Master Lease Agreement, executed by the applicable Steward Parties and Steward
Obligors; 
 (b)    Joinder and Amendment to Mortgage Loan Agreement, executed by the applicable Steward Parties
and Steward Obligors; 
 (c)    New Stand-Alone Promissory Notes, executed by the applicable New Steward
Borrowers; 

  
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 (d)    New Stand-Alone Mortgages, executed by the applicable New
Steward Borrowers; 
 (e)    New Stand-Alone Security Agreements, executed by the applicable New Steward
Borrowers; 
 (f)    Omnibus Amendment to Security Documents, executed by the applicable Steward Parties and
Steward Obligors; 
 (g)    Such other appropriate joinders to, and amendments of, the other MPT Obligation
Documents and other new agreements as may be reasonably necessary in connection with the transactions contemplated in this Agreement, each in form and substance reasonably satisfactory to the Parties, executed by the applicable Steward Parties and
Steward Obligors; 
 (h)    The Assignments of Rents and Leases, executed by the applicable Steward Parties and
Steward Obligors; 
 (i)    Joinder to the Intercreditor Agreement (as defined in the Master Lease) in form and
substance reasonably satisfactory to the Parties (the “Intercreditor Joinder”), executed by Citibank, N.A. and any other applicable creditors of the Steward Obligors; 

(j)    Certificates in form and substance reasonably satisfactory to the MPT Parties from Steward, which are
executed and delivered by their respective Chief Executive Officer or Chief Financial Officer (or Persons exercising similar authority), dated as of the Closing Date: 

(i)    certifying that the conditions set forth in Sections 7.2(a), (b), and
(c) have been satisfied in all respects, 
 (ii)    certifying, with respect to the Steward,
as to a copy of the votes and authorizing resolutions of the Steward Board and the requisite members of Steward authorizing and approving the applicable matters contemplated hereunder and under the other Transaction Documents (including the joinders
and amendments to the various MPT Obligation Documents), 
 (iii)    certifying, with respect to each of
the other Steward Parties and Steward Obligors, a copy of the applicable votes and authorizing resolutions of the requisite number of directors, stockholders, members, managers, partners or other Persons exercising similar authority authorizing and
approving for and on behalf of each of such Steward Parties and Steward Obligors the applicable matters contemplated hereunder and under the other Transaction Documents (including the joinders and amendments to the various MPT Obligation Documents);

 (iv)    certifying, with respect to the Lessees, as to each Lessee’s certificate of formation,
operating agreements, limited liability company agreements, and other similar organizational and governing documents, each as in effect from the date of this Agreement until the Closing Date; and 

(v)    providing specimen signatures of the officers or authorized agents of each of the Steward Parties
and Steward Obligors; 
 (k)    Certificates of existence and good standing of each of the Steward Parties from
the secretary of state of their respect state of formation, dated no more than twenty (20) days prior to the Closing Date, and (as applicable for any entities formed in Delaware) certificates of good standing from the Secretary of State of
Arizona, Arkansas, Colorado, Louisiana, Texas, and Utah, as applicable, dated no more than twenty (20) days prior to the Closing Date; 

  
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 (l)    The Title Commitment and an irrevocable commitment from Title
Company to issue the Title Policies to MPT Parties following the Closing Date; 
 (m)    Any Collateral
Assignments and counterparty consents obtained prior to Closing pursuant to Section 6.2 hereof; 

(n)    A duly executed Closing Statement; 

(o)    All Merger Documents; and 

(p)    Acquisition Note; 

(q)    Such other instruments and documents as the Title Company or MPT reasonably deems necessary to effect the
transactions contemplated hereby. 
 Section 8.4    MPT
Parties’ Deliverables. On the Closing Date, the New MPT Borrowers will execute, deliver and consummate the transactions set forth in the Realty Agreement. In addition, with respect thereto and in connection
with the closing of the other transactions contemplated hereby, the MPT Parties shall deliver, or cause to be delivered, the following: 

(a)    Joinder and Amendment to Master Lease Agreement, executed by the applicable MPT Parties; 

(b)    Joinder and Amendment to Mortgage Loan Agreement, executed by the applicable MPT Parties; 

(c)    New Stand-Alone Security Agreements, executed by the applicable MPT Parties; 

(d)    Omnibus Amendment to Security Documents, executed by the applicable Steward Parties and Steward Obligors

 (e)    Such other appropriate joinders to, and amendments of, the other MPT Obligation Documents and other new
agreements as may be reasonably necessary in connection with the transactions contemplated in this Agreement, each in form and substance reasonably satisfactory to the Parties, executed by the applicable MPT Parties; 

(f)    The Assignments of Rents and Leases, executed by the applicable MPT Parties; 

(g)    The Intercreditor Joinder, executed by the applicable MPT Parties; 

(h)    Certificates in form and substance reasonably satisfactory to Steward from each of the MPT Parties, which
are executed and delivered by their respective officers, dated as of the Closing Date, (i) certifying that the conditions set forth in Sections 7.1(a), (b) and (c) have been satisfied in all respects, (ii) certifying
with respect to each of the MPT Parties as to (A) each such MPT Parties’ certificate of formation, limited liability company agreements, and other similar organizational and governing documents, each as in effect from the date of this
Agreement until the Closing Date and (B) a copy of the applicable votes and authorizing resolutions of the requisite number of directors, stockholders, members, managers, partners or other Persons exercising similar authority authorizing and
approving for and on 

  
 23 

 
behalf of such MPT Parties the applicable matters contemplated hereunder and under the other Transaction Documents (including the joinders and amendments to the various MPT Obligation Documents),
and (iii) providing specimen signatures of the officers or authorized agents of each of the MPT Parties; 

(i)    Certificates of existence and good standing of MPT Parties from the secretary of state of the State of
Delaware, dated the most recent practical date prior to the date hereof, and certificates of good standing from the Secretary of State of Arizona, Arkansas, Colorado, Louisiana, Texas, and Utah, as applicable, dated the most recent practical date
prior to the date hereof; 
 (j)    A duly executed Closing Statement; and 

(k)    Such other instruments and documents as Steward reasonably deems necessary to effect the transactions
contemplated hereby. 
 ARTICLE IX 

TERMINATION 

Section 9.1    Termination. Notwithstanding anything to the contrary in
this Agreement, the obligations of the Parties hereunder may be terminated and the transactions contemplated hereby abandoned at any time prior to the Closing: (i) by mutual written consent of the Parties or (ii) upon termination of either
the Merger Agreement or the Purchase Agreement for any reason. 
 Section 9.2    Notice
and Effect. In the event of the termination of this Agreement pursuant to this Article IX, the Party terminating this Agreement shall give prompt written notice thereof to the other Parties, and the transactions contemplated
hereby as they relate to MPT shall be abandoned, without further action by any Party. Each filing, application and other submission relating to the transactions contemplated hereby shall, to the extent practicable, be withdrawn from the person to
whom it was made. Notwithstanding any statement contained in this Agreement to the contrary, termination of this Agreement shall not relieve any Party from liability for any breach or violation of this Agreement that arose prior to such termination.

 Section 9.3    Reverse Termination Fee and Reimbursement of Expenses. 

(a)    Steward acknowledges and agrees that the MPT Parties shall only be obligated to pay the “Reverse
Termination Fee” as defined in and strictly in accordance with Section 7.2 of the Purchase Agreement. 

(b)    In the event that any of the MPT Parties are so obligated (or would be obligated upon a termination of the
Purchase Agreement) to pay the “Reverse Termination Fee” as defined in and pursuant to Section 7.2 of the Purchase Agreement, then the MPT Parties shall also be responsible for, and shall pay or reimburse to
Steward upon demand for, all reasonable expenses (including but not limited to legal, accounting, brokerage and other fees and expenses) which may be incurred by Steward or its Affiliates with respect to this Agreement, the Merger Agreement, the
Purchase Agreement, the other Transaction Documents and the transactions contemplated hereby and thereby. 

(c)    In the event that either (i) Steward or any of its Affiliates are obligated (or would be obligated upon
a termination of the Merger Agreement) to pay the “Reverse Termination Fee” as defined in and pursuant to Section 8.03 of the Merger Agreement, or (ii) Steward and Merger Sub consensually terminate the Merger
Agreement with IASIS, then, in any such event, Steward shall also be responsible for, and shall pay or reimburse to the MPT Parties upon demand for, all reasonable expenses (including 

  
 24 

 
but not limited to legal, accounting, brokerage and other fees and expenses) which may be incurred by the MPT Parties or their Affiliates with respect to this Agreement, the Merger Agreement, the
Purchase Agreement, the other Transaction Documents and the transactions contemplated hereby and thereby. 
 ARTICLE X 

CERTAIN POST-CLOSING COVENANTS 

Section 10.1    Merger Transaction Losses. The Parties acknowledge that the
Steward Parties may hereafter have certain rights and claims against the Equityholders pursuant to the terms of the Merger Agreement and the other Merger Documents. In the event that any of the Parties have Knowledge of any such right or claim under
the Merger Agreement or the other Merger Documents that shall arise or accrue at any time hereafter in favor of any of the Steward Parties with respect to any of the Real Property, other MPT Acquired Assets or MPT Financed Assets, such Party shall
promptly notify the other Parties; provided, that, such Party’s failure to give such notice to the other Parties in a timely fashion shall not be deemed a breach hereunder by such Party except to the extent the other
Parties are actually and materially prejudiced by the delay. In the event that any such right or claim under the Merger Agreement or the other Merger Documents shall arise or accrue at any time hereafter resulting in MPT Parties incurring any Losses
(the “Merger Claim”), Steward shall, after receipt of written notice from MPT Parties thereof: (a) promptly notify the Equityholders of the Merger Claim (including all material facts related thereto to the extent described in
the MPT Parties’ notice) and make any applicable claim for indemnity against the Equityholders with respect thereto pursuant to the terms of the Merger Agreement and the other Merger Documents, as applicable; (b) promptly notify MPT
Parties of any and all material written communications, notices or other information that Steward receives with respect to the Merger Claim; (c) reasonably coordinate with MPT Parties in the exercise of all Steward Parties’ rights with
respect to the Merger Claim (including, without limitation, the selection, engagement and/or approval of counsel and any rights and remedies under any escrow agreement), it being understood and agreed that Steward shall not take any action with
respect to any Merger Claim (except for those actions set forth in clauses (a) and (b) above and except if required by Law or the Merger Agreement) without MPT Parties’ prior written consent, which shall be in their reasonable discretion;
(d) hold in trust for the benefit of MPT Parties and account for any amounts received by any Steward Party in respect of any Merger Claim, and remit the same to MPT Parties to the full extent of any Losses incurred by the MPT Parties in
connection with such Merger Claim; and (e) not take or agree to take any action which would conflict with Steward Parties’ obligations to MPT Parties with respect to such Merger Claim hereunder or which would otherwise adversely affect any
rights of Steward Parties or MPT Parties with respect to such Merger Claim unless required by applicable Law or the Merger Agreement. Without limiting the generality of the foregoing, in the event that both Steward Parties and MPT Parties incur
Losses arising out of or relating to a matter for which the Equityholders are required to pay any amount to any Steward Party pursuant to the Merger Agreement, MPT Parties shall be entitled to recover such Losses first to the extent of MPT
Parties’ Losses, with Steward Parties receiving such payments only after MPT Parties has recovered all of its respective Losses. The provisions of this Section shall be in addition to any rights or remedies of MPT Parties provided in Article
XI hereof or in the Purchase Agreement, and shall survive until the earlier of (i) any termination of this Agreement for a period concurrent with the survival period of any indemnification obligations of the Equityholders under the Merger
Agreement or (ii) expiration of the time period permitted pursuant to applicable law. 

Section 10.2    Tenant Estoppels. Steward shall use commercially reasonable
efforts to obtain and provide to MPT Parties Tenant Estoppels from the lessees or tenants of (a) all Tenant Leases with annual rental payments in excess of One Million and No/100 Dollars ($1,000,000), if any, and (b) all Tenant Leases
described on the attached Schedule 10.2 , in each case no later than the date that is thirty (30) days after the Closing Date. 

  
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 Section 10.3    Collateral
Assignments. Without any waiver to the covenant in Section 6.2 hereof or the applicable conditions to Closing in Section 7.3 hereof, to the extent Steward was unable to cause IASIS to
provide to the MPT Parties Collateral Assignments of all of the Collateral Leases and consents of the applicable landlord counterparties relating thereto (including, without limitation, those listed on the attached Schedule 6.2
hereof), Steward shall use commercially reasonable efforts to provide to the MPT Parties such Collateral Assignments and consents within thirty (30) days following the Closing Date. 

ARTICLE XI 

INDEMNIFICATION 

Section 11.1    Steward’s Agreement to Indemnify.
From and after the Closing, Steward shall indemnify, defend and hold harmless MPT Parties, their Affiliates and their respective officers, managers, members, (general and limited) partners, shareholders, employees, agents and representatives
(collectively, the “MPT Indemnified Parties”) from and against Losses, but excluding punitive, incidental, consequential, special or indirect damages (including loss of revenue, diminution in value and any damages based on any type
of multiple) actually incurred by the MPT Indemnified Parties or any of them as a result of or arising from (i) any breach of, misrepresentation associated with or failure to perform under any covenant, representation, warranty or agreement
under this Agreement or the other Transaction Documents, or the other agreements contemplated hereby or thereby in each case on the part of the Steward Parties (including, without limitation, Section 10.1 hereof, but
excluding those as a result of or arising from any breach of, misrepresentation associated with or failure to perform under any covenant, representation, warranty or agreement of the Steward Parties under the Merger Agreement or the IASIS Seller
Parties under the Purchase Agreement), or (ii) any Excluded Liabilities (collectively, “MPT Party Damages”). 

Section 11.2    MPT Parties’ Agreement to
Indemnify. From and after the Closing, MPT Parties jointly and severally shall indemnify, defend and hold harmless Steward, its respective Affiliates and their respective officers, managers, members, (general and limited) partners,
shareholders, employees, agents and representatives (collectively, the “Steward Indemnified Parties”) from and against any Losses, but excluding punitive, incidental, consequential, special or indirect damages (including loss of
revenue, diminution in value and any damages based on any type of multiple) actually incurred by any of the Steward Indemnified Parties or any of them as a result of or arising from any breach of, misrepresentation associated with or failure to
perform under any covenant, representation, warranty or agreement under this Agreement or the other Transaction Documents, or the other agreements contemplated hereby on the part of MPT Parties (but excluding those as a result of or arising from any
breach of, misrepresentation associated with or failure to perform under any covenant, representation, warranty or agreement of the MPT Parties under the Merger Agreement or the Purchase Agreement) (collectively, “Steward Damages”).

 Section 11.3    Notification and Defense of Claims. 

(a)    A party entitled to be indemnified pursuant to this Article XI (the “Indemnified
Party”) shall notify the party liable for such indemnification (the “Indemnifying Party”) in writing of any claim or demand which the Indemnified Party has determined has given or could give rise to a right of
indemnification under this Agreement, as soon as possible after the Indemnified Party has Knowledge of such claim or demand; provided, that, the Indemnified Party’s failure to give such notice to the Indemnifying
Party in a timely fashion shall not result in the loss of the Indemnified Party’s rights with respect thereto except to the extent the Indemnifying Party is actually and materially prejudiced by the delay. 

  
 26 

 (b)    If the Indemnified Party shall notify the Indemnifying Party of
any claim or demand pursuant to the provisions hereof, and if such claim or demand relates to a claim or demand asserted by a third party against the Indemnified Party in writing (a “Third Party Claim”), the Indemnifying Party shall
have the obligation either (i) to pay such claim or demand, or (ii) defend any such Third Party Claim with counsel reasonably satisfactory to the Indemnified Party. After the Indemnifying Party has assumed the defense of such Third Party
Claim, the Indemnifying Party shall not be liable to the Indemnified Party under this Article XI for any legal or other expenses subsequently incurred by the Indemnified Party in connection with the defense thereof other than reasonable costs
of investigation, provided that the Indemnified Party shall have the right to employ counsel, at the Indemnifying Party’s expense, to represent it if (A) in the Indemnified Party’s reasonable opinion the Indemnifying Party is not
diligently prosecuting the defense of such Third Party Claim, (B) such Third Party Claim involves remedies other than monetary damages and such remedies against the Indemnified Party, in the Indemnified Party’s reasonable judgment, would
reasonably be expected to be granted and, if granted, would have a material and adverse effect on such Indemnified Party, (C) the Indemnified Party may have available to it one or more defenses or counterclaims that are inconsistent with one or
more defenses or counterclaims that may be alleged by the Indemnifying Party, or (D) the Indemnified Party believes in its reasonable discretion that a conflict of interest exists between the Indemnifying Party and the Indemnified Party with
respect to such Third Party Claim or action, and in any such event the reasonable fees and expenses of such separate counsel for the Indemnified Party shall be paid by the Indemnifying Party. The Indemnified Party shall make available to the
Indemnifying Party or its agents all records and other materials in the Indemnified Party’s possession reasonably required by the Indemnifying Party for its use in contesting any Third Party Claim or demand. 

(c)    No Indemnified Party may settle or compromise any claim or consent to the entry of any judgment with respect
to which indemnification is being sought hereunder without the prior written consent of the Indemnifying Party, unless (i) the Indemnifying Party fails to assume and diligently prosecute the defense of such claim or (ii) such settlement,
compromise or consent includes an unconditional release of the Indemnifying Party from all liability arising out of such claim and does not contain any equitable order, judgment or term which includes any admission of wrongdoing or could result in
any liability (including regulatory liability) of the Indemnifying Party or which would otherwise in any manner affect, restrain or interfere with the business of the Indemnifying Party or any Affiliate of the Indemnifying Party. An Indemnifying
Party may not, without the prior written consent of the Indemnified Party, settle or compromise any claim or consent to the entry of any judgment with respect to which indemnification is being sought hereunder unless such settlement, compromise or
consent includes an unconditional release of the Indemnified Party from all liability arising out of such claim and does not contain any equitable order, judgment or term which includes any admission of wrongdoing or could result in any liability
(including regulatory liability) of the Indemnified Party or which would otherwise in any manner affect, restrain or interfere with the business of the Indemnified Party or any of the Indemnified Party’s Affiliates. 

Section 11.4    Investigations. The right to indemnification based upon breaches
or inaccuracies of representations, warranties and covenants will not be affected by any investigation conducted with respect to, or knowledge acquired (or capable of being acquired) at any time, whether before or after the execution and delivery of
this Agreement or the Closing Date, whether as a result of disclosure by a party pursuant to this Agreement or otherwise, with respect to the accuracy or inaccuracy of or compliance with any such representation, warranty or covenant. The waiver of
any condition based on the accuracy of any representation or warranty, or on the performance of or compliance with any covenant, will not affect a party’s right to indemnification, payment of damages or other remedies based on such
representations, warranties and covenants. 

  
 27 

 Section 11.5    Exclusive Remedy.
FROM AND AFTER THE CLOSING, THE PARTIES AGREE AND ACKNOWLEDGE THAT THE INDEMNIFICATION RIGHTS PROVIDED IN THIS ARTICLE XI SHALL BE THE SOLE AND EXCLUSIVE REMEDY OF THE PARTIES TO THIS AGREEMENT FOR BREACHES OF THIS AGREEMENT AND FOR ALL
DISPUTES ARISING UNDER OR RELATING TO THIS AGREEMENT AND ANY ADDITIONAL AGREEMENTS OR DOCUMENTS EXECUTED OR DELIVERED IN OR ARISING OUT OF THE TRANSACTIONS CONTEMPLATED HEREBY, EXCEPT AS PROVIDED IN SECTION 11.1 HEREOF, FOR POST-CLOSING
COVENANTS, CASES WHERE SPECIFIC PERFORMANCE IS AVAILABLE AS A REMEDY AND EXCEPT IN CASES OF FRAUD. 

Section 11.6    Treatment of Indemnification Payments. All indemnification
payments made pursuant to this Article shall be treated by the parties for income Tax purposes as adjustments to the Purchase Price, unless otherwise required by applicable Law. 

ARTICLE XII 

REPRESENTATIVES OF PARTIES 

Section 12.1    MPT Parties. The MPT Parties hereby appoint MPT Sycamore Opco, LLC
as their duly authorized agent and representative (the “MPT Parties’ Representative”) to take all actions and enforce all rights of the MPT Parties under this Agreement, including, without limitation,
(i) giving and receiving any notice or instruction permitted or required under this Agreement; (ii) interpreting all of the terms and provisions of this Agreement; (iii) authorizing payments or obtaining reimbursement as may be
provided for herein; (iv) consenting to, compromising or settling all disputes with Steward under this Agreement; (v) conducting negotiations and dealing with Steward under this Agreement; and (vi) taking any other actions on behalf
of the MPT Parties relating to the MPT Parties’ rights, claims, duties and obligations under this Agreement. In the performance of Steward’s duties and obligations hereunder, Steward shall be authorized and permitted to correspond and
transact with the MPT Parties’ Representative on behalf of all the MPT Parties and shall be entitled to rely upon any document or instrument executed and delivered by the MPT Parties’ Representative. 

ARTICLE XIII 

MISCELLANEOUS 

Section 13.1    Notices. All notices, demands and other communications to be given
or delivered under or by reason of the provisions of this Agreement shall be in writing and shall be deemed to have been given or delivered (a) when personally delivered, (b) when transmitted via telecopy (or other facsimile device) to the
number set out below if the sender on the same day sends a confirming copy of such notice by a recognized overnight delivery service (charges prepaid), (c) the day following the day (except if not a Business Day then the next Business Day) on which
the same has been delivered prepaid to a reputable national overnight air courier service or (d) the third Business Day following the day on which the same is sent by certified or registered mail, postage prepaid. Notices, demands and
communications, in each case to the respective parties, shall be sent to the applicable address set forth below, unless another address has been previously specified in writing: 

 

					
		 	if to Steward:	  	 Steward Health Care System LLC
 111 Huntington
Avenue, Suite 1800
 Boston, MA 02199-7653

		 		  	 Attn: Joseph C. Maher, Jr.
 Fax: (617) 419-4800

  
 28 

					
			
		 	with a copy to:	  	 McDermott Will & Emery LLP
 444 West
Lake Street, Suite 4000
 Chicago, Illinois 60606-0029
 Attn:
Ankur Gupta, Esq.
 Facsimile: (312) 984-7700

			
		 	if to MPT Parties:	  	 c/o MPT Operating Partnership, L.P.
 1000
Urban Center Drive, Suite 501
 Birmingham, Alabama 35242
 Attn:
Legal Department
 Fax: (205) 969-3756

			
		 	with a copy to:	  	 Baker, Donelson, Bearman, Caldwell & Berkowitz, PC

420 20th Street North
 1400 Wells Fargo Tower

Birmingham, Alabama 35203
 Attn: Thomas O. Kolb, Esq.

Fax: (205) 322-8007

 or to such other address as either party may hereafter designate in writing, and shall be effective upon receipt. A notice,
demand, consent, approval, request and other communication shall be deemed to be duly received if delivered in person or by a recognized delivery service, when left at the address of the recipient and if sent by facsimile, upon receipt by the sender
of an acknowledgment or transmission report generated by the machine from which the facsimile was sent indicating that the facsimile was sent in its entirety to the recipient’s facsimile number; provided that if a notice, demand, consent,
approval, request or other communication is served by hand or is received by facsimile on a day which is not a Business Day, or after 5:00 p.m. on any Business Day (based upon Birmingham, Alabama time), such notice or communication shall be deemed
to be duly received by the recipient at 9:00 a.m. (based upon Birmingham, Alabama time) on the first Business Day thereafter. 
 Section
13.2     Disclosure Schedules. 
 (a)    Each schedule to this Agreement (as may be
amended from time to time by a Schedule Supplement, the “Schedules”) shall be considered a part hereof as if set forth herein in full. From the date hereof until the Closing Date, each of the Parties may update their respective
Schedules (but only to reflect events occurring after the date hereof), subject to the other Party’s approval rights described below (any such update, a “Schedule Supplement”). If a Party, after having a period of five
(5) Business Days to review any such Schedule Supplement proposed by another Party, determines in its reasonable discretion that it should not consummate the transactions contemplated by this Agreement because such Schedule Supplement discloses
facts or circumstances having, as applicable, an MPT Material Adverse Effect or a Steward Material Adverse Effect (individually or in the aggregate with facts or circumstances disclosed in the original Schedules or any amended or modified Schedule),
then such Party may terminate this Agreement on or before the Closing by giving a written notice to the other Party (a “Termination Notice”), whereupon the other Parties shall be entitled, for a period of ten (10) Business Days
after its receipt of the Termination Notice, to cure the matter that has triggered such Termination Notice. 

(b)    Notwithstanding anything contained herein to the contrary, any such Schedule Supplement after the date of
this Agreement (i) shall be disregarded in all respects for purposes of determining whether any Losses exist or is indemnifiable under this Agreement and (ii) for the avoidance of doubt, shall not prejudice or otherwise affect any
Party’s right to seek relief for another Party’s breach of a representation or warranty or affect the Party’s right to indemnification under Section 10.1, Section 11.1, or Section 11.2 hereof. 

  
 29 

 (c)     In the event that IASIS shall make any amendment, modification
or supplement to any representation, warranty, covenant or related disclosure schedule in the Merger Agreement relating, directly or indirectly, to any of the Real Property or if Steward shall otherwise have Knowledge that any of the representations
and warranties of the IASIS Parties contained in the Realty Agreement (without giving effect to any limitation as to “materiality”, “Material Adverse Effect”, or similar terms set forth therein) do not remain true and correct for
any reason, then Steward shall immediately notify the MPT Parties of the same and make any necessary updates to the disclosure schedules to the Realty Agreement (any such update, a “Realty Agreement Supplement”). If the MPT Parties,
after having a period of five (5) Business Days to review any such Realty Agreement Supplement proposed by Steward, determines in the MPT Parties’ reasonable discretion that the MPT Parties should not consummate the transactions
contemplated by this Agreement because such Realty Agreement Supplement discloses facts or circumstances having, as applicable, a “Steward Material Adverse Effect” (individually or in the aggregate with facts or circumstances disclosed in
the original schedules to the Realty Agreement or any amended or modified schedule to the Realty Agreement), then such Party may terminate this Agreement on or before the Closing by giving a Termination Notice, whereupon the other Parties shall be
entitled, for a period of ten (10) Business Days after its receipt of the Termination Notice, to cure the matter that has triggered such Termination Notice. 

(d)     In the event that IASIS shall make any amendment, modification or supplement to any representation,
warranty, covenant or related disclosure schedule in the Purchase Agreement relating, directly or indirectly, to any of the Real Property or if the MPT Parties shall otherwise have Knowledge that any of the representations and warranties of the
IASIS Parties contained in the Purchase Agreement (without giving effect to any limitation as to “materiality”, “Material Adverse Effect”, or similar terms set forth therein) do not remain true and correct for any reason, then
the MPT Parties shall immediately notify Steward of the same and make any necessary updates to the disclosure schedules to the Purchase Agreement (any such update, a “Purchase Agreement Supplement”). If Steward, after having a
period of five (5) Business Days to review any such Purchase Agreement Supplement proposed by the MPT Parties, determines in Steward’s reasonable discretion that Steward should not consummate the transactions contemplated by this Agreement
because such Purchase Agreement Supplement discloses facts or circumstances having, as applicable, an “MPT Material Adverse Effect” (individually or in the aggregate with facts or circumstances disclosed in the original schedules to the
Purchase Agreement or any amended or modified schedule to the Purchase Agreement), then such Party may terminate this Agreement on or before the Closing by giving a Termination Notice, whereupon the other Parties shall be entitled, for a period of
ten (10) Business Days after its receipt of the Termination Notice, to cure the matter that has triggered such Termination Notice. 

Section 13.3     Assignment. This Agreement is not assignable by any party without
the prior written consent of the other parties. Notwithstanding the foregoing, the MPT Parties may at any time and without the consent of Steward assign all of the MPT Parties’ rights and obligations hereunder to any Affiliate of the MPT
Parties; provided, however, that no such assignment shall relieve or release the MPT Parties from their obligations hereunder. 

Section 13.4    Severability. The Parties agree that each provision of this
Agreement shall be interpreted in such manner as to be effective and valid under applicable law, but if any provision of this Agreement or any application of this Agreement (as to any Party or otherwise) is held to be prohibited by or invalid under
applicable law, such provision or application shall be ineffective only to the extent of such prohibition or invalidity, without invalidating the remainder of such provision or the remaining provisions of this Agreement or any other applications of
this Agreement. 

  
 30 

 Section 13.5    Expenses. Subject to
Section 9.3 hereof, Steward is responsible for, and shall pay or reimburse to MPT Parties upon demand for, all reasonable expenses (including but not limited to legal, accounting, brokerage and other fees and expenses)
which may be incurred by MPT Parties or its Affiliates with respect to this Agreement, the Merger Agreement, the Purchase Agreement, the other Transaction Documents and the transactions contemplated hereby and thereby. In addition, Steward is
responsible for, and shall pay to MPT Parties or the applicable third parties upon demand, the costs of all surveys, inspections, title policies, environmental and other third party reports required by MPT Parties, recording fees, transfer taxes,
lease taxes, and all other expenses incurred in the transactions contemplated hereby and thereby. For the avoidance of doubt, MPT Parties may submit to Steward after the Closing copies of additional invoices relating to costs and expenses, and
Steward shall reimburse MPT Parties within ten (10) days after receipt thereof. In addition to the foregoing, Steward shall cause the IASIS Seller Parties and their applicable Affiliates to pay all costs and expenses required to be paid
pursuant to Section 6.4, Section 10.6 and the other terms and conditions of the Purchase Agreement. 

Section 13.6    Governing Law. THIS AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED
IN ACCORDANCE WITH THE LAWS OF THE STATE OF DELAWARE APPLICABLE TO CONTRACTS EXECUTED AND PERFORMED IN SUCH STATE, WITHOUT GIVING EFFECT TO CONFLICTS OF LAW PRINCIPLES. 

Section 13.7    Jurisdiction and Venue. EACH OF THE PARTIES CONSENTS TO PERSONAL
JURISDICTION IN THE STATE OF DELAWARE. EXCEPT AS OTHERWISE PROVIDED IN THIS SECTION 13.7, EACH OF THE PARTIES AGREES THAT ANY ACTION OR PROCEEDING ARISING FROM OR RELATED TO THIS AGREEMENT SHALL BE BROUGHT AND TRIED EXCLUSIVELY IN THE STATE
OR FEDERAL COURTS OF DELAWARE. EACH OF THE PARTIES IRREVOCABLY AND UNCONDITIONALLY WAIVES ANY OBJECTION TO THE LAYING OF VENUE OF ANY SUCH ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT. EACH OF THE PARTIES EXPRESSLY ACKNOWLEDGES THAT DELAWARE IS A
FAIR, JUST AND REASONABLE FORUM AND AGREES NOT TO SEEK REMOVAL OR TRANSFER OF ANY ACTION FILED BY THE OTHER PARTIES IN SAID COURTS. FURTHER, EACH OF THE PARTIES IRREVOCABLY AND UNCONDITIONALLY WAIVES ANY CLAIM THAT SUCH SUIT, ACTION OR PROCEEDING
HAS BEEN BROUGHT IN AN INCONVENIENT FORUM. SERVICE OF ANY PROCESS, SUMMONS, NOTICE OR DOCUMENT BY CERTIFIED MAIL ADDRESSED TO A PARTY AT THE ADDRESS DESIGNATED PURSUANT TO SECTION 13.1 SHALL BE EFFECTIVE SERVICE OF PROCESS AGAINST SUCH PARTY
FOR ANY ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT. A FINAL JUDGMENT IN ANY SUCH ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT MAY BE ENFORCED IN ANY OTHER COURT TO WHOSE JURISDICTION ANY OF THE PARTIES IS OR MAY BE SUBJECT. 

Section 13.8    Waiver of Jury Trial. EACH OF THE PARTIES HERETO HEREBY KNOWINGLY,
VOLUNTARILY AND INTENTIONALLY WAIVES THE RIGHT ANY SUCH PARTY MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION BASED HEREON, OR ARISING OUT OF, UNDER, OR IN CONNECTION WITH THIS AGREEMENT AND ANY AGREEMENT CONTEMPLATED TO BE EXECUTED IN
CONNECTION HEREWITH, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENTS (WHETHER VERBAL OR WRITTEN) OR ACTIONS OF ANY PARTY IN CONNECTION WITH THIS AGREEMENT OR SUCH AGREEMENTS. 

Section 13.9    Specific Performance and Remedies. 

(a)    The Parties hereto agree that irreparable damage would occur in the event that any of the provisions of this
Agreement were not performed by them in accordance with the terms hereof or were 

  
 31 

 
otherwise breached and that each party hereto shall be entitled to an injunction or injunctions to prevent breaches of the provisions of this Agreement and to enforce specifically the provisions
of this Agreement (without any requirement to post any bond or other security in connection with seeking such relief), or any other remedy at law or equity, exclusively in accordance with Section 13.7 hereof. The Parties
hereto agree not to raise any objections to the availability of the equitable remedy of specific performance to prevent or restrain breaches of this Agreement by Steward, on the one hand, and to prevent or restrain breaches of this Agreement by the
MPT Parties, on the other hand, and to specifically enforce the terms and provisions of this Agreement to prevent breaches or threatened breaches of, or to enforce compliance with, the covenants and obligations of the Parties under this Agreement.
Each of the Parties hereto hereby irrevocably submits with regard to any such action or proceeding relating to this Section 13.9, for itself and in respect of its property, generally and unconditionally, to the personal
jurisdiction of the aforesaid courts and agrees that it will not bring any action relating to this Section 13.9 in any court other than the aforesaid courts. For purposes of this Section 13.9, each
of the Parties hereto hereby consents to service of process in accordance with the terms of Section 13.7 of this Agreement. 

(b)    If the Closing shall not have occurred because of a breach by any of the Parties of their respective
obligations under this Agreement and all of the conditions to such Parties’ obligations as set forth in Article 7 have either been satisfied or previously waived (or would have been satisfied or are capable of being satisfied but for
such breach of such Parties’ respective obligations under this Agreement), subject to Sections 13.9(d) and (e) below then the non-breaching Parties shall have the right to a court order
specifically enforcing the provisions of this Agreement to which such breach applies and, in any event, to specifically force the Closing to occur. If any of the non-breaching Parties brings any action to
enforce specifically the performance of the terms and provisions of this Agreement by the breaching Parties, the Termination Date shall automatically be extended by (x) the amount of time during which such action is pending, plus twenty
(20) Business Days or (y) such other time period established by the Delaware court presiding over such action. 

(c)    In no event shall either party be entitled to both specific performance and damages. Neither party shall be
entitled to special, punitive or consequential damages. 
 (d)    For the avoidance of doubt, and notwithstanding
the foregoing provisions of this Section 13.9, Steward acknowledges that Steward shall not be entitled to an injunction or injunctions or otherwise to enforce specifically the provisions of this Agreement unless the IASIS
Seller Parties are entitled to seek specific performance to cause the MPT Parties to consummate the Purchase Transaction pursuant to Section 10.10 of the Purchase Agreement. 

(e)    For the avoidance of doubt, and notwithstanding the foregoing provisions of this
Section 13.9, the MPT Parties acknowledge that the MPT Parties shall not be entitled to an injunction or injunctions or otherwise to enforce specifically the provisions of this Agreement unless IASIS is entitled to seek
specific performance to cause Steward and Merger Sub to consummate the Merger pursuant to Section 10.12 of the Merger Agreement. 

Section 13.10    Entire Agreement; Modification. This Agreement, together with all
exhibits, schedules and the other documents referred to herein, embody and constitute the entire understanding between the Parties with respect to the transactions contemplated herein (other than the Confidentiality Agreement), and all prior
agreements, understandings, representations and statements (oral or written) are merged into this Agreement. The Parties have not relied upon, and shall not be entitled to rely upon, any prior or contemporaneous agreements, understandings,
representations or statements (oral or written) other than this Agreement in effecting the transactions contemplated herein or otherwise. Neither this Agreement, any exhibit or schedule attached hereto, nor any provision hereof or thereof may be
modified or amended except by an instrument in writing signed by the Parties; provided, further, that the Parties shall not agree to any such modification or amendment that would reasonably be likely to have a material adverse effect
on the IASIS Seller Parties unless the Parties obtain the prior written consent of IASIS. 

  
 32 

 Section 13.11    Extension; Waiver.
At any time prior to the Closing Date, the parties hereto may, to the extent legally allowed, (a) extend the time for the performance of any of the obligations or other acts of the other parties hereto, (b) waive any inaccuracies in the
representations and warranties of the other party contained herein or in any document delivered pursuant hereto and (c) waive compliance by the other party with any of the agreements or conditions contained herein. Any agreement on the part of
a party hereto to any such extension or waiver shall be valid only if set forth in a written instrument signed on behalf of the party against which such waiver or extension is to be enforced. Waiver of any term or condition of this Agreement by a
party shall not be construed as a waiver of any subsequent breach or waiver of the same term or condition by such party, or a waiver of any other term or condition of this Agreement by such party. 

Section 13.12    Joint Drafting. The Parties hereto and their respective counsel
have participated in the drafting and redrafting of this Agreement and the general rules of construction which would construe any provisions of this Agreement in favor of or to the advantage of one Party as opposed to the other Parties as a result
of one Party drafting this Agreement as opposed to the other Parties or in resolving any conflict or ambiguity in favor of one Party as opposed to the other Parties on the basis of which Party drafted this Agreement are hereby expressly waived by
all Parties to this Agreement. 
 Section 13.13    Counterparts. This Agreement
may be executed in any number of counterparts and via facsimile or other electronic means, each of which shall be an original, but all of which together shall constitute one and the same instrument. 

Section 13.14    Binding Effect; No Third Part Beneficiaries. This Agreement shall
be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns and, except as expressly set forth herein, is not intended to confer upon any other Person (other than
Non-Recourse Party with respect to Section 13.16 hereof) any rights or remedies hereunder. 

Section 13.15    Exhibits within Exhibits. All exhibits or schedules referenced
within any of the Exhibits attached hereto, which are not otherwise attached in an agreed upon form to such Exhibit, shall be mutually agreed to by the parties. 

Section 13.16    No Recourse. Notwithstanding anything that may be expressed or
implied in this Agreement, or in any document or instrument delivered in connection herewith, each of the Parties, by its acceptance, directly or indirectly, of the benefits of this Agreement, expressly covenants, acknowledges and agrees that no
Person other than the Parties hereto shall have any obligation hereunder (and with respect thereto, only to the extent expressly provided herein) and that no recourse hereunder shall be had against, and no personal liability whatsoever shall attach
to, be imposed on or otherwise be incurred by any of the Parties’ former, current and future direct or indirect equity holders, controlling persons, directors, officers, employees, agents, Financing Sources (as defined in the Purchase
Agreement), Affiliates, advisors, members, managers, general or limited partners, assignees, or representatives or any of their respective former, current or future direct or indirect equity holders, controlling persons, directors, officers,
employees, agents, Affiliates, advisors, members, managers, general or limited partners or assignees, or representatives (each being referred to as a “Non-Recourse Party”), for any obligations
of the Parties under this Agreement, or for any claim based on, in respect of, or by reason of any such obligations or their creation, through any of the Parties or otherwise, whether by or through attempted piercing of the corporate veil, by or
through a claim by or on behalf of any of the Parties hereto against any of the other Parties or any Non-Recourse Party, by the enforcement of any judgment or assessment or by any legal or equitable
proceeding, by virtue of any law, statute, or 

  
 33 

 
regulation, or otherwise. Each of the Parties hereby covenants and agrees that it shall not institute, and shall cause each of its Affiliates and its equity holders and representatives not to
attempt to assign or institute, directly or indirectly, any claim, suit or proceeding or bring, or attempt to assign, any other claim arising under, or in connection with, this Agreement against any
Non-Recourse Party. 
 Section 13.17     Electronically Transmitted
Signatures. In order to expedite the execution of this Agreement, telecopied signatures or signatures sent by electronic mail may be used in the place of original signatures on this Agreement. The Parties intend to be bound by the
signatures of the telecopied or electronically mailed signatures, and hereby waive any defenses to the enforcement of the terms of this Agreement based on the form of the signature. Following any facsimile or electronic mail transmittal, the Party
shall promptly deliver the original instrument by reputable overnight courier in accordance with the notice provisions of this Agreement. 

Section 13.18     Necessary Actions. Each Party shall perform any further acts and execute and delivery any
documents that may be reasonably necessary to carry out the provisions of this Agreement. 

Section 13.19    Public Announcements. No press release or public announcement
related to this Agreement or the transactions contemplated herein shall be issued or made by any party hereto (or any Affiliate to a party hereto) without the joint approval of the other parties hereto, unless required by Law (in the reasonable
opinion of counsel) in which case the other parties shall have the right to review such press release, announcement or communication prior to issuance, distribution or publication. Notwithstanding the foregoing, a party may, without the prior
consent of the other parties hereto, (a) issue or cause publication of any such press release or public announcement to the extent that such party reasonably determines, after consultation with outside legal counsel, such action to be required
by Law or by the rules of any applicable self-regulatory organization (including, without limitation, federal and state securities laws and the rules and regulations of the NYSE or NASDAQ), in which event such party will use its commercially
reasonable efforts to allow the other parties hereto reasonable time to comment on such press release or public announcement in advance of its issuance, (b) disclose that it has entered into this Agreement and the other Transaction Documents,
and may provide and disclose information regarding this Agreement, the parties to this Agreement and the other Transaction Documents, the Owned Real Property, the Mortgaged Real Property, the Facilities and the other assets and properties subject
hereto and thereto, and such additional information which such party may reasonably deem necessary, to its proposed investors in connection with a public offering or private offering of securities, or any current or prospective lenders with respect
to its financing, and to investors, analysts and other parties in connection with earnings calls and other normal communications with investors, analysts and other parties, or (c) include any information in a prospectus, prospectus supplement
or other offering circular or memorandum in connection with public or private capital raising or other activities undertaken by such party. 

[Signatures Appear on the Following 2 Pages.] 

  
 34 

 IN WITNESS WHEREOF, the parties have caused this Agreement to be executed by their duly
authorized officers on the date first written above. 
  

	
	MPT PARTIES:
	
	MPT OF MESA, LLC
	MPT OF WEST MONROE, LLC
	MPT OF PORT ARTHUR, LLC
	MPT OF WEST VALLEY CITY, LLC
	MPT OF HOPE-STEWARD, LLC
	MPT OF ODESSA-STEWARD, LLC
	MPT OF HOUSTON-STEWARD, LLC
	MPT OF PHOENIX-STEWARD, LLC
	MPT OF SALT LAKE CITY-STEWARD, LLC
	MPT OF SAN ANTONIO-STEWARD, LLC
	MPT OF TEMPE-STEWARD, LLC
	MPT OF TEXARKANA-STEWARD, LLC
	MPT OF LAS VEGAS-STEWARD, LLC
	MPT OF LAYTON-STEWARD, LLC
	MPT OF WEST JORDAN-STEWARD, LLC
	MPT OF HOUSTON RE - STEWARD, LLC
	MPT OF LAYTON RE - STEWARD, LLC
	MPT OF MARICOPA RE - STEWARD, LLC
	MPT OF ODESSA RE - STEWARD, LLC
	MPT OF OGDEN RE - STEWARD, LLC
	MPT OF PHOENIX RE - STEWARD, LLC
	MPT OF PORT ARTHUR RE - STEWARD, LLC
	MPT OF WOODLAND PARK RE - STEWARD, LLC
	MPT OF SAN ANTONIO RE - STEWARD, LLC
	MPT OF PHOENIX BEHAVIORAL-STEWARD, LLC
	MPT OF LEHI-STEWARD, LLC
	MPT SYCAMORE OPCO, LLC

  

			
	BY:	 	MPT OPERATING PARTNERSHIP, L.P.
	TITLE:	 	SOLE MEMBER OF EACH OF THE
		 	FOREGOING ENTITIES

  

			
	By:	 	 /s/ R. Steven Hamner

	Name:	 	 R. Steven Hamner

	Title:	 	 Executive Vice President and CFO

 [Signatures Continue on Following Page] 

  
 Signature Page 1 of 2

 IASIS (Project Ignite) Master Agreement 

 
			
	STEWARD:
	
	STEWARD HEALTH CARE SYSTEM LLC
		
	By:	 	 /s/ Ralph de la Torre

	Name:	 	 Ralph de la Torre, M.D.

	Title:	 	 President & Chairman

  
 Signature Page 2 of 2

 IASIS (Project Ignite) Master AgreementEX-10.2

 Exhibit 10.2 

Execution Version 

REAL PROPERTY ASSET PURCHASE AGREEMENT 

BY AND AMONG 
 IASIS
HEALTHCARE CORPORATION, 
 as “IASIS” 

AND 
 THE ENTITIES
LISTED ON SCHEDULE 1 ATTACHED HERETO, 
 collectively as the “Sellers” 

AND 
 THE ENTITIES
LISTED ON SCHEDULE 1 ATTACHED HERETO, 
 collectively as the “MPT Parties” 

Dated as of May 18, 2017 

 TABLE OF CONTENTS 

 

									
	 	 	 	  	 	  	Page	 
	1.	 	BASIC TRANSACTION	  	 	2	 
				
		 	1.1.	  	Sale and Purchase of Assets	  	 	2	 
		 	1.2.	  	Excluded Assets	  	 	3	 
		 	1.3.	  	Purchase Price	  	 	3	 
		 	1.4.	  	Payment of Purchase Price	  	 	3	 
		 	1.5.	  	Liabilities of Sellers	  	 	3	 
		 	1.6.	  	Closing; Deliverables	  	 	4	 
		 	1.7.	  	Allocation of Purchase Price	  	 	6	 
			
	2.	 	REPRESENTATIONS AND WARRANTIES OF THE IASIS PARTIES	  	 	7	 
				
		 	2.1.	  	Organization and Qualification; Subsidiaries	  	 	7	 
		 	2.2.	  	Subsidiaries of IASIS	  	 	7	 
		 	2.3.	  	Authority; Binding Effect	  	 	7	 
		 	2.4.	  	Outstanding Options	  	 	8	 
		 	2.5.	  	No Conflict; Consents	  	 	8	 
		 	2.6.	  	Financial Statements	  	 	9	 
		 	2.7.	  	Taxes	  	 	10	 
		 	2.8.	  	No Brokers	  	 	10	 
		 	2.9.	  	Patriot Act Compliance	  	 	10	 
		 	2.10.	  	Intentionally Omitted	  	 	10	 
		 	2.11.	  	Title and Condition of the Real Property	  	 	10	 
		 	2.12.	  	Compliance with Environmental Laws	  	 	13	 
		 	2.13.	  	Disclaimer of Other Representations and Warranties	  	 	14	 
			
	3.	 	REPRESENTATIONS AND WARRANTIES OF THE MPT PARTIES	  	 	14	 
				
		 	3.1.	  	Organization	  	 	14	 
		 	3.2.	  	Authority	  	 	14	 
		 	3.3.	  	Consents and Approvals; No Violation	  	 	15	 
		 	3.4.	  	Litigation	  	 	15	 
		 	3.5.	  	No Brokers	  	 	16	 
		 	3.6.	  	Absence of Conduct; Undisclosed Liabilities	  	 	16	 
		 	3.7.	  	Financing	  	 	16	 
			
	4.	 	PRE-CLOSING COVENANTS	  	 	17	 
				
		 	4.1.	  	Conduct of Business Prior to Closing	  	 	17	 
		 	4.2.	  	Repayment of Indebtedness and Release of Encumbrances	  	 	18	 
		 	4.3.	  	Insurance	  	 	18	 
		 	4.4.	  	Damage or Destruction or Condemnation of Acquired Assets	  	 	18	 

  
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	5.	 	ADDITIONAL AGREEMENTS	  	 	19	 
				
		 	5.1.	  	Access to Information	  	 	19	 
		 	5.2.	  	Third Party Consents; Regulatory Approvals; Solvency Opinion	  	 	20	 
		 	5.3.	  	Confidentiality	  	 	21	 
		 	5.4.	  	Exclusivity	  	 	21	 
		 	5.5.	  	Further Assurances	  	 	22	 
		 	5.6.	  	Reasonable Best Efforts/Cooperation	  	 	22	 
		 	5.7.	  	Public Statements	  	 	23	 
		 	5.8.	  	Debt Financing Cooperation	  	 	23	 
		 	5.9.	  	Master Agreement	  	 	28	 
		 	5.10.	  	St. Joe’s Medical Center	  	 	29	 
		 	5.11.	  	Post-Signing Matters	  	 	29	 
			
	6.	 	CONDITIONS TO OBLIGATION TO CLOSE; DELIVERABLES; CLOSING MATTERS	  	 	29	 
				
		 	6.1.	  	Conditions to the Obligations of Each Party to Effect the Transactions	  	 	29	 
		 	6.2.	  	Additional Conditions to Obligations of the MPT Parties	  	 	30	 
		 	6.3.	  	Additional Conditions to Obligations of the IASIS Parties	  	 	31	 
		 	6.4.	  	Transfer Taxes; Diligence Expenses	  	 	31	 
		 	6.5.	  	Waiver of Conditions	  	 	31	 
		 	6.6.	  	Frustration of Closing Conditions	  	 	31	 
			
	7.	 	TERMINATION	  	 	32	 
				
		 	7.1.	  	Termination	  	 	32	 
		 	7.2.	  	Effect of Termination	  	 	33	 
			
	8.	 	INTENTIONALLY OMITTED	  	 	36	 
			
	9.	 	REPRESENTATIVES OF PARTIES	  	 	36	 
				
		 	9.1.	  	IASIS Parties	  	 	36	 
		 	9.2.	  	MPT Parties	  	 	36	 
			
	10.	 	GENERAL PROVISIONS	  	 	37	 
				
		 	10.1.	  	Notices	  	 	37	 
		 	10.2.	  	Disclosure Schedules	  	 	38	 
		 	10.3.	  	Assignment	  	 	38	 
		 	10.4.	  	Severability	  	 	39	 
		 	10.5.	  	Interpretation	  	 	39	 
		 	10.6.	  	Fees and Expenses	  	 	39	 
		 	10.7.	  	Governing Law; Jurisdiction and Venue; Waiver of Jury Trial	  	 	39	 
		 	10.8.	  	Specific Performance and Remedies	  	 	40	 
		 	10.9.	  	Disclaimer	  	 	42	 
		 	10.10.	  	Due Diligence Review	  	 	43	 
		 	10.11.	  	Entire Agreement; Modification; Waiver	  	 	43	 
		 	10.12.	  	Joint Drafting	  	 	44	 

  
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		 	10.13.	  	Counterparts	  	 	44	 
		 	10.14.	  	Binding Effect; Limited Third Party Beneficiaries	  	 	44	 
		 	10.15.	  	Exhibits within Exhibits	  	 	44	 
		 	10.16.	  	No Recourse	  	 	44	 
		 	10.17.	  	Necessary Actions	  	 	45	 

  
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 REAL PROPERTY ASSET PURCHASE AGREEMENT 

THIS REAL PROPERTY ASSET PURCHASE AGREEMENT (“Agreement”) made and entered into as of May 18, 2017 (the
“Effective Date”), by and among IASIS HEALTHCARE CORPORATION, a Delaware corporation (“IASIS”), the entities listed on Schedule 1 hereto under the heading “Sellers” (individually and
collectively as the context may require, the “Sellers”) (together with IASIS, individually and collectively as the context may require, the “IASIS Parties”), and the entities listed on Schedule
1 hereto under the heading “Buyers” (individually and collectively as the context may require, the “Buyers” or the “MPT Parties”). IASIS, the Sellers, and the MPT Parties are herein sometimes
collectively referred to as the “Parties.” An index of defined terms used in this Agreement is attached as Annex A hereto. 

RECITALS 
 WHEREAS,
the Sellers collectively own certain separate tracts of land, all being more particularly described on EXHIBIT A attached hereto, including all of the Sellers’ right, title and interest in and to all hereditaments,
easements, rights of way and other appurtenances related thereto (the “Owned Land”), and all of Sellers’ right, title and interest in and to all Improvements located thereon (the Owned Land and such Improvements located
thereon are sometimes collectively referred to herein as the “Owned Real Property”); 
 WHEREAS, the Sellers
operate a portfolio of community-based healthcare facilities located on the Owned Real Property (each such facility shall be individually referred to as a “Facility” and collectively, the “Facilities”); 

WHEREAS, subject to satisfaction of the terms and conditions set forth herein, each Seller hereby agrees to sell to the applicable
Buyer and each Buyer hereby agrees to purchase from the applicable Seller, the applicable Owned Real Property and all of the Acquired Assets (as defined below) owned by such Seller, as set forth on Schedule 2 (collectively, the
“Sales”); 
 WHEREAS, (i) Mountain Vista Medical Center, LP, (ii) IASIS Glenwood Regional Medical Center,
LP, (iii) The Medical Center of Southeast Texas, LP and (iv) Jordan Valley Medical Center, LP (collectively, the “Current IASIS Lessees”) collectively lease certain separate tracts of land, all being more particularly
described on EXHIBITS B-1 et. seq. attached hereto, including all hereditaments, easements, rights of way and other appurtenances related thereto (the “MPT Leased
Land” and, together with the Owned Land, collectively, the “Land”), and all Improvements located thereon (the MPT Leased Land and such Improvements located thereon are sometimes collectively referred to herein as the
“MPT Real Property” and, together with the Owned Real Property, the “Real Property”) from certain of the MPT Parties, namely, MPT of Mesa, LLC, MPT of West Monroe, LLC, MPT of Port Arthur, LLC and MPT of West Valley
City, LLC, each a Delaware limited liability company (collectively, the “Current MPT Lessors”), pursuant to the terms and conditions of the existing MPT-IASIS Leases (as hereinafter defined)
and, subject to and conditioned upon the Closing occurring under this Agreement, the same shall be terminated by the Current IASIS Lessees and the Current MPT Lessors as hereinafter provided (collectively, the “Lease Terminations”);

  
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 WHEREAS, subject to satisfaction of the terms and conditions set forth herein, the
consummation of the Sales, the payment of the aggregate Purchase Price, and the Lease Terminations, will occur simultaneously on the Closing Date (collectively, the “Transactions”), followed immediately thereafter (on the same
Business Day) by the consummation of the transactions contemplated under that certain Agreement and Plan of Merger, dated contemporaneously herewith, by and among Steward Health Care System LLC, a Delaware limited liability company
(“Steward”), Ignite Merger Sub, Inc., a Delaware corporation (“Merger Sub”), IASIS and Shareholder Representative Services, LLC, a Colorado limited liability company (as the same may be amended, modified or
supplemented from time to time, the “Merger Agreement”); and 
 WHEREAS, MPT Operating Partnership, L.P.,
(“MPT”) an affiliate of the MPT Parties, has executed and delivered to the IASIS Parties that certain Limited Funding Guaranty, dated contemporaneously herewith, guaranteeing the MPT Parties’ payment of the Purchase Price (as
herein defined) and certain other obligations of MPT and the MPT Parties as set forth therein (as the same may be amended, modified or supplemented from time to time, the “Limited Guaranty”). 

AGREEMENT 
 NOW,
THEREFORE, in consideration of the respective agreements and commitments set forth herein and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged by each of the Parties, it is hereby agreed by and
among the Parties as follows: 
 1.    BASIC TRANSACTION. 

1.1.    Sale and Purchase of Assets. On and subject to satisfaction of the terms and conditions of
this Agreement: (i) each Seller hereby agrees to sell, assign, convey, transfer and deliver to the applicable Buyer and each such Buyer hereby agrees to purchase and otherwise acquire from such Seller, all of such Seller’s right, title and
interest in and to the Owned Real Property and Acquired Assets (each free and clear of all Encumbrances other than Permitted Encumbrances) owned by such Seller for the amounts set forth on Schedule 2 (and, with respect to the
Purchase Price allocations for the Unallocated Parcels set forth on Schedule 2, as such schedule is updated in accordance with Section 1.7(c)) and (ii) each applicable Current IASIS Lessee and each
applicable Current MPT Lessor agrees, to terminate the existing MPT-IASIS Leases pursuant to the terms and conditions hereinafter set forth. Except as otherwise expressly provided to the contrary herein, the
obligations and liabilities of the IASIS Parties under this Agreement shall be joint and several and the MPT Parties’ obligations and liabilities under this Agreement shall be joint and several. 

The term “Acquired Assets” shall mean, with respect to each Seller, individually and as applicable, all of such Seller’s
right, title and interest in and to the following: 
 (a)    To the extent permitted by applicable law and legally
assignable, all intangible property relating exclusively to the Owned Real Property, including, but not limited to, zoning rights, Licenses (other than those Licenses relating to the operation of the Facilities, including,

  
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without limitation, the Healthcare Licenses, which are specifically excluded) and Warranties and indemnifications or similar rights affecting or inuring to the benefit of the Owned Real Property
or the owner thereof; and 
 (b)    To the extent owned and in the possession or control of any of the IASIS Parties and
to the extent assignable, all site plans, surveys, architectural drawings, plans and specifications, building condition inspection reports, engineering and environmental plans and studies, title reports, floor plans and landscape plans relating to
the Owned Real Property (collectively the “Property Documents”). 
 1.2.    Excluded
Assets. Notwithstanding anything to the contrary contained herein, including Section 1.1 above, each of the IASIS Parties, as applicable, shall retain all of its right, title and interest in and to and shall have no
obligation to (and shall not be deemed to) sell, assign, convey, transfer, mortgage, pledge, hypothecate or otherwise deliver to Buyers any or all of its assets and properties other than the Owned Real Property and the Acquired Assets (collectively,
the “Excluded Assets”). 
 1.3.    Purchase Price. The aggregate purchase price to
be paid by the Buyers to the Sellers for the Sellers’ Owned Real Property and Acquired Assets (the “Purchase Price”) shall be the amount of Seven Hundred Million Dollars ($700,000,000). The aggregate Purchase Price shall be
allocated among and paid to each of the Sellers in accordance with the Individual Purchase Prices set forth on Schedule 2 (and, with respect to the Purchase Price allocations for the Unallocated Parcels set forth on
Schedule 2, as such schedule is updated in accordance with Section 1.7(c)). The Purchase Price shall not be subject to any adjustments or prorations, including, without limitation, for Taxes or payments
in respect of utilities systems or services. The full amount of the Purchase Price will be used by the IASIS Parties or their Affiliates to make or repay certain intercompany loans, to make certain distributions to equityholders, including minority
owners of Sellers, to the extent permitted by Law (the “Upstream Transactions”) and to repay existing Indebtedness of the IASIS Parties in connection with the consummation of this Agreement and the Merger Agreement. 

1.4.    Payment of Purchase Price. 

(a)    Purchase Price. The aggregate Purchase Price for the Sellers’ Owned Real Property and Acquired Assets
relating to each Facility shall be paid at the Closing in cash by wire transfer or delivery of other immediately available U.S. funds payable to the order of the applicable Seller, or as otherwise directed in writing by IASIS. 

(b)    Disbursements. The Parties acknowledge that the delivery and disbursement of the foregoing proceeds shall be
through the Title Company as described in Section 1.6(a). 
 1.5.    Liabilities
of Sellers. Notwithstanding any other provision in this Agreement to the contrary, none of the MPT Parties shall assume or agree to pay, satisfy, discharge or perform, or shall be deemed by virtue of the execution and delivery of this
Agreement, the other Transaction Documents, or any other document (including Transaction Documents) delivered at the Closing pursuant to this Agreement, or as a result of the consummation of the Transactions

  
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contemplated by this Agreement, the other Transaction Documents or such other document, to have assumed, or to have agreed to pay, satisfy, discharge or perform, or shall be liable for, any
liability, obligation, contract, or Indebtedness of any of the IASIS Parties or any other Person, whether primary or secondary, direct or indirect, relating to the ownership, use or operation of any of the Owned Real Property, the Acquired Assets,
or the Facilities prior to the Closing, any liability or obligation arising out of or related to any breach, default, tort or similar act committed by any of the IASIS Parties or any of their Affiliates relating to the ownership, use or operation of
the Owned Real Property, the Acquired Assets, or the Facilities prior to the Closing, or for any failure of the IASIS Parties or any of their Affiliates to perform any covenant or obligation for or during any period prior to the Closing, and any
liability arising out of the ownership, use or operation of the Owned Real Property, the Acquired Assets, and the Facilities by the IASIS Parties or any other Person prior to the Closing (collectively, the “Excluded Liabilities”).
The terms of this Section 1.5 shall survive the Closing. 
 1.6.    Closing;
Deliverables. Subject to Section 6, the Parties hereby agree that the closing of the transactions contemplated hereby shall be consummated as follows: 

(a)    Closing. The closing of the Transactions hereunder (the “Closing”) shall occur as promptly
as practicable (but in no event later than the third (3rd) Business Day following the satisfaction or waiver of the conditions precedent set forth in Article VI of this Agreement (other than those conditions that by their terms are to be
satisfied at the Closing, but subject to the satisfaction or, if permissible, waiver of those conditions at Closing, or on such other date or at such other time or place as the Parties hereto may mutually agree (the “Closing Date”);
provided, however, that, if the Marketing Period has not ended at the time of the satisfaction or waiver of the conditions set forth in Article VI (other than those conditions that by their terms are to be satisfied at the Closing, but
subject to the satisfaction or, if permissible, waiver of those conditions at the Closing), the Closing shall occur on the date following such satisfaction or waiver of such conditions (other than those conditions that by their terms are to be
satisfied at the Closing, but subject to the satisfaction or, if permissible, waiver of those conditions at the Closing) that is the earlier to occur of (a) a Business Day during the Marketing Period to be specified by Buyers on no less than
three (3) Business Days prior written notice to the IASIS Parties, (b) the first (1st) Business Day following the final day of the Marketing Period and (c) the second (2nd) Business Day prior to the Termination Date. The Closing shall
be handled through deliveries into escrow with the Title Company, as escrow agent, pursuant to a customary and reasonable escrow agreement among the IASIS Parties, the MPT Parties and Title Company in accordance with the terms of this Agreement, or
in such other manner and at such other place as agreed to by the Parties hereto. 
 (b)    Seller Closing
Deliverables. At Closing, the Sellers and the other applicable IASIS Parties shall deliver possession of the applicable Owned Real Property and Acquired Assets, and shall deliver or cause to be delivered: 

(i)    Officer’s Certificates. Certificates in commercially reasonable and customary form from each of the
Sellers, in each case executed and delivered by a duly authorized officer (or Persons exercising similar authority) of such Seller, certifying with respect to the Sellers, as applicable, as to (A) such Seller’s articles or certificate of
incorporation, bylaws, operating agreements, limited liability company agreements or partnership agreements, 

  
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as applicable, each as in effect as of the Closing Date and (B) a copy of the resolutions or written consent duly adopted by the applicable Seller’s general partner, board of directors
(or Persons exercising similar authority) authorizing the consummation of the Transactions applicable to such Seller, including, to the extent permitted by Law, the Upstream Transactions applicable to such Seller. 

(ii)    Certificates of Existence and Good Standing. Certificates of existence and good standing of the Sellers
dated within twenty (20) days prior to the Closing Date from, as applicable, the State of its incorporation or formation and, to the extent in which the character of its properties or in which the transaction of its business makes such
qualification necessary in any other State or Commonwealth, from such State or Commonwealth. 
 (iii)    Third-Party
Consents. The IASIS Parties shall have delivered to the MPT Parties a written consent to the collateral assignment of lease in commercially customary and reasonable form from the third party landlord to the lease set forth on Schedule
1.6(b)(iii). 
 (iv)    Closing Transaction Documents. The Transaction Documents listed and
described on the attached EXHIBIT C. 
 (v)    Payoff Letters. Copies of all debt payoff
letters, in commercially reasonable form, in respect of the Credit Facilities and any Indebtedness of the IASIS Parties to be paid either at Closing pursuant to Section 4.2 or upon the closing under the Merger Agreement,
including, without limitation, any principal, interest, fees or penalties outstanding or accrued thereunder, in each case, as of the Closing Date (the “Debt Payoff Amount”). 

(vi)    Closing Statement. A Closing Statement regarding the Transactions contemplated herein, in form and
substance reasonably satisfactory to the Parties (the “Closing Statement”). 
 (c)    Buyer Closing
Deliverables. The MPT Parties and their Affiliates shall deliver the aggregate Purchase Price for the applicable Owned Real Property and Acquired Assets as provided in this Agreement, and shall deliver or cause to be delivered: 

(i)    Officer’s Certificate. A certificate, executed and delivered by a duly authorized officer of each of
the MPT Parties (or their parent entities), dated as of the Closing Date, stating therein that the conditions set forth in Sections 6.2(a), (b), and (c) have been satisfied and which shall include a copy of the resolutions
of the MPT Parties’ members, authorizing the consummation of the Transactions. 
 (ii)    Certificates of
Existence and Good Standing. Certificates of existence and good standing of the MPT Parties dated within twenty (20) days prior to the Closing Date from, as applicable, the State of its incorporation or formation and, to the extent in which
the character of its properties or in which the transaction of its business makes such qualification necessary in any other State or Commonwealth, from such State or Commonwealth. 

(iii)    Closing Transaction Documents. The Lease Terminations listed and described on the attached
EXHIBIT C. 

  
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 (iv)    Closing Statement. The Closing Statement. 

1.7.    Allocation of Purchase Price. 

(a)    The purchase price for U.S. federal income tax purposes shall be allocated among the parcels of the Owned Real
Property purchased by the Buyers as set forth on Schedule 2 attached hereto (and, with respect to the purchase price allocations for the Unallocated Parcels set forth on Schedule 2, as such schedule is
updated in accordance with Section 1.7(c) below) in accordance with Law, including applicable Treasury Regulations. The purchase price for U.S. federal income tax purposes for the Owned Real Property of each individual
Seller set forth on Schedule 2 (and, with respect to the purchase price allocations for the Unallocated Parcels set forth on Schedule 2, as such schedule is updated in accordance with
Section 1.7(c) below) shall be referred to herein as the “Individual Purchase Price” for the Owned Real Property of such individual Seller. 

(b)    No portion of the purchase price for U.S. federal income tax purposes shall be allocated to any of the MPT Real
Property, the Acquired Assets or Excluded Assets, in each case except upon a contrary final determination of an applicable Taxing authority. 

(c)    Notwithstanding anything to the contrary in this Agreement, the IASIS Parties shall, following the Effective Date,
in reasonable consultation with the MPT Parties, allocate the amount set forth under the heading “Unallocated Purchase Price” for the Unallocated Parcels set forth on Schedule 2 among the Sellers that own such
Unallocated Parcels based on a reasonable, good faith allocation method determined by the IASIS Parties, which reasonable allocation method may include, but shall not be limited to, taking into account factors such as the book value, tax basis or
real property tax assessment basis of such Owned Real Property, third party appraisals, or other reasonable methodology determined by the IASIS Parties. Once such allocations are made, the Parties shall update Schedule 2 to
reflect the Individual Purchase Prices for each of the Unallocated Parcels and such updated Schedule 2 shall thereafter apply for all purposes of this Agreement. 

(d)    The foregoing allocations shall be binding on the Parties for all purposes. Each party agrees to report to all
appropriate Governmental Bodies any attendant gain or other Tax item consistent with such allocation. Without limiting the generality of the foregoing, such allocations shall be binding on the Parties for purposes of Section 1060 of the Code
and for all federal, state and local income tax and accounting purposes. The Parties agree to use, and to not take any position which is inconsistent with, such allocation in the preparation and filing of any tax return, report, or information
return or statement related to Taxes (including Form 8594), accounting or regulatory requirements, in any communication with any Tax authority, or in connection with any tax proceeding, in each case except upon a contrary final determination of an
applicable Taxing authority. 

  
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 2.    REPRESENTATIONS AND WARRANTIES OF THE IASIS PARTIES. Except as set
forth in the applicable sections of the Schedules, IASIS and each of the Sellers (as to itself only) represent and warrant to the MPT Parties as follows as of the date of this Agreement and as of the Closing Date: 

2.1.    Organization and Qualification; Subsidiaries. IASIS is a corporation duly organized, validly
existing and in good standing under the Laws of the State of Delaware, and has all requisite corporate power and authority to own, lease and operate all of its properties and assets and to conduct its business as it is now being conducted. IASIS is
duly qualified or licensed and in good standing to do business as a foreign corporation in each jurisdiction in which the nature of its business, or the ownership, leasing or operation of its properties or assets, makes such qualification or
licensure necessary, except where the failure to be so qualified, licensed or in good standing would not reasonably be expected to have an IASIS Material Adverse Effect. 

2.2.    Subsidiaries of IASIS. 

(a)    Each of the Sellers (i) is a duly organized and validly existing corporation, partnership or limited liability
company in good standing under the Laws of the jurisdiction of its organization, (ii) has all requisite corporate, partnership or limited liability company power and authority to own, lease and operate all of its properties and assets and to
conduct its business as it is now being conducted and (iii) is duly qualified or licensed and in good standing to do business as a foreign corporation, partnership or limited liability company in each jurisdiction in which the nature of its
business, or the ownership, leasing or operation of its properties or assets, makes such qualification or licensure necessary, except where the failure to be so organized, validly existing, in good standing, qualified or licensed would not
individually or in the aggregate be material to any such Seller. 
 (b)    IASIS has made available to the MPT Parties a
correct and complete copy of the certificate of incorporation or other formation document and all amendments thereto of each of the IASIS Parties and a correct and complete copy of each such entity’s bylaws or other governing document and all
amendments thereto, each as in effect on the date hereof. None of the IASIS Parties are in default under or in violation of any provision of their respective formation or governing documents. 

2.3.    Authority; Binding Effect. Except as set forth on Schedule 2.3, each of
the IASIS Parties has all requisite corporate, partnership or limited liability company power and authority to execute and deliver this Agreement and each of the Transaction Documents to which it is a party, to perform its obligations hereunder and
thereunder and to consummate the Transactions. The execution, delivery and performance of this Agreement and each of the Transaction Documents by the IASIS Parties, and the consummation of the Transactions, have been duly authorized by all necessary
action on the part of the IASIS Parties, and no other corporate, partnership or limited liability company action on the part of any IASIS Party is required to authorize the execution, delivery and performance hereof or thereof by the IASIS Parties.
This Agreement has been duly executed and delivered by each IASIS Party and, assuming that this Agreement has been duly authorized, executed and delivered by the MPT Parties, constitutes the valid and legally binding obligation of the IASIS Parties,
enforceable against the IASIS Parties in accordance with its respective terms, except as such enforcement may be limited by applicable bankruptcy, insolvency, reorganization, moratorium or other Laws of general application affecting enforcement of
creditors’ rights or by principles of equity (regardless of whether enforcement is sought in a proceeding at law or in equity). 

  
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 2.4.    Outstanding Options. (i) Except for the
Options and RSU Awards issued pursuant to the Company Incentive Plan and described on Schedule 2.4, there are no outstanding Options, restricted shares, restricted stock units, restricted membership units, stock appreciation
rights, subscription rights, conversion rights, exchange rights, right of first refusal, performance units, profits interest, contingent value rights, profit participation rights, “phantom” stock or similar securities or rights that are
derivative of, or provide economic benefits based, directly or indirectly, on the value or price of, any equity interests in IASIS or Contracts of any character to which IASIS is a party requiring, and there are no securities of IASIS outstanding
which upon conversion or exchange would require, the issuance of any equity interests of IASIS or other securities convertible into, exchangeable for or evidencing the right to subscribe for or purchase, or valued by reference, in whole or in part,
to any equity interests of IASIS; (ii) there is no obligation, contingent or otherwise, of IASIS or any Seller to (A) repurchase, redeem or otherwise acquire any share of the capital stock or other equity interests of IASIS or any Seller,
or (B) other than in connection with the Credit Facilities or pursuant to inter-company arrangements among or between IASIS and one or more of the Sellers or among or between one or more subsidiaries of IASIS, provide funds to, or make any
investment in (in the form of a loan, capital contribution or otherwise), provide any guarantee with respect to the obligations of, IASIS or any Seller or any other Person or to register under federal or state securities Laws any equity interests of
IASIS or any Seller; and (iii) other than in connection with any of the Plans, neither IASIS nor any Seller, directly or indirectly, owns, or has agreed to purchase or otherwise acquire, the capital stock or other equity interests of, or any
interest convertible into or exchangeable or exercisable for such capital stock or such equity interests of, any corporation, partnership, joint venture or other entity. 

2.5.    No Conflict; Consents. 

(a)    Assuming the truth and accuracy of the representations and warranties set forth in Sections 3.2 and
3.3, the execution and delivery of this Agreement and the other Transaction Documents by the IASIS Parties does not, and the performance by the IASIS Parties of this Agreement and the other Transaction Documents and the consummation of the
transactions contemplated hereby and thereby will not, require any IASIS Party to obtain any material consent, approval, waiver, authorization, Permit or Insurance License of, or to make any material filing or registration with or notification to
(“Consents”), any Governmental Body, except as set forth in Schedule 2.5(a). 

(b)    Assuming receipt of all approvals, authorizations, consents or waiting period expirations or terminations related
to the required Consents described in Section 2.5(a), the execution and delivery of this Agreement and the other Transaction Documents by the IASIS Parties do not, and the performance of this Agreement and the other
Transaction Documents by the IASIS Parties and the consummation of the transactions contemplated hereby and thereby will not, conflict with or violate, result in any breach of, or constitute a default (or an event that with notice or lapse of time
or both would constitute a default), result in a loss of rights or creation of any Encumbrances (other than Permitted Encumbrances) on the Owned Real Property or trigger new obligations under, or give to others any right of termination, amendment,
modification, suspension, revocation, acceleration or cancellation of, or require any payment or Consent under any provision, or otherwise change (whether automatically or by the election of a party thereto) any terms or conditions in effect prior
to the execution and delivery of this 

  
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Agreement or the Transaction Documents or consummation of the Transactions, pursuant to (i) the certificate of incorporation or by-laws or other
comparable organizational documents, in each case as currently in effect, of IASIS or any Seller, (ii) any Orders or Laws applicable to IASIS or any Seller or by or to which any of the Owned Real Property is bound or subject, or (iii) any
Material Contract, Permit or Insurance License to which IASIS or any Seller is a party or by or to which the Owned Real Property is bound or subject, except (x) as set forth on Schedule 2.5(b), and (y) in the case of
clauses (ii) and (iii) above, for such conflicts, violations, breaches, defaults, rights or failure to receive any such Consents that would not individually or in the aggregate be material to IASIS or any Seller. 

2.6.    Financial Statements. 

(a)    Schedule 2.6(a) sets forth true, correct and complete copies of (i) the audited
consolidated balance sheets of IASIS and its Subsidiaries as of September 30, 2016 (the “Audited Balance Sheet” and the date thereof, the “Audited Balance Sheet Date”) and September 30, 2015, and the
related audited consolidated statements of income, cash flow and changes in stockholders’ equity of IASIS and its Subsidiaries for the fiscal years then ended (the “Annual Financials”) and (ii) the unaudited consolidated
balance sheets of IASIS and its Subsidiaries as of March 31, 2017 and the related unaudited consolidated statements of income, cash flow and changes in stockholders’ equity of IASIS and its Subsidiaries for the quarter then ended (the
“Most Recent Balance Sheet” and the date thereof, the “Most Recent Balance Sheet Date,” and the Most Recent Balance Sheet together with the Annual Financials, the “Financial Statements”). For the
avoidance of doubt, the Financial Statements of IASIS and its Subsidiaries described in this Section 2.6 are the applicable financial statements of IASIS Healthcare LLC, IASIS’s wholly-owned Subsidiary. 

(b)    The Financial Statements fairly present, in all material respects, the consolidated financial position of IASIS and
the Subsidiaries, as of the respective dates thereof, and the results of operations and the changes in cash flows of IASIS and the Subsidiaries, for the respective periods set forth therein. Each of the Financial Statements (including all related
notes) (i) is consistent with the books and records of IASIS, (ii) was derived from the books and records of IASIS and (iii) has been prepared, in all material respects, in accordance with GAAP applied on a consistent basis during the
periods involved, except as otherwise specifically noted therein, and subject, in the case of the Most Recent Balance Sheet, to normal year-end adjustments and the absence of footnote disclosures, none of
which, individually or in the aggregate, will be material. 
 (c)    IASIS and its Subsidiaries maintain internal
controls designed to provide reasonable assurance regarding the reliability of financial reporting and the preparation of the financial statements of IASIS and its Subsidiaries, including the Financial Statements. None of the boards of directors or
managers of IASIS or any of its Subsidiaries or any audit committee of IASIS or any of its Subsidiaries have been advised by their accountants or consultants of: (x) any significant deficiencies or material weaknesses in the design or operation
of the internal controls over financial reporting of IASIS or any of its Subsidiaries which would reasonably be expected to materially and adversely affect its ability to record, process, summarize and report financial data relating to the business
of IASIS and its Subsidiaries, or (y) any fraud, whether or not material, that involves management or other employees who have a role in the internal controls 

  
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over financial reporting of IASIS or any of its Subsidiaries. The books and records of IASIS and its Subsidiaries are and have been properly prepared and maintained in form and substance adequate
in all material respects for preparing audited consolidated financial statements, in accordance with GAAP and any other applicable legal and accounting requirements. 

2.7.    Taxes. There are no Encumbrances for Taxes (other than Permitted Encumbrances) upon any of
the Owned Real Property or Acquired Assets. 
 2.8.    No Brokers. No Person is or will become
entitled, by reason of any agreement or arrangement entered into or made by or on behalf of any of the IASIS Parties, to receive any commission, brokerage, finder’s fee or other similar compensation in connection with the consummation of the
Transactions. 
 2.9.    Patriot Act Compliance. 

(a)    To the extent applicable to IASIS or any of the Sellers, each of them has complied in all material respects with the
International Money Laundering Abatement and Anti-Terrorist Financing Act of 2001, which comprises Title III of the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (the
“Patriot Act”) and the regulations promulgated thereunder, and the rules and regulations administered by the U.S. Treasury Department’s Office of Foreign Assets Control (“OFAC”). 

(b)    Neither IASIS nor any of the Sellers is included on the List of Specially Designated Nationals and Blocked Persons
maintained by the OFAC, and neither IASIS nor any of the Sellers is a resident in, or organized or chartered under the laws of, (i) a jurisdiction that has been designated by the U.S. Secretary of the Treasury under Section 311 or 312 of
the Patriot Act as warranting special measures due to money laundering concerns or (ii) any foreign country that has been designated as non-cooperative with international anti-money laundering principles
or procedures by an intergovernmental group or organization, such as the Financial Action Task Force on Money Laundering, of which the United States is a member and with which designation the United States representative to the group or organization
continues to concur. 
 2.10.    Intentionally Omitted. 

2.11.    Title and Condition of the Real Property. 

(a)    At the Closing, the applicable Seller shall convey to the applicable Buyer marketable fee simple title in the
applicable parcel(s) of Owned Real Property of such Seller, free and clear of any and all Encumbrances (other than Permitted Encumbrances). 

(b)    Except as set forth in the Due Diligence Documents, the IASIS Parties have received no written notice from any
Governmental Body or other Person asserting that the occupancy, operation and use of the Owned Real Property violates, in any material respect, (i) any applicable Law, or (ii) any restrictive covenant or deed restriction (recorded or
otherwise) affecting the Owned Real Property, other than any such violations which would not, individually or in the aggregate, be material to IASIS or any Seller. 

  
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 (c)    Except as set forth in the Due Diligence Documents, the IASIS Parties
have received no written notice from any Governmental Body or other Person with respect to pending or threatened boundary line disputes related to the Owned Land, other than any such disputes which would not, individually or in the aggregate, be
material to IASIS or any Seller. 
 (d)    To the Knowledge of the IASIS Parties, (i) the existing water, sewer,
gas and electricity lines, storm sewer and other utility systems are adequate to serve the utility needs of the Owned Real Property as currently used, (ii) all of said utilities are installed and operating, and (iii) all installation and
connection charges have been paid in full, except in the cases of (i)-(iii) above as would not, individually or in the aggregate, be material to IASIS or any Seller. 

(e)    Except as set forth in Schedule 2.11(e), none of the IASIS Parties has received any written
notice: (i) of any Public Taking with regard to the Owned Land which has not been formally withdrawn, (ii) of any threatened or contemplated Public Taking, (iii) from any public authority of any public improvements that are required
to be made and/or which have not heretofore been assessed and (iv) of any pending or threatened special, general or other assessments against or affecting any of the Owned Land, except in the cases of (i)-(iv) above as would not, individually
or in the aggregate, be material to IASIS or any Seller. As used herein, “Public Taking” shall mean any material portion of the Owned Land is subject to condemnation, requisition or other taking by any public authority. 

(f)    Except as set forth in Schedule 2.11(f) hereto or as set forth in the Due Diligence Documents,
there is no Litigation pending or, to the Knowledge of the IASIS Parties, threatened in writing, against or affecting all or any portion of the Owned Real Property that would reasonably be expected, individually or in the aggregate, to be material
to IASIS or any Seller. 
 (g)    Except as set forth in the Due Diligence Documents, the IASIS Parties have received no
written notice from any Governmental Body or other Person asserting any facts or conditions which would result in the termination of the current access from the Owned Land to any presently existing public highways and/or roads adjoining or situated
on the Owned Land or to sewer or other utility services to serve the Owned Land, except in each case as would not, individually or in the aggregate, be material to IASIS or any Seller. 

(h)    Schedule 2.11(h) sets forth an accurate and complete list of all written leases, subleases,
licenses and other rental agreements that grant or will grant a possessory interest in and to any space in the Owned Real Property or that otherwise assign or convey rights with regard to the Owned Real Property or the Improvements and, in each
case, for which IASIS Parties receive annual rental payments for such lease in excess of One Million and No/100 Dollars ($1,000,000), if any, (collectively referred to as the “Tenant Leases”). To the Knowledge of the IASIS Parties,
as applicable, Schedule 2.11(h): (i) designates which of the Tenant Leases described therein are with the referral sources (as determined by any of the Healthcare Laws) for the Improvements and (ii) specifies the annual
rent and security deposit, if any, for each Tenant Lease. Sellers have delivered or otherwise made available to the Buyers complete, correct and current copies, in all material respects, of all written Tenant Leases. Except as set forth in
Schedule 2.11(h), to the Knowledge of the IASIS Parties, there are no purchase contracts, options, rights of first refusal or other written agreements of any kind whereby any Person will have acquired or will have any right to
acquire any right, title or interest in any material portion of the Owned Real Property or the Improvements. 

  
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 (i)    Except as set forth in Schedule 2.11(i), no
Seller has accepted the payment of rent or other sums due under any of the Tenant Leases for more than one (1) month in advance. Immediately following the Closing and effective upon the repayment and discharge of the Indebtedness and security
instruments evidenced and secured by the Credit Facilities in accordance with this Agreement and the Merger Agreement, none of the Tenant Leases and none of the rents or other charges payable thereunder, if any, will have been assigned, pledged or
encumbered by Sellers (except to Buyers) as security for any obligation. 
 (j)    Except as set forth on
Schedule 2.11(j), the Tenant Leases (i) have not been modified, amended or assigned by the applicable Sellers, (ii) are, or will be at Closing, legally valid, binding and enforceable against the
applicable Sellers, and, to their Knowledge, the other parties thereto in accordance with their respective terms, except as such enforcement may be limited by applicable bankruptcy, insolvency, reorganization, moratorium or other Laws of general
application affecting enforcement of creditors’ rights or by principles of equity (regardless of whether enforcement is sought in a proceeding at law or in equity), and are in full force and effect, and (iii) there are no material monetary
or nonmonetary defaults by the applicable Sellers or, to their Knowledge, the other parties thereto under any of the Tenant Leases, and except, in each case, as would not individually or in the aggregate be material to IASIS or any Seller. 

(k)    Schedule 2.11(k) sets forth a list of material ground leases on which material Improvements
are located, parking leases of real property, and other leases where the annual rent payable by the IASIS Parties exceeds $200,000, in each case, where any of the Sellers is the tenant and such lease is used in connection with the operation of the
Facilities as currently conducted, and in each case except for any medical office building, physician offices or other office leases (collectively, the “Collateral Leases”). Sellers have delivered or otherwise made available to the
Buyers complete, correct and current copies, in all material respects, of all Collateral Leases. Except as set forth on Schedule 2.11(k), (i) the Collateral Leases have not been modified, amended or assigned by any of the
Sellers and are, or will be at the Closing, legally valid, binding and enforceable against the applicable Sellers and, to their Knowledge, all other parties thereto, in accordance with their respective terms, except as such enforcement may be
limited by applicable bankruptcy, insolvency, reorganization, moratorium or other Laws of general application affecting enforcement of creditors’ rights or by principles of equity (regardless of whether enforcement is sought in a proceeding at
law or in equity), and are in full force and effect, and (ii) there are no monetary defaults and no material non-monetary defaults by the applicable Sellers or, to their Knowledge, any other party under
any of the Collateral Leases and except, in each case, as would not individually or in the aggregate be material to IASIS or any Seller. 

(l)    Except as set forth on Schedule 2.11(l), no Seller is a party to any material Tax
abatement agreement relating to the Owned Real Property. Except as disclosed on Schedule 2.11(l), there are no outstanding waivers or agreements extending the statute of limitations for any period with respect to any Tax
to which the Owned Real Property may be subject following the Closing. 

  
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 2.12.    Compliance with Environmental Laws. 

(a)    Except as set forth on Schedule 2.12(a), IASIS and each of the Sellers are and for the prior
five (5) years have been in compliance in all material respects with all applicable Environmental Laws (which compliance includes, but is not limited to, the possession by IASIS and each of the Sellers of all material Permits and other
governmental authorizations required under applicable Environmental Laws, and material compliance with the terms and conditions thereof) and there is no action or proceeding pending or, to the Knowledge of the IASIS Parties, threatened to revoke,
terminate, cancel or materially modify such Permits. 
 (b)    Except as set forth on Schedule
2.12(b), (i) there is no Litigation pursuant to any Environmental Law pending or, to the Knowledge of the IASIS Parties, threatened against IASIS or any Seller or affecting any of the Owned Real Property, and (ii) neither IASIS nor
any Seller is a party to or subject to, or in default under, any Order issued pursuant to Environmental Law that has not been fully and completely resolved or that would reasonably be expected to result in any material future Liability to IASIS or
any Seller. 
 (c)    Neither IASIS nor any Seller has received any written or, to the Knowledge of IASIS, any other
notice, complaint, Order, citation, complaint, demand, claim, suit, potentially responsible party letter or CERCLA information request, in each case, that is outstanding or unresolved, regarding any actual or alleged violation of Environmental Law
or any Liabilities or potential Liabilities, including any investigatory, remedial or corrective obligations, relating to the Owned Real Property arising under any Environmental Law. 

(d)    Except as set forth on Schedule 2.12(d), there are no Hazardous Materials present in, on or
under the Owned Real Property in quantities or concentrations that require investigatory or remedial action by IASIS or any Sellers pursuant to applicable Environmental Law or that would reasonably be expected to result in a material Liability to
IASIS or any Sellers under any applicable Environmental Law. 
 (e)    Neither IASIS nor any Seller has used, treated,
stored, manufactured, disposed of, arranged for or permitted the disposal of, transported, handled, or Released any Hazardous Material, or owned or operated the Owned Real Property (and none of the Owned Real Property is contaminated by any such
substance) in a manner that would reasonably be expected to give rise to any material claims or material Liabilities, including any material claim or Liability for investigation costs, response costs, remedial costs, corrective action costs,
personal injury, property damage, natural resources damages or attorney and consultant fees and costs, pursuant to CERCLA or any other Environmental Law. 

(f)    Except as set forth on Schedule 2.12(f), the Owned Real Property does not contain:
(i) any underground storage tanks currently, nor, to the Knowledge of the IASIS Parties, has contained any former underground storage tanks that have not been properly removed or closed in accordance with Environmental Laws, or (ii) to the
Knowledge of IASIS, material quantities of asbestos containing materials, lead-based paint or polychlorinated biphenyls that must be removed or abated pursuant to any Environmental Law. 

  
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 2.13.    Disclaimer of Other Representations and
Warranties. The MPT Parties acknowledge and agree that the MPT Parties have completed their due diligence of the Owned Real Property and the Acquired Assets as of the Effective Date. None of IASIS, any of the Sellers or any of their
respective Representatives or any other Person has made any representations or warranties, express or implied, of any nature whatsoever relating to IASIS or any of the Sellers, the Owned Real Property or the Acquired Assets, or the business, assets,
properties or operations of IASIS or any of the Sellers or otherwise in connection with this Agreement or the transactions contemplated hereby other than those representations and warranties expressly set forth in this ARTICLE II. Without
limiting the generality of the foregoing, neither IASIS nor any of the Sellers nor any of their respective Representatives or any other Person, has made, and shall not be deemed to have made, any representations or warranties in the materials
relating to the Owned Real Property or the Acquired Assets, the business, assets, properties or operations of IASIS or any of the Sellers, including in the Due Diligence Documents or other due diligence materials, or in any presentation of the Owned
Real Property or Acquired Assets or the business, assets, properties or operations of IASIS or any of the Sellers by management of IASIS or others in connection with this Agreement and the transactions contemplated hereby, and no statement contained
in any of such materials or made in any such presentation shall be deemed a representation or warranty (hereunder or otherwise) and deemed to be relied upon by the MPT Parties in executing, delivering and performing this Agreement and the
transactions contemplated hereby. It is understood that any cost estimates, projections or other predictions, any data, any financial information or any memoranda or offering materials or presentations, including but not limited to, the Due
Diligence Documents, any offering memorandum or similar materials made available or delivered by the IASIS Parties and their Representatives, are not and shall not be deemed to be or to include representations or warranties of any of the IASIS
Parties, and are not and shall not be deemed to be relied upon by the MPT Parties in executing, delivering and performing this Agreement and the transactions contemplated hereby. 

3.    REPRESENTATIONS AND WARRANTIES OF THE MPT PARTIES. The MPT Parties hereby jointly and severally make to the
IASIS Parties the representations and warranties contained in this Section 3 as of the date of this Agreement and as of the Closing Date. 

3.1.    Organization. Each of the MPT Parties is a limited liability company duly organized, validly
existing and in good standing under the laws of the State of Delaware, and each has all requisite limited liability company power and authority to own, operate and lease its properties and to carry on its respective business as currently conducted.
Each of the MPT Parties is duly licensed or qualified to do business as a foreign limited liability company under the laws of each jurisdiction in which the character of its properties or in which the transaction of its business makes such
qualification necessary, except where the failure to be so licensed or qualified would not reasonably be expected to have a material adverse effect on the ability of the MPT Parties to consummate the Transactions (collectively, an “MPT
Material Adverse Effect”). None of the MPT Parties is classified to be taxed as a corporation for U.S. federal, state or local income tax purposes. 

3.2.    Authority. Each of the MPT Parties has all requisite limited liability company power and
authority to execute and deliver this Agreement and each other Transaction Document to which it is a party, and to perform their respective obligations hereunder and thereunder. The 

  
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execution and delivery of this Agreement and each other Transaction Document to which any of the MPT Parties is a party, the performance by each of the MPT Parties of their respective obligations
hereunder and thereunder and the consummation of the transactions contemplated hereby and thereby have been duly authorized by all necessary action by the manager and member, as applicable, of each of the MPT Parties and no other action on the part
of any of the MPT Parties is necessary to authorize the execution and delivery by the MPT Parties of this Agreement and the consummation of the transactions contemplated hereby. This Agreement has been duly executed and delivered by the MPT Parties,
and, assuming due and valid authorization, execution and delivery hereof by the IASIS Parties, is a valid and binding obligation of each of the MPT Parties, as the case may be, enforceable against each of them in accordance with its terms, except as
such enforceability may be limited by bankruptcy, insolvency, reorganization, moratorium or similar laws affecting creditors’ rights generally and by general equitable principles (regardless of whether enforcement is sought in a proceeding at
law or in equity). 
 3.3.    Consents and Approvals; No Violation. 

(a)    Assuming the truth and accuracy of the representations and warranties set forth in Sections 2.3 and 2.5, the
execution and delivery of this Agreement by each of the MPT Parties does not, and the performance by each of the MPT Parties of this Agreement and the consummation of the Transactions will not, require the MPT Parties to obtain any Consent from any
Governmental Body, except (i) for Consents that may be required solely by reason of the IASIS Parties’ (as opposed to any third party’s) participation in the Transactions and (ii) as set forth in Schedule
3.3(a). 
 (b)    Assuming receipt of all approvals, authorizations, consents or waiting period expirations
or terminations related to the required Consents described in Section 3.3(a), the execution and delivery of this Agreement by each of the MPT Parties does not, and the performance of this Agreement by each of the MPT Parties and the
consummation of the Transactions will not, (i) conflict with or violate, in any material respect, the limited liability company agreement, certificate of incorporation or by-laws or other comparable
organizational documents, in each case as currently in effect, of each of the MPT Parties, (ii) conflict with, violate or result in a loss of rights or trigger new obligations under any Orders applicable to the MPT Parties or by or to which any
of their respective properties or assets is bound or subject, or (iii) result in any breach of, or constitute a default (or an event that with notice or lapse of time or both would constitute a default) under, or give to others any right of
termination, amendment, acceleration or cancellation of, any material contract or permit to which any MPT Party is a party or by or to which the MPT Parties or any of their respective properties or assets is bound or subject, except in the case of
clauses (ii) and (iii) above, for such conflicts, violations, breaches, defaults or rights that would not reasonably be expected to have an MPT Material Adverse Effect. 

3.4.    Litigation. There is no Litigation, action, suit, proceeding, claim, arbitration or
investigation pending or, to the actual knowledge of the MPT Parties, threatened in writing against any of the MPT Parties, nor are any of the MPT Parties subject to any outstanding order, writ, judgment, injunction or decree, in either case, which
would (a) prevent, hinder or materially delay the consummation of the Transactions or (b) otherwise prevent, hinder or materially delay performance by any of the MPT Parties of any of their material obligations under this Agreement. 

  
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 3.5.    No Brokers. No Person is or will become
entitled, by reason of any agreement or arrangement entered into or made by or on behalf of the MPT Parties or their Affiliates, to receive any commission, brokerage, finder’s fee or other similar compensation from the the MPT Parties or their
Affiliates in connection with the consummation of the Transactions. 
 3.6.    Absence of Conduct;
Undisclosed Liabilities. The MPT Parties have not (a) engaged in any business activities or conducted any operations other than in connection with the Transactions or (b) incurred any liabilities other than in connection with its
formation and the Transactions. 
 3.7.    Financing. 

(a)    Each of the MPT Parties affirms that it is not a condition to the Closing or to any of its other obligations under
this Agreement or its obligations under the Master Agreement that the MPT Parties or their Affiliates obtain financing for or related to any of the Transactions or the transactions contemplated under the Master Agreement. The MPT Parties have
delivered (or caused to be delivered) to the Sellers true, correct and complete copies of an executed debt commitment letter, dated as of the date hereof, among MPT and the Financing Sources and all contracts, fee letters, engagement letters and
other arrangements associated therewith (provided, that provisions in the fee or engagement letter relating solely to fees and economic terms (other than covenants) agreed to by the parties thereto may be redacted (none of which redacted provisions
could adversely affect the availability, conditionality, enforceability, termination or aggregate principal amount of the Debt Financing (as defined below) at the Closing or the closing of the transactions contemplated under the Master Agreement);
provided, further, that prior to execution of this Agreement, the MPT Parties shall have advised the Sellers in writing of the maximum amount of fees and expenses (including original issue discount) payable by MPT, the MPT Parties or their
respective Affiliates under such commitment letter(s), fee letter(s) and engagement letter(s)) (such commitment letter(s) and related term sheets, including all exhibits, schedules and annexes, and each such fee letter and engagement letter,
collectively, the “Debt Commitment Letter”) to provide, subject to the terms and conditions therein, debt financing in the aggregate amount set forth therein for the purpose of funding the Transactions and the transactions
contemplated under the Master Agreement (the “Debt Financing”). Prior to the date of this Agreement, the Debt Commitment Letter has not been amended, supplemented or modified, and as of the date hereof, no provision thereof has been
waived, and no such amendment, restatement, supplement, modification or waiver is contemplated or pending, and the obligations and commitments contained in such Debt Commitment Letter have not been withdrawn, terminated or rescinded in any respect,
and no such withdrawal, termination or rescission is contemplated. The MPT Parties have fully paid (or caused to be paid) any and all commitment fees or other fees in connection with the Debt Commitment Letter that are payable on or prior to the
date of this Agreement. Assuming the conditions set forth in Sections 6.1 and 6.2 are satisfied at Closing, the net proceeds contemplated to be provided on the Closing Date under the Debt Commitment Letter will, together with
immediately available funds of MPT and the MPT Parties at the Closing, credit facility borrowings, and debt and equity security issuance proceeds, in the aggregate be sufficient 

  
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for the MPT Parties and their Affiliates to pay all amounts required to be paid in connection with the consummation of the Transactions and the transactions contemplated under the Master
Agreement, and to pay all related fees and expenses. The Debt Commitment Letter is in full force and effect as of the date of this Agreement. The Debt Commitment Letter constitutes the legal, valid and binding obligation of the parties thereto
(other than the Financing Sources) and, to the knowledge of the MPT Parties, the Financing Sources. As of the date hereof, no event has occurred which, with or without notice, lapse of time or both, would or would reasonably be expected to
constitute a default, violation or breach under the Debt Commitment Letter on the part of MPT or the MPT Parties or, to the knowledge of the MPT Parties, any other parties thereto. The Debt Commitment Letter delivered to the Sellers contains all of
the conditions precedent (none of which have been redacted) to the obligations of the parties thereunder to fund the Debt Financing contemplated by the Debt Commitment Letter to be funded on the Closing Date. There are no side letters or other
agreements, contracts or arrangements to which MPT or the MPT Parties or any of their respective Affiliates is a party related to the funding or investing, as applicable, of the Debt Financing other than as expressly set forth in the Debt Commitment
Letter furnished to the Sellers pursuant to this Section 3.7(a). As of the date hereof, the MPT Parties do not have any reason to believe that (i) any party thereto will be unable to satisfy on a timely basis any term
of the Debt Commitment Letter, (ii) any of the conditions to the Debt Financing will not be satisfied or (iii) the full amount of the Debt Financing will not be available to MPT or the MPT Parties and their Affiliates on the Closing Date,
and the MPT Parties are not aware of the existence of any fact or event as of the date hereof that would be expected to cause such conditions to the Debt Financing not to be satisfied or the full amount of the Debt Financing not be available and
either the Closing or the closing of the transactions contemplated under the Master Agreement not to occur. 

(b)    The MPT Parties have delivered to the IASIS Parties a true, correct and complete copy of the executed the Master
Agreement. There are no commitment fees or other fees payable under the Master Agreement on or prior to the Effective Date. The Master Agreement is in full force and effect as of the date of this Agreement. 

4.    PRE-CLOSING COVENANTS. 

4.1.    Conduct of Business Prior to Closing. Except as expressly provided, permitted, required or
contemplated herein or in the Merger Agreement, as required in order for the IASIS Parties to comply with their obligations under the Merger Agreement, as set forth on Schedule 4.1, or as required by contract in effect on the
date hereof or by Law, or as consented to in writing by the MPT Parties, during the period commencing on the date of this Agreement and ending at the Closing Date or the earlier termination of this Agreement, each Seller shall use commercially
reasonable efforts to act and carry on its business in all material respects in the Ordinary Course of Business and none of the Sellers shall, directly or indirectly, do any of the following without the prior written consent of the MPT Parties
(which consent shall not be unreasonably withheld, conditioned or delayed): 
 (a)    sell, transfer, convey, or assign
any of the Owned Real Property or the Acquired Assets to any Person other than the MPT Parties or their Affiliates; 

  
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 (b)    make or revoke any Tax election related to or affecting the Owned Real
Property or the Acquired Assets other than in the Ordinary Course of Business; 
 (c)    intentionally create or consent
to any Encumbrance, other than Permitted Encumbrances and those presently in existence, upon any of the Owned Real Property or the Acquired Assets; 

(d)    except as otherwise expressly permitted herein, enter into, agree to enter into, terminate or materially modify any
Tenant Lease or Collateral Lease, other than new Tenant Leases or Collateral Leases for annual payments of less than $150,000 and renewals of existing leases (including renewals of existing Tenant Leases and Collateral Leases); or 

(e)    enter into any executory agreement, commitment or undertaking, whether in writing or otherwise, to do any of the
activities prohibited by the foregoing provision, or permit any of its directors, officers, partners, or Person or group of Persons possessing and/or exercising similar authority to authorize the taking of, any action prohibited by the foregoing
provisions. 
 4.2.    Repayment of Indebtedness and Release of Encumbrances. Immediately after the
closing under the Merger Agreement, which shall occur immediately following (and on the same Business Day as) the Closing under this Agreement, the IASIS Parties shall cause the repayment or release of all mortgage loans or other borrowings secured
by any of the Owned Real Property or Acquired Assets, or interests therein, including any defeasance or penalty payments thereon, if applicable. 

4.3.    Insurance. The IASIS Parties will keep in full force and effect in all material respects all
existing Insurance Policies relating to the Owned Real Property and Acquired Assets, which are presently in effect, subject to the continuing availability of such insurance coverages on reasonable terms and conditions. 

4.4.    Damage or Destruction or Condemnation of Acquired Assets. 

(a)    If, prior to the Closing Date, any Owned Real Property is damaged or destroyed by a fire or other casualty event,
then the parties hereto shall still be obligated to close the purchase of the applicable Owned Real Property in accordance with this Agreement; provided, that any insurance proceeds received by the applicable Seller prior to the Closing be held and
utilized for the restoration of such Owned Real Property in the Ordinary Course of Business and subject to the terms, conditions and restrictions under the Credit Facilities (solely with respect to any disbursement or similar funding mechanics
required by the lenders under the Credit Facilities), the Merger Agreement and subject to the requirements and restrictions of applicable Laws and, following the receipt of such proceeds, such Seller shall commence the restoration of such Owned Real
Property in the Ordinary Course of Business and subject to the terms, conditions and restrictions under the Credit Facilities (solely with respect to any disbursement or similar funding mechanics required by the lenders under the Credit Facilities)
and the Merger Agreement and subject to the requirements and restrictions of applicable Laws. 
 (b)    If, prior to the
Closing Date, all or any portion of a particular Owned Real Property is taken by, or made subject to, condemnation, eminent domain or other governmental 

  
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acquisition proceedings, then the parties hereto shall still be obligated to close the purchase of the applicable Owned Real Property in accordance with this Agreement; provided, that, any award
or portion thereof which is received by the applicable Seller prior to the Closing shall be held and utilized for the restoration of such Owned Real Property, to the extent such restoration is commercially practicable given the nature of such
condemnation, eminent domain or similar proceeding, in the Ordinary Course of Business and subject to the terms, conditions and restrictions under the Credit Facilities (solely with respect to any disbursement or similar funding mechanics required
by the lenders under the Credit Facilities), the Merger Agreement and subject to the requirements and restrictions of applicable Laws and, following the receipt of such award or portion thereof, such Seller shall, to the extent such restoration is
commercially practicable given the nature of such condemnation, eminent domain or similar proceeding, commence the restoration of such Owned Real Property in the Ordinary Course of Business and subject to the terms, conditions and restrictions under
the Credit Facilities (solely with respect to any disbursement or similar funding mechanics required by the lenders under the Credit Facilities) and the Merger Agreement and subject to the requirements and restrictions of applicable Laws. 

5.    ADDITIONAL AGREEMENTS. 

5.1.    Access to Information. 

(a)    Subject to the terms of the Confidentiality Agreement, this Agreement and applicable Laws, during the period from
the date of this Agreement through the earlier of the Closing Date and the date on which this Agreement is terminated in accordance with Article VII, the IASIS Parties shall permit the MPT Parties and their advisors, lenders, accountants,
attorneys and authorized representatives to have reasonable access, during regular business hours and upon reasonable notice, to the offices, facilities, assets, properties, certain management-level employees, books and records of the IASIS Parties,
and shall furnish, or cause to be furnished, to the MPT Parties, such financial, tax and operating data and other information with respect to such entities and their respective offices, facilities, assets, properties, employees, businesses and
operations as the MPT Parties shall from time to time reasonably request. All access and investigation pursuant to this Section 5.1 shall be coordinated through IASIS’s Chief Financial Officer and shall be conducted at
the MPT Parties’ expense and in such a manner as not to interfere with the normal operations of the businesses of IASIS and the Sellers. Notwithstanding anything to the contrary contained herein or otherwise, neither IASIS nor any of the
Sellers shall be required to provide access to or to disclose information where such access or disclosure would violate or prejudice the rights of its customers, jeopardize the attorney-client privilege or other immunity or contravene any Law or any
binding agreement entered into prior to the date of this Agreement; provided, however, that the IASIS Parties will notify the MPT Parties in reasonable detail of the circumstances giving rise to any non-access
or non-disclosure pursuant to the foregoing and to permit access or disclosure, to the extent possible, in a manner consistent with privilege or other immunity or applicable Law or Contract. Notwithstanding
anything to the contrary contained herein or otherwise, prior to the Closing, without the prior written consent of the IASIS Parties, the MPT Parties shall not contact any vendor, customer, physician or other healthcare provider of the IASIS Parties
without the written consent of the IASIS Parties, other than any such contact not involving the transactions contemplated by this Agreement and the other Transaction Documents, and provided that IASIS shall have the right to have a representative
present during any such contact in the event that its consent is required and it consents to such contact. 

  
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 (b)    The MPT Parties and their Representatives (including their designated
engineer, architects, surveyors and/or consultants) may, upon reasonable notice and during times mutually convenient to the MPT Parties and senior management of the IASIS Parties enter into and upon all or any portion of the Owned Real Property in
order to investigate and assess, as reasonably necessary or appropriate, any change to the condition (including the structural and environmental condition) of the Owned Real Property occurring after the date hereof; provided, however, that the MPT
Parties shall indemnify, defend and hold harmless the IASIS Parties from and against any and all loss, cost, expense and/or liability of any kind or nature incurred by the IASIS Parties as the result of any such investigation and/or assessment and
provided further that, in no event shall the MPT Parties and/or their Representatives undertake any intrusive testing of any kind without the prior written consent of the IASIS Parties and the MPT Parties and their Representatives shall comply with
all applicable IASIS policies and procedures regarding compliance with HIPAA, patient safety, and Facility access, and further provided, that the IASIS Parties shall have the right to accompany the MPT Parties during any such access. Each of the
IASIS Parties shall cooperate with the MPT Parties and their Representatives in conducting such investigation, and shall allow the MPT Parties and their Representatives reasonable access to the Owned Real Property, the Facilities and the other
assets and properties of the Sellers. 
 (c)    The parties shall hold, and shall cause their respective Affiliates,
advisors, accountants, attorneys and representatives to hold, any non-public information so provided to one another in connection with the transactions contemplated by this Agreement in confidence in
accordance with the provisions of this Agreement and the Confidentiality Agreement. 
 5.2.    Third Party
Consents; Regulatory Approvals; Solvency Opinion. 
 (a)    Subject to the terms and conditions of
this Agreement, including Section 5.2(b) below, each of the Parties hereto will use reasonable best efforts to take, or cause to be taken, all actions and to do, or cause to be done, all things reasonably necessary, proper
or advisable under this Agreement and applicable laws and regulations to consummate the Transactions as soon as practicable after the date hereof, including (i) preparing and filing, in consultation with the other party and as promptly as
practicable and advisable after the date hereof, all documentation to effect all material applications, notices, petitions and filings and to obtain as promptly as reasonably practicable all material Consents necessary to be obtained from any third
party and/or any Governmental Body in order to consummate the Transactions and (ii) taking all reasonable steps as may be necessary, proper or advisable to obtain all such material Consents. 

(b)    Subject to the terms and conditions of this Agreement, the IASIS Parties shall use reasonable best efforts to
obtain and deliver to the MPT Parties consents of the applicable landlord counterparties to the collateral assignments to MPT or its Affiliates of the Collateral Leases set forth on Schedule 5.2(b), in a commercially customary
form (the “Collateral Assignments”). Notwithstanding anything in the foregoing or anything in this Agreement to the contrary, reasonable best efforts shall not include or be deemed to include, and the IASIS Parties shall not be
obligated (i) to pay any fees or payments to third parties in 

  
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connection with pursuing or obtaining any Collateral Assignment or any other Consent, (ii) to pay any costs or expenses of any third party resulting from the process of obtaining any
Collateral Assignment or any other Consent, or (iii) to make or agree to any waiver, amendment, modification or other changes to any Collateral Leases or any other Contracts in order to obtain any Collateral Assignment or other Consent. Without
limiting anything in the foregoing, the MPT Parties acknowledge that the Collateral Assignments may not be obtained by Closing and the IASIS Parties shall not have any liability to the MPT Parties arising out of or relating to the failure to obtain
any such Collateral Assignments provided the IASIS Parties have complied with their obligations under this Section 5.2(b). 

(c)    The IASIS Parties shall use commercially reasonable efforts to obtain at or prior to the Closing the Updated
Solvency Opinion. The Updated Solvency Opinion, if obtained, will be obtained at the sole cost and expense of the IASIS Parties; it being acknowledged that the cost and expense of the Updated Solvency Opinion may be subject to a separate agreement
between IASIS and Steward under the Merger Agreement. The IASIS Parties shall use commercially reasonable efforts to cause the issuer of the Updated Solvency Opinion to provide a reliance letter to the MPT Parties allowing the MPT Parties to rely on
such Updated Solvency Opinion and, subject to obtaining such reliance letter from the issuer of the Updated Solvency Opinion, the IASIS Parties shall deliver (or cause to be delivered) to the MPT Parties a copy of the Updated Solvency Opinion. 

5.3.    Confidentiality. The IASIS Parties and the MPT Parties shall adhere to the terms and
conditions of the Confidentiality Agreement; provided, however, that notwithstanding anything in the Confidentiality Agreement to the contrary, the terms of the Confidentiality Agreement shall not prohibit MPT or any MPT Party from
(i) disclosing any Evaluation Material (as defined in the Confidentiality Agreement) or the fact that discussions or negotiations are taking (or have taken place) concerning the Transactions to (A) prospective investors in connection with
a private or public placement of securities being placed in connection with the Transaction or (B) any person to which disclosure is required by state or federal securities laws, or (ii) issuing a press release in accordance with the terms
of Section 5.7 below, provided, that, in the case of clause (i)(A) above, prior to such disclosure the MPT Parties receive written assurances or written confirmation that any such parties to whom such information is
delivered agree to keep such information confidential. 
 5.4.    Exclusivity. 

(a)    From the date of this Agreement until the Closing or, if earlier, the termination of this Agreement pursuant to
Article VII, the IASIS Parties will not, and will direct each of their Company Representatives not to, directly or indirectly, (i) solicit, initiate, knowingly encourage or knowingly facilitate any inquiries or the making of any
proposals or offers from any Person (other than the MPT Parties and their Representatives) concerning an Acquisition Proposal relating to the Owned Real Property, (ii) participate in any way in any discussion (other than to provide notice as to
the existence of these provisions) or negotiation with, or provide any confidential or non-public information to, or otherwise assist or facilitate, any Person in connection with or relating to any Acquisition
Proposal relating to the Owned Real Property, (iii) approve or recommend, or propose to approve or recommend, whether publicly or to any director or equityholder, any Acquisition Proposal relating to the Owned Real Property, or

  
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(iv) approve or recommend, or propose to approve or recommend, or execute or enter into, any letter of intent, agreement in principal, merger agreement (other than the Merger Agreement),
acquisition agreement, option agreement or other similar Contract related to any Acquisition Proposal relating to the Owned Real Property, or propose, whether publicly or to any director or equityholder, or agree to do any of the foregoing related
to any such Acquisition Proposal. 
 (b)    From the date of this Agreement until the Closing or, if earlier, the
termination of this Agreement pursuant to Article VII, the IASIS Parties will, and will direct each Company Representative to, immediately cease and terminate any existing agreements, discussions, negotiations or other communications
with any third party with respect to any Acquisition Proposal relating to the Owned Real Property, including terminating any such Person’s access to any data room. 

(c)    The IASIS Parties represent, warrant and covenant that each has the legal right to terminate or suspend any
agreements, discussions, negotiations or other communications regarding an Acquisition Proposal relating to the Owned Real Property pending as of the date hereof. 

5.5.    Further Assurances. Subject to the terms and conditions of this Agreement, from time to time,
at the request of any party hereto and at the expense of the party so requesting, each other party shall execute and deliver to such requesting party such documents and take such other action as such requesting party may reasonably request in order
to consummate the Transactions. 
 5.6.    Reasonable Best Efforts/Cooperation. 

(a)    Subject to and without limitation of Section 5.2, from and after the date of this
Agreement, and through the earlier of the Closing Date and the date on which this Agreement is terminated in accordance with Article VII, each of the parties hereto shall use its respective reasonable best efforts to take, or cause to be
taken, all actions, and to do, or cause to be done, all things necessary, proper or advisable under applicable Laws to consummate and make effective the Transactions as promptly as practicable, including satisfaction, but not waiver, of the
conditions to Closing set forth in Article VI. The parties hereto shall not willfully take any action that would reasonably be expected to have the effect of delaying, impairing or impeding the consummation of the Transactions. 

(b)    Without limiting the generality of the foregoing, the IASIS Parties, on the one hand, and the MPT Parties, on the
other hand, shall each use reasonable best efforts to (i) furnish to the other such necessary information and reasonable assistance as the other party may reasonably request in connection with the foregoing, (ii) cooperate with each other
in connection with any filing or submission or obtaining any Consent and in connection with any investigation or other inquiry, including any proceeding initiated by a Governmental Body or a private party, (iii) keep the other party reasonably
informed of any communication received or given in connection with any proceeding by a Governmental Body or a private party, in each case, regarding the Transactions and (iv) permit the other party to review any communication given by it, and
consult with each other in advance of any meeting, in connection with any proceeding by a Governmental Body or a private party, with any other Person and, to the extent permitted by such other Person, give the other party the opportunity to attend
and participate in such meetings and conferences. 

  
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 5.7.    Public Statements. Except as required by
applicable Law or the rules and regulations of any stock exchange upon which the IASIS Parties, the Buyers or any of their respective Affiliates’ securities are traded, in which event the Parties shall consult with each other in advance and
provide the non-disclosing party a reasonable opportunity to review and comment on any such disclosure, no press release or other public announcement, statement or comment in response to any inquiry relating
to the Transactions shall be issued, made or permitted to be issued or made by any party to this Agreement or any of its Affiliates or representatives without the prior written consent of the other parties hereto; provided, however, that any
Affiliate of an Eligible Holder may disclose the Transactions and any material term hereof to its investors and potential investors in the ordinary course of business. For the avoidance of doubt, nothing herein shall restrict the Buyers, the IASIS
Parties and the Financing Sources from making customary announcements and communications in connection with the arrangement and syndication of the Debt Financing. 

5.8.    Debt Financing Cooperation. 

(a)     

(i)    Each of the MPT Parties shall use its respective reasonable best efforts (and shall cause MPT and its Affiliates to
use its reasonable best efforts) to take, or cause to be taken, all actions and to do, or cause to be done, all things necessary, proper or advisable to arrange, obtain and consummate the Debt Financing on the terms and conditions (including the
flex provisions in any related fee letter) described in the Debt Commitment Letter or on other terms that are (1) acceptable to the Debt Financing Sources and (2) not materially less favorable, taken as a whole, to the MPT Parties or MPT,
no later than the Closing Date, and shall not permit any amendment, supplement or modification to be made to, or any waiver of any provision under, or any replacement of, the Debt Commitment Letter if such amendment, modification, supplement, waiver
or replacement would (A) reduce (or would reasonably be expected to have the effect of reducing) the aggregate amount of the Debt Financing (including by increasing the amount of fees to be paid or original issue discount), including pursuant
to the terms of any automatic reduction thereof, except to the extent that such reduction is in respect of alternative sources of funding secured by the MPT Parties in the form of credit facility borrowings, cash on the balance sheet (to the extent
not funded by revolver borrowings under MPT’s existing credit facility), proceeds of asset sales and/or debt or equity security issuance proceeds; provided, however, that (x) any such credit facility borrowings and
alternative sources shall not (I) reduce the aggregate amount of the Debt Financing such that the aggregate funds that would be available to MPT, the MPT Parties and their Affiliates on the Closing Date would not be sufficient to provide the
funds required to be funded on the Closing Date in connection with the consummation of the Transactions, the transactions contemplated under the Master Agreement, and to pay all related fees and expenses, (II) be subject to any conditions
precedent or contingencies to the funding on the Closing Date more onerous than the conditions precedent and contingencies to the Debt Financing as set forth in the Debt Commitment Letter on the date of this Agreement or (III) otherwise contain
provisions that would reasonably be expected to (a) delay or make less likely the funding of the amounts required to be paid in connection with 

  
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the consummation of the Transactions, the transactions contemplated under the Master Agreement, and to pay all related fees and expenses on the Closing Date or otherwise prevent, delay or impair
the Transactions contemplated by this Agreement or the transactions contemplated by the Master Agreement in any material respect or (b) adversely affect the ability of MPT, the MPT Parties and their Affiliates to timely consummate the
Transactions contemplated hereby or the transactions contemplated under the Master Agreement; and (y) the proceeds of any such credit facility borrowings or debt or alternative sources shall be held solely for application to the amounts
required to be paid in connection with the consummation of the Transactions and the transactions contemplated under the Master Agreement and the payment of all related fees and expenses (collectively, the “Bridge Reduction
Conditions”); (B) impose new or additional conditions or contingencies or otherwise expand, amend or modify any of the conditions to the Debt Financing if such conditions or contingencies would reasonably be expected to materially delay or
prevent the Closing or the closing of the transactions contemplated under the Master Agreement, to make either the Closing or the closing of the transactions contemplated under the Master Agreement materially less likely to occur or to adversely
affect MPT’s, the MPT Parties’ or their Affiliates’ ability to enforce their rights against another party to the Debt Commitment Letter; or (C) otherwise expand, amend or modify any other provision of the Debt Commitment Letter
in a manner that would reasonably be expected to materially delay or prevent either the Closing or the closing of the transactions contemplated under the Master Agreement, to make either the Closing or the closing of the transactions contemplated
under the Master Agreement materially less likely to occur or to adversely affect MPT’s or the MPT Parties’ ability to enforce their rights against another party to the Debt Commitment Letter (each of the foregoing, a “Prohibited
Amendment”); provided however, that, for the avoidance of doubt, MPT may amend or amend and restate the Debt Commitment Letter solely to add additional arrangers, bookrunners and agents and in any manner that would not constitute a
Prohibited Amendment. The MPT Parties shall promptly deliver to the IASIS Parties copies of any amendment, supplement, modification, waiver or replacement of the Debt Commitment Letter. For purposes of this Agreement, references to “Debt
Financing” shall include the financing contemplated by the Debt Commitment Letter as permitted or required, as the case may be, to be amended, supplemented, modified, waived or replaced by Section 5.8(a) and
references to “Debt Commitment Letter” shall include such documents as permitted, or required, as the case may be, to be amended, supplemented, modified, waived or replaced by this Section 5.8(a). 

(ii)    Each of the MPT Parties shall use its reasonable best efforts (and shall cause MPT to use its reasonable best
efforts) (A) to maintain in full force and effect the Debt Commitment Letter until consummation of the transactions contemplated by this Agreement or, subject to the Bridge Reduction Conditions, the securing of alternative sources of funding
including but not limited to cash on hand and available funds under any revolving credit facilities to consummate the Transactions and the transactions contemplated under the Master Agreement, (B) to negotiate and enter into definitive
agreements with respect to the Debt Commitment Letter on the terms and conditions (including the flex provisions applicable thereto) contained in the Debt Commitment Letter (or on terms that, taken as a whole, are not materially less favorable to
MPT or the MPT Parties than the terms and conditions (including the flex provisions) in the Debt Commitment Letter); provided that in no event may any such definitive agreement contain any term or condition that would not be permitted under
Section 5.8(a)(i) if it were an amendment, supplement, modification, waiver of any provision, or replacement of the 

  
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Debt Commitment Letter, (C) to satisfy on a timely basis (or obtain the waiver of) all of the conditions and covenants applicable to MPT or the MPT Parties in the Debt Commitment Letter and
such definitive agreements with respect thereto (other than any condition where the failure to be so satisfied is a direct result of the IASIS Parties’ failure to furnish information described in Section 5.8(b)) and,
if all of the conditions in Sections 6.1 and 6.2 have been or as of the Closing will be satisfied or waived, to consummate the Debt Financing at or prior to the Closing including, if all of the conditions to funding in the Debt
Commitment Letter have been satisfied, by enforcing its rights under the Debt Commitment Letter to cause the Financing Sources, lenders and other Persons committing to provide the Debt Financing to comply with their obligations under the Debt
Commitment Letter and definitive financing agreements for the Debt Financing and to fund such Debt Financing at Closing (for the purpose of funding the Transactions and the transactions contemplated by the Master Agreement); provided, however, that
notwithstanding anything to the contrary in this Section 5.8 or otherwise in this Agreement, the MPT Parties shall not have any obligation to undertake or threaten to undertake any enforcement action against the Financing
Sources, and (D) to comply with its obligations under the Debt Commitment Letter and the definitive financing agreements for the Debt Financing. The MPT Parties shall keep the IASIS Parties reasonably informed and in reasonable detail of any
material and adverse activity concerning the Debt Financing (including the status thereof). The MPT Parties shall provide (or cause to be provided) to the IASIS Parties information and documentation as shall be reasonably requested by the IASIS
Parties for purposes of monitoring the progress of the financing activities. Without limiting the generality of the foregoing, the MPT Parties shall give the IASIS Parties prompt written notice (and, in any event, within five (5) Business Days)
of (1) the termination or expiration of the Debt Commitment Letter or definitive agreements related to the Debt Financing, (2) the receipt of any written notice or other written communication, in each case from any Financing Source with
respect to any breach, default, termination or repudiation by any party to the Debt Commitment Letter or definitive agreements related to the Debt Financing or of any provisions of the Debt Commitment Letter or definitive agreements related to the
Debt Financing contemplated by the Debt Commitment Letter (3) the existence of any material dispute or other material disagreement between or among any parties to the Debt Commitment Letter or definitive agreements related to the Debt Financing
(excluding, in each case, negotiations in the ordinary course relating to the Debt Financing) with respect to the obligation to fund the Debt Financing or the amount of the Debt Financing to be funded at Closing, and (4) any good faith
determination by the MPT Parties that MPT likely will not be able to obtain the Debt Financing in all material respects on the terms and conditions or in the manner contemplated by any of the Debt Commitment Letter or definitive agreements related
to the Debt Financing. Without limiting the foregoing, as soon as reasonably practicable, but in any event within three (3) Business Days of the date the IASIS Parties deliver to the MPT Parties a written request therefor, the MPT Parties shall
provide (or cause to be provided) to the IASIS Parties and their representatives any and all information reasonably requested by the IASIS Parties relating to any circumstances referred to in clause (1), (2), (3) or (4) of the immediately
preceding sentence. 
 (iii)    If any portion of the Debt Financing becomes unavailable on the terms and conditions
(including any flex provisions applicable thereto) contemplated in the Debt Commitment Letter, each of the MPT Parties shall (and shall cause MPT and its Affiliates to) use their respective reasonable best efforts to take, or cause to be taken, all
actions and to do, or cause to be done, all things necessary, proper or advisable to arrange to obtain alternative 

  
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financing on terms, taken as a whole, no less favorable in any material respect to MPT or the MPT Parties than the Debt Financing from alternative sources in an amount sufficient, when added to
the portion of the Debt Financing that is available, to consummate the transactions contemplated by this Agreement and as contemplated under the Master Agreement and to pay all related fees and expenses (“Alternative Financing”) as
promptly as practicable following the occurrence of such event and to obtain and provide the IASIS Parties with a copy of, the new financing commitment that provides for such Alternative Financing (the “Alternative Financing Commitment
Letter”). As applicable, references in this Agreement (i) to Debt Financing shall include Alternative Financing and (ii) to any Debt Commitment Letter shall include the Alternative Financing Commitment Letter. 

(iv)    If the Debt Commitment Letter is replaced, amended, supplemented or modified, including as a result of obtaining
Alternative Financing, or if the MPT Parties (or MPT) substitute other debt financing for all or any portion of the Debt Financing in accordance with this Section 5.8(a), each of the MPT Parties shall comply with its
obligations under this Agreement, including this Section 5.8(a), with respect to the Debt Commitment Letter as so replaced, amended, supplemented or modified to the same extent that the MPT Parties were obligated to comply
prior to the date the Debt Commitment Letter was so replaced, amended, supplemented or modified. 
 (v)    The MPT
Parties acknowledge and agree that the obtaining of the Debt Financing, or any Alternative Financing, is not a condition to Closing or to any of its other obligations under this Agreement (or to the closing and funding of the transactions
contemplated under the Master Agreement). 
 (b)    Prior to the Closing Date, the IASIS Parties shall use their
reasonable best efforts to provide to the MPT Parties, and shall use its reasonable best efforts to cause its representatives, including legal and accounting representatives, to provide, in each case at the MPT Parties’ sole expense, such
cooperation as may be reasonably requested by the MPT Parties, including using reasonable best efforts (in each case, to the extent customary in connection with the arrangement of the Debt Financing on terms contemplated by the Debt Commitment
Letter delivered on or prior to the date hereof (or any replacement thereof for a financing of the type contemplated to be incurred under the Debt Commitment Letter delivered on or prior to the date hereof)) to (i) furnish to the MPT Parties
such financial and other pertinent information regarding the IASIS Parties as may be reasonably requested by the MPT Parties (provided, that in connection with the foregoing clause, the IASIS Parties (x) shall only be obligated to deliver such
financial statements and information to the extent they may be reasonably obtained from the books and records of IASIS and its Subsidiaries without undue effort or expense and (y) shall not be obligated to deliver any pro forma financial
information), (ii) prior to the end of the Marketing Period, participate in a reasonable number of meetings and presentations with prospective lenders and investors, and sessions with the ratings agencies contemplated by the Debt Commitment Letter
delivered on or prior to the date hereof (or any replacement thereof for a financing of the type contemplated to be incurred under the Debt Commitment Letter delivered on or prior to the date hereof), in each case upon reasonable notice and at
mutually agreeable dates and times in connection with the Debt Financing; (iii) prior to the end of the Marketing Period, reasonably assist the MPT Parties, MPT and the Financing Sources in their preparation of (A) any bank information
memoranda (including the delivery of 

  
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customary authorization and representation letters to the extent contemplated by the Debt Commitment Letter delivered on or prior to the date hereof (or any replacement thereof for a financing of
the type contemplated to be incurred under the Debt Commitment Letter delivered on or prior to the date hereof); provided that such authorization and representation letters shall relate solely to information with respect to the IASIS Parties
included in the related marketing materials) and related lender presentations and (B) materials for rating agency presentations; and (iv) prior to the end of the Marketing Period, reasonably cooperate with the marketing efforts of the MPT
Parties, MPT and their Financing Sources with respect to the Debt Financing, in each case, to the extent customarily requested in connection with financings of the type contemplated to be incurred under the Debt Commitment Letter delivered on or
prior to the date hereof (or any replacement thereof for a financing of the type contemplated to be incurred under the Debt Commitment Letter delivered on or prior to the date hereof). Notwithstanding the foregoing, (A) such requested
cooperation shall not (i) unreasonably interfere with the business or operations of IASIS or its Subsidiaries, (ii) cause significant competitive harm to IASIS or its Subsidiaries if the transactions contemplated by this Agreement are not
consummated or (iii) result in the material contravention of, or that could reasonably be expected to result in a material violation or breach of, or a default under, any Laws or under any Material Contract to which IASIS or any Subsidiary is a
party in effect, (B) nothing in this Section 5.8(b) shall require cooperation to the extent that it would (y) cause any condition to the Closing set forth in Article 6 to not be satisfied or (z) cause
any breach of this Agreement or the Merger Agreement, (C) neither IASIS nor any of its Subsidiaries shall be required to (1) pay any commitment or other similar fee prior to the Effective Time, (2) incur or assume any liability in
connection with the financings contemplated by the Debt Commitment Letter delivered on or prior to the date hereof (or any replacement thereof for a financing of the type contemplated to be incurred under the Debt Commitment Letter delivered on or
prior to the date hereof) or the Debt Financing prior to the Effective Time, (3) deliver or obtain auditor comfort letters or opinions of internal or external counsel, (4) provide access to or disclose information where the IASIS Parties
determine that such access or disclosure could jeopardize the attorney-client privilege or contravene any Law or Contract, (5) deliver any audited financial statements to the extent not already available to the IASIS Parties, (6) require
the IASIS Parties to prepare separate consolidating financial statements for IASIS or any Subsidiary of IASIS, or (7) waive or amend any terms of this Agreement or any other Contract to which IASIS or its Subsidiaries is party, (D) none of
the directors of IASIS or its Subsidiaries, acting in such capacity, shall be required to execute, deliver or enter into or perform any agreement, document or instrument with respect to the Debt Financing or adopt any resolutions approving the
agreements, documents and instruments pursuant to which the Debt Financing is obtained and (E) neither IASIS nor its Subsidiaries or their respective directors, officers or employees shall be required to execute, deliver or enter into, or
perform any agreement, document or instrument (other than the authorization and representation letters contemplated above), including any definitive agreements with respect to the Debt Financing that is not contingent upon the Effective Time or that
would be effective prior to the Effective Time and the directors and managers of IASIS’ Subsidiaries shall not be required to adopt resolutions approving the agreements, documents and instruments pursuant to which the Debt Financing is
obtained, in each case which are effective prior to the Effective Time. Notwithstanding anything to the contrary, the IASIS parties shall be deemed to have complied with this Section 5.8(b) for all purposes of this
Agreement (including Article 6 and Article 7) unless the Debt Financing has not been obtained primarily as a result of the IASIS Parties’ 

  
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material breach of their obligations under this Section 5.8(b).    For the avoidance of doubt, the parties hereto acknowledge and agree that the
provisions contained in this Section 5.8(b) represent the sole obligation of IASIS, its Subsidiaries and their respective directors, officers or employees with respect to cooperation in connection with the arrangement of
the Debt Financing and no other provision of this Agreement (including the Exhibits and Schedules hereto) shall be deemed to expand or modify such obligations. The IASIS Parties hereby consent to the use of its and the Subsidiaries’ logos in
connection with the Debt Financing contemplated by the Debt Commitment Letter; provided, that such logos are used solely in a manner that is not intended to or reasonably likely to harm or disparage IASIS or any of the Subsidiaries or the reputation
or goodwill of IASIS or any of the Subsidiaries. 
 (c)    None of IASIS or its Subsidiaries or their respective
Affiliates or representatives shall be required to (i) take any action that would subject any such Person to actual or potential liability, (ii) bear any cost or expense or to pay any commitment or other similar fee or make any other
payment or (iii) incur any other liability or provide or agree to provide any indemnity, in each case in connection with the Debt Financing or their performance of their respective obligations under this Section 5.8
and any information utilized in connection therewith prior to the Closing. The MPT Parties shall promptly, upon request by the IASIS Parties, reimburse the IASIS Parties for all reasonable out-of-pocket costs and expenses (including reasonable attorneys’ fees) incurred by IASIS or any of the Subsidiaries in connection with the cooperation of IASIS and the Subsidiaries contemplated by
Section 5.8(b), provided, however, that the IASIS Parties (and not the MPT Parties) shall be responsible for (A) fees payable to existing legal, financial or other advisors of IASIS or its Subsidiaries with respect to
ordinary course services provided prior to the Closing, (B) any ordinary course amounts payable to existing employees of or consultants to IASIS or any of its Affiliates with respect to services provided prior to the Closing and (C) any
amounts that would have been incurred in connection with the Transactions contemplated hereby regardless of the Debt Financing. The MPT Parties shall indemnify, defend and hold harmless each of IASIS and its Subsidiaries and Affiliates from and
against any and all liabilities, losses, damages, claims, costs, expenses, interest, awards judgments and penalties (including reasonably attorney’s fees and expenses) suffered or incurred by any of them in connection with the Debt Financing
and the performance of their respective obligations under this Section 5.8 and any information used in connection therewith, except (i) with respect to any historical information provided by IASIS or any of its
Subsidiaries in writing to be used in connection with the arrangement of the Debt Financing or (ii) to the extent that any such losses, damages, claims, costs or expenses arise as a result of the intentional and material misrepresentation or
Fraud of IASIS or its Subsidiaries. 
 5.9.    Master Agreement. The MPT Parties shall (and shall
cause MPT and its Affiliates to) use their respective reasonable best efforts to take, or cause to be taken, all actions and to do, or cause to be done, all things necessary, proper or advisable to consummate the transactions contemplated under the
Master Agreement on the terms and conditions described in the Master Agreement no later than the Closing Date (as defined in the Merger Agreement). The MPT Parties shall not (and shall cause MPT and its Affiliates not to) permit any amendment or
modification to be made to, or any waiver of any provision under, the Master Agreement if such amendment, modification, or waiver would impose new or additional conditions or contingencies or otherwise expand, amend or modify any of the conditions
in a manner that would reasonably be expected to prevent or delay the closing under this Agreement or the closing under the Master Agreement. 

  
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 5.10.    St. Joe’s Medical Center. IASIS covenants
and agrees to cause SJ Medical Center, LLC, within fifteen (15) Business Days of the Effective Date, to execute a joinder to this Agreement pursuant to which (i) SJ Medical Center, LLC shall be added to Schedule 1 of
this Agreement and become a “Seller” for all purposes of this Agreement and (ii) subject to and in accordance with the terms and provisions of this Agreement, SJ Medical Center, LLC shall convey the applicable Owned Real Property
identified on Exhibit A to the MPT Parties for the Individual Purchase Price set forth on Schedule 2 hereto. For all purposes of this Agreement, including, without limitation, Section 6.2(c) below, the
failure to join SJ Medical Center, LLC as a “Seller” under this Agreement shall constitute an IASIS Material Adverse Effect. 

5.11.    Post-Signing Matters. 

(a)    Following the Effective Date, the IASIS Parties shall reasonably cooperate with the MPT Parties in the MPT Parties
efforts (a) to obtain, review and finalize the Title Commitments and Surveys for the Owned Real Property identified on the property listing attached as Exhibit A and for which the same have not been received or finalized as
of the Effective Date; (b) to identify any portions of the real property on Exhibit A (if any) that are owned in fee simple by any of the Sellers but which are not otherwise included on Exhibit A as of
the Effective Date (whether one or more, if any, the “Additional Parcels”) and, if any such Additional Parcels are identified, to add such Additional Parcels to Exhibit A as “Owned Real Property” under
this Agreement. If any such Additional Parcels are identified, at the option of the MPT Parties and upon written request to the IASIS Parties, the Parties will update Exhibit A to include any such Additional Parcels on
Exhibit A. 
 (b)    With respect to the four (4) parcels identified on Exhibit
A with Tax Parcel ID #049400-000-006500-00000-8, #053300-000-060300-00000-1, 049250-000-000100-00000-2, and 049250-000-000250-00000-5, each of which constitute Unallocated Parcels (collectively, the “Optional Properties”), at
any time within thirty (30) days after the Effective Date, the MPT Parties shall have the right to elect not to acquire the Optional Properties; it being understood and agreed, however, if the MPT Parties elect not to acquire the Optional
Properties there shall be no reduction or adjustment of the Purchase Price and, any price allocations with respect to the Optional Properties shall be allocated or reallocated by the IASIS Parties in accordance with
Section 1.7(c). 
 6.    CONDITIONS TO OBLIGATION TO CLOSE; DELIVERABLES; CLOSING
MATTERS. 
 6.1.    Conditions to the Obligations of Each Party to Effect the Transactions.
The respective obligations of the Parties to consummate the Transactions are subject to the satisfaction or waiver in writing at or prior to the Closing of each of the following conditions: 

(a)    No Injunctions or Legal Prohibitions. No temporary restraining order, preliminary or permanent injunction or
other judgment, Order or decree issued by a court of competent jurisdiction or other Governmental Authority which prevents the consummation of the 

  
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Transactions shall have been issued and remain in effect, and no Law shall have been enacted, promulgated or enforced by any Governmental Authority which would make the consummation of the
Transactions illegal or would prohibit or prevent the consummation of the Transactions; provided, however, that the parties shall use their respective reasonable best efforts (including by way of appeal) to have any Order, injunction
or judgment vacated, reversed, lifted or otherwise rendered ineffective. 
 (b)    Litigation. No Litigation
initiated or joined by a Governmental Body shall be pending wherein an unfavorable Order or judgment would prevent the carrying out of the Transactions, declare unlawful the Transactions or cause such Transactions to be rescinded. 

(c)    Merger Confirmation. IASIS and Steward shall have confirmed in writing to the MPT Parties that they will
consummate the closing under the Merger Agreement immediately following (and on the same Business Day as) the Closing under this Agreement. 

6.2.    Additional Conditions to Obligations of the MPT Parties. The obligations of the MPT Parties
to consummate the transactions contemplated by this Agreement are subject to the satisfaction, at or prior to the Closing, of the following conditions (unless waived in writing, to the extent permitted by applicable Law, by the MPT Parties): 

(a)    Representations and Warranties. The representations and warranties of the IASIS Parties (i) set forth
in Sections 2.1(a), 2.2(a), and 2.3 shall be true and correct in all material respects as of the date of this Agreement and at and as of the time of the Closing with the same effect as though made as of the time of the Closing
(except to the extent expressly made as of an earlier date, in which case as of such date), and (ii) set forth in this Agreement other than those Sections specifically identified in clause (i) of this
Section 6.2(a), in each case without giving effect to any materiality, “IASIS Material Adverse Effect” or other similar materiality qualifications therein (except that the word “Material” in the defined
term “Material Contract” and the qualification as to IASIS Material Adverse Effect, shall not be disregarded for any of such purposes), shall be true and correct as of the date of this Agreement and at and as of the time of the Closing as
if made on and as of the time of the Closing (except to the extent expressly made as of an earlier date, in which case as of such date), except, in the case of this clause (ii), where the failure to be true and correct would not have or would not
reasonably be expected to have, individually or in the aggregate, a IASIS Material Adverse Effect. 

(b)    Performance. The IASIS Parties shall have performed or complied in all material respects with all agreements
and covenants required by this Agreement to be performed or complied with by the IASIS Parties on or prior to the Closing Date. 

(c)    No Material Adverse Effect. Following the date hereof and prior to Closing, there shall not have occurred
any IASIS Material Adverse Effect or any fact, circumstance, occurrence, change or event which, individually or in the aggregate, would reasonably be expected to result in an IASIS Material Adverse Effect. 

(d)    Delivery of Real Property. At the Closing, with respect to the applicable portion of the Owned Real
Property, the applicable Seller will convey to the applicable Buyer marketable fee simple title to the Owned Real Property of such Seller, (x) with the title condition 

  
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of such Owned Real Property being consistent with the title condition of such Owned Real Property as of the Effective Date (and, to the extent obtained as of the Effective Date, consistent with
the Title Commitments and Surveys identified on Schedule 6.2(d)), in each case subject only to such changes in such title occurring since the Effective Date as would not have or reasonably be expected to have an IASIS Material
Adverse Effect, and (y) with such Owned Real Property free of any Monetary Encumbrances. 

6.3.    Additional Conditions to Obligations of the IASIS Parties. The obligation of the IASIS
Parties to consummate the Transactions is subject to the satisfaction of the following conditions, any one or more of which may be waived in writing by IASIS at or prior to the Closing Date: 

(a)    Representations and Warranties. The representations and warranties of the MPT Parties set forth in this
Agreement, in each case without giving effect to any materiality, “MPT Material Adverse Effect” or other similar materiality qualifications therein, shall be true and correct as of the date of this Agreement and at and as of the Closing as
if made on and as of the Closing (except to the extent expressly made as of an earlier date, in which case as of such date), except where the failure to be true and correct would not have, or would not reasonably be expected to have, individually or
in the aggregate, an MPT Material Adverse Effect. 
 (b)    Performance of Obligations of the MPT Parties. Each
of the MPT Parties shall have performed and complied in all material respects with all agreements, conditions, covenants and obligations required by this Agreement and the other Transaction Documents to be performed or complied with by it on or
prior to the Closing Date. 
 (c)    Material Adverse Effect. There shall not have occurred an MPT Material
Adverse Effect. 
 (d)    Purchase Price. The applicable MPT Parties shall deliver to the applicable IASIS
Parties the aggregate Purchase Price, all in immediately available funds as described in Section 1.4. 

6.4.    Transfer Taxes; Diligence Expenses. Steward, pursuant to a separate written agreement with
the MPT Parties, shall pay (a) the costs and expenses of the Title Commitments, Title Policies, Surveys, Zoning Reports, appraisals, property condition reports, environmental reports, and any and all other reports, studies, materials or due
diligence information obtained by the MPT Parties or Steward, whether or not the transactions contemplated under this Agreement are consummated, and (b) any and all Transfer Taxes, recording taxes, title search, escrow, and closing fees charged
by the Title Company in connection with the Closing. 
 6.5.    Waiver of Conditions. From and
after the Closing, all conditions to the Closing shall be deemed to have been satisfied or waived. 

6.6.    Frustration of Closing Conditions. No party may rely on the failure of any condition set
forth in this Article VI to be satisfied if such failure was caused by such party’s failure to use its reasonable best efforts to cause the Closing to occur as required by Section 5.6. 

  
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 7.    TERMINATION. 

7.1.    Termination. This Agreement may be terminated and the Transactions contemplated hereby may be
abandoned at any time prior to the Closing Date, as follows: 
 (a)    by the mutual written agreement of the MPT
Parties and IASIS Parties; 
 (b)    at any time after January 13, 2018 (the “Termination Date”)
by either the IASIS Parties or the MPT Parties, by giving written notice of such termination to the other parties, if the Closing shall not have occurred on or prior to such date (unless the failure to consummate the Closing by such date shall be
due to or have resulted from any breach of the representations or warranties made by, or the failure to perform or comply with any of the agreements or covenants hereof to be performed or complied with prior to the Closing by, the party seeking to
terminate this Agreement); provided, however, if written approvals from the Arizona Health Care Cost Containment System (AHCCCS) or Utah Department of Insurance are not received prior to December 31, 2017 in accordance with the
terms and provisions of the Merger Agreement, then the Termination Date shall automatically be extended to February 28, 2018; 

(c)    by either the IASIS Parties or the MPT Parties, by giving written notice of such termination to the other parties,
if any restraint of the type set forth in Section 6.1(a) permanently prohibiting, enjoining or restraining the consummation of the Transactions shall have become final and
non-appealable provided, however, that the right to terminate this Agreement under this Section 7.1(c) shall not be available to a Party if such restraint was primarily due to the
intentional and material breach of such Party of its obligations under this Agreement; 
 (d)    subject to the
provisions of Section 10.8, by the IASIS Parties, by written notice of such termination to the MPT Parties, if the MPT Parties have breached or failed to perform any of their respective covenants or other agreements set
forth in this Agreement or if any representation or warranty of the MPT Parties contained in this Agreement shall be or shall have become inaccurate, in either case (i) such that the conditions set forth in Section 6.1
or Section 6.3 would not be satisfied as of the time of such breach or failure or as of the time such representation or warranty was or shall have become inaccurate and (ii) such breach or failure to perform or
inaccuracy cannot be cured by the MPT Parties, as the case may be, or if capable of being cured, shall not have been cured within thirty (30) calendar days after receipt by the MPT Parties of notice in writing from the IASIS Parties, specifying
the nature of such breach, failure or inaccuracy and requesting that it be cured; provided that the IASIS Parties shall not have the right to terminate this Agreement pursuant to this Section 7.1(d) if it is then in
breach of any of its representations, warranties, covenants or agreements set forth in this Agreement that would result in the closing conditions set forth in Section 6.1 or Section 6.2 (other than
those conditions which by their terms are to be satisfied at the Closing) not being satisfied; 
 (e)    by the MPT
Parties, by written notice of such termination to the IASIS Parties, if the IASIS Parties have breached or failed to perform any of its covenants or other agreements set forth in this Agreement or if any representation or warranty of the IASIS
Parties contained in this Agreement shall be or shall have become inaccurate, in either case (i) such that the conditions set forth in Section 6.1 or Section 6.2 would not be satisfied as of
the time of such breach or failure or as of the time such representation or warranty was or shall have become 

  
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inaccurate, and (ii) such breach or failure to perform or inaccuracy cannot be cured by the IASIS Parties or, if capable of being cured, shall not have been cured within thirty
(30) calendar days after receipt by the IASIS Parties of notice in writing from the MPT Parties specifying the nature of such breach, failure or inaccuracy and requesting that it be cured; provided that the MPT Parties shall not have the
right to terminate this Agreement pursuant to this Section 7.1(e) if the MPT Parties are then in breach of any of their respective representations, warranties, covenants or agreements set forth in this Agreement that would
result in the closing conditions set forth in Section 6.1or Section 6.3 (other than those conditions which by their terms are to be satisfied at the Closing) not being satisfied; 

(f)    by the IASIS Parties, by written notice of such termination to the MPT Parties, if (i) the Marketing Period
has ended, (ii) all of the conditions set forth in Section 6.1 and Section 6.2 have been satisfied (other than those conditions which by their terms are to be satisfied at the Closing, but
such conditions must be capable of being satisfied if the Closing Date were the date valid notice of termination of this Agreement is delivered by the IASIS Parties to the MPT Parties) and the MPT Parties fail to consummate the Closing on the date
required pursuant to Section 1.6(a), (iii) the IASIS Parties have irrevocably confirmed in writing to the MPT Parties that all conditions in Section 6.1 and Section 6.3
(a) and (b) (other than those conditions which by their terms are to be satisfied at the Closing) are satisfied or they are willing to waive any unsatisfied conditions and the IASIS Parties are ready, willing and able to complete the
Closing, (iv) the Debt Financing has funded (or will be funded if the Closing occurs), and (v) the MPT Parties fail to consummate the transactions contemplated by this Agreement within three (3) Business Days following the later of
(A) receipt of the confirmation described in Section 7.1(f)(iii) or (B) on the date the Closing should have occurred pursuant to Section 1.6(a) (it being understood that the conditions to
the obligations of the MPT Parties to consummate the transactions contemplated by this Agreement set forth in Section 6.1 and Section 6.2 shall remain satisfied or waived (other than those
conditions which by their terms are to be satisfied at the Closing but such conditions must remain capable of being satisfied) at the close of business on such third Business Day); or 

(g)    by either the IASIS Parties or the MPT Parties, by giving written notice of such termination to the other parties,
in the event of a valid termination of the Merger Agreement. 
 7.2.    Effect of Termination. 

(a)    In the event of the termination of this Agreement in accordance with Section 7.1 hereof,
(i) this Agreement shall thereafter become void and have no effect and the Transactions shall be abandoned, except that this Section 7.2, Section 5.3, Article IX, Article X and
the Confidentiality Agreement shall survive termination of this Agreement and remain valid and binding obligations of each of the applicable parties, and (ii) subject to the terms and conditions of the surviving provisions of this Agreement,
there shall be no Liability or obligation on the part of the MPT Parties or the IASIS Parties (or any of their respective Affiliates, directors, officers, employees, equityholders or agents). Notwithstanding the immediately preceding sentence of
this Section 7.2(a), termination of this Agreement pursuant to Section 7.2 shall not release any party hereto from any liability (x) pursuant to the sections specified in this
Section 7.2(a) that survive such termination or (y) except as expressly provided in any of the 

  
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provisions that survive such termination, for any intentional and material breach, default or failure to fulfill any covenant or agreement by a party under this Agreement or Fraud, in each case
that occurred prior to such termination; provided, however, that if this Agreement is terminated by either the MPT Parties or the IASIS Parties pursuant to Section 7.1(c), then the non-terminating Party shall have no Liability or obligation with respect to any intentional and material breach of such Party of its obligations under this Agreement (other than any intentional and material breach
that was the primary cause of the restraint giving rise to the terminating Party’s right to terminate this Agreement under Section 7.1(c)). 

(b)    If this Agreement is terminated by (i) the MPT Parties pursuant to Section 7.1(b)
and, at the time of such termination, the IASIS Parties would be able to terminate this Agreement pursuant to Section 7.1(f) (but for such termination pursuant to Section 7.1(b)), (ii) the
IASIS Parties pursuant to Section 7.1(d) as the result of a finally determined intentional and material breach by the MPT Parties of any of the representations, warranties, covenants or agreements set forth in this
Agreement, or (iii) the IASIS Parties pursuant to Section 7.1(f), then, in each case, the MPT Parties shall pay, or cause to be paid, to the IASIS Parties, by wire transfer of immediately available funds within five
(5) Business Days after the date on which this Agreement is so terminated, $75,000,000 in cash (the “Reverse Termination Fee”); provided, that (i) if, and only if, IASIS or its Affiliates are entitled to receive the
“Reverse Termination Fee” (as defined in the Merger Agreement) from Steward or Merger Sub under the Merger Agreement, then the MPT Parties shall have no liabilities or obligations to the IASIS Parties under this Agreement to pay the
Reverse Termination Fee; and (ii) for the purposes of this Section 7.2(b) “finally determined” means (x) the Parties have so determined by mutual agreement or (y) when a final non-appealable judgment by a court of competent jurisdiction has been entered with respect to such claim (it being acknowledged and agreed that “non-appealable” means such time when all allowable appeals
of such claim have been exhausted, the time for filing such appeal has expired or the party controlling the defense of such claim otherwise chooses not to appeal); provided, further, that for purposes of determining any interest
payable pursuant to Section 7.2 following such final determination, the “date such payment was required to be made” shall be the date the IASIS Parties delivered to the MPT Parties written notice
terminating this Agreement or the date the IASIS Parties delivered a written demand for the Reverse Termination Fee. 

(c)    The parties acknowledge that (i) the agreements contained in this Section 7.2 are an
integral part of the transactions contemplated by this Agreement and that, without these agreements, the parties would not enter into this Agreement and (ii) payment of the Reverse Termination Fee shall constitute reasonable liquidated damages
to the IASIS Parties for their time, effort and expense and the benefit of the bargain lost in connection with pursuing the transactions contemplated by this Agreement or other opportunities and shall not constitute a penalty; accordingly, if the
MPT Parties fail to timely pay the Reverse Termination Fee when due pursuant to this Section 7.2, (1) the MPT Parties shall pay to the IASIS Parties interest on such amount at the prime rate as published in the Wall Street
Journal in effect on the date such payment was required to be made through the date such payment was actually received and (2) if in order to obtain such payment, the IASIS Parties commence a proceeding which results in a judgment of all or a
portion of the Reverse Termination Fee, the MPT Parties shall pay the IASIS Parties’ out-of-pocket costs and expenses (including attorney’s fees and expenses
of enforcement) in connection with such proceeding. Further, if the IASIS Parties commence a 

  
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proceeding which does not result in a judgment for the IASIS Parties, the IASIS Parties shall pay the MPT Parties
out-of-pocket costs and expenses (including attorneys’ fees and expenses of enforcement) in connection with such proceeding. Notwithstanding anything to the
contrary contained in this Agreement or otherwise, but subject to the last sentence of this Section 7.2(c), if this Agreement is terminated by the IASIS Parties in accordance with Section 7.1(d) or
Section 7.1(f) and, in any such case, the Reverse Termination Fee is paid pursuant to Section 7.2(b), then (A) the IASIS Parties’ receipt of the Reverse Termination Fee shall constitute
liquidated damages and shall be the sole and exclusive remedy (whether at law, in equity, in Contract, in tort, or otherwise) of the IASIS Parties and each of their respective former, current or future directors, officers, employees, agents, general
or limited partners, managers, members, stockholders, equity holders, controlling Persons, Affiliates or assignees of any of the foregoing and any Person claiming by, through or on behalf of any of the foregoing (collectively, the “IASIS
Related Persons”) against the MPT Parties and their respective Affiliates, and any of their respective former, current or future directors, officers, employees, agents, general or limited partners, partnerships, managers, management
companies, members, stockholders, equity holders, debt financing sources, controlling Persons, Affiliates and assignees of any of the foregoing, or any heir, executor, administrator, successor or assign of any of the foregoing (collectively, the
“Buyer Related Persons”) for any and all breaches, damages, Liabilities or Losses suffered or incurred by the IASIS Parties or any other IASIS Related Person based upon, resulting from, arising out of or in connection with this
Agreement, the Transactions, the termination of this Agreement or any breach of any covenant or agreement in this Agreement or circumstances giving rise to such breach, or any matter forming the basis for such termination or breach, and (B) no
IASIS Related Person shall be entitled to assert, bring or maintain, and IASIS on behalf of itself and each IASIS Related Person hereby waives any right to assert, bring or maintain, any claim, suit or other Litigation against the MPT Parties or any
other Buyer Related Person based upon, resulting from, arising out of or in connection with this Agreement, the Transactions, the termination of this Agreement or any breach of any covenant or agreement in this Agreement or circumstances giving rise
to such breach, or any matter forming the basis for such termination or breach, whether by or through (1) attempted piercing of the corporate veil, (2) a claim by or on behalf of the MPT Parties or one of their Affiliates against another
Buyer Related Person or (3) any legal or equitable proceeding whether at law, in equity, in Contract, in tort or otherwise. If any Buyer Related Person makes any payment in respect of any breach of this Agreement, and thereafter the IASIS
Parties are entitled to receive the Reverse Termination Fee under Section 7.2(b), the amount of such Reverse Termination Fee shall be reduced by the aggregate amount of any payments made by the MPT Parties or any of their
respective Affiliates to any IASIS Related Person in respect of any such breaches of this Agreement. For the avoidance of doubt, (x) the IASIS Parties will be entitled to seek specific performance of this Agreement to the extent permitted by
Section 10.8 while also seeking payment of the Reverse Termination Fee, but the IASIS Parties shall not be entitled to both obtain specific performance to cause the Closing to occur pursuant to
Section 10.8 and also receive the Reverse Termination Fee; (y) notwithstanding anything to the contrary herein, the MPT Parties may elect to consummate the Closing after receipt of written notice of termination in lieu
of paying the Reverse Termination Fee if, and only if, the Merger Agreement is at such time in full force and effect and the Merger will close immediately after the Closing under this Agreement, but not otherwise; and (z) in no event shall the
Reverse Termination Fee be paid under this Agreement (i) on more than one occasion or (ii) if IASIS or its Affiliates are entitled to receive the “Reverse 

  
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Termination Fee” (as defined in the Merger Agreement) from Steward or its Affiliates under the Merger Agreement. Without limiting the foregoing, the maximum aggregate liability of each of
the IASIS Parties, on the one hand, and the MPT Parties, on the other hand, in connection with this Agreement and the Transactions shall be limited to $75,000,000 plus, in the case of the MPT Parties, the amounts described in clauses (1) and
(2) above (the “Liability Limitation”), provided, however that (x) in such case neither the MPT Parties nor any Buyer Related Person, on the one hand, and neither the IASIS Parties nor any IASIS Related Person, on the
other hand, shall seek or obtain nor shall it permit any of its Representatives or any other Person on its or their behalf to seek or obtain nor shall any Person be entitled to seek or obtain any monetary recovery or award or any monetary damages of
any kind in the aggregate in excess of the Liability Limitation against the IASIS Related Persons or Buyer Related Persons, respectively and (y) the Liability Limitation against the IASIS Related Persons shall be reduced on a dollar for dollar
basis by any amounts paid by the IASIS Related Persons to Steward or its Affiliates pursuant to Section 8.03(c) of the Merger Agreement. Notwithstanding anything to the contrary in this Section 7.2, in no event shall
Steward, Merger Sub or any of their Affiliates be deemed Buyer Related Persons and nothing in this Section 7.2 shall in any way limit, modify, impair, waive or otherwise affect any obligations of Steward, Merger Sub or
their Affiliates to the IASIS Related Persons under or pursuant to the Merger Agreement, or otherwise limit, modify, impair, waive or otherwise affect any of the rights or remedies of the IASIS Related Persons against Steward, Merger Sub or their
Affiliates under or pursuant to the Merger Agreement. 
 (d)    If this Agreement is terminated pursuant to
Section 7.1 hereof, all confidential information received by the parties shall be treated in accordance with Section 5.3 hereof and, if applicable, the Confidentiality Agreement referred to in such
Section. 
  

	8.	INTENTIONALLY OMITTED. 

  

	9.	REPRESENTATIVES OF PARTIES. 

 9.1.    IASIS
Parties. Each of the IASIS Parties hereby appoints IASIS as their duly authorized agent and representative (the “IASIS Parties’ Representative”) to take all actions and enforce all rights of the IASIS
Parties under this Agreement, including, without limitation (i) giving and receiving any notice or instruction permitted or required under this Agreement; (ii) interpreting all of the terms and provisions of this Agreement;
(iii) authorizing payments or obtaining reimbursement as may be provided for herein; (iv) consenting to, compromising or settling all disputes with the MPT Parties under this Agreement; (v) conducting negotiations and dealing with the
MPT Parties under this Agreement; and (vi) taking any other actions on behalf of the IASIS Parties relating to the IASIS Parties’ rights, claims, duties and obligations under this Agreement. In the performance of the MPT Parties’
respective duties and obligations hereunder, the MPT Parties shall be authorized and permitted to correspond and transact with IASIS Parties’ Representative on behalf of all the IASIS Parties and shall be entitled to rely upon any document or
instrument executed and delivered by the IASIS Parties’ Representative. 
 9.2.    MPT
Parties. The MPT Parties hereby appoint MPT Sycamore Opco, LLC as their duly authorized agent and representative (the “MPT Representative”) to take all actions and enforce all rights of the MPT Parties under this Agreement,
including, without limitation, (i) giving and receiving any notice or instruction permitted or required under this Agreement; (ii) 

  
 -36- 

 
interpreting all of the terms and provisions of this Agreement; (iii) authorizing payments or obtaining reimbursement as may be provided for herein; (iv) consenting to, compromising or
settling all disputes with the IASIS Parties under this Agreement; (v) conducting negotiations and dealing with the IASIS Parties under this Agreement; and (vi) taking any other actions on behalf of the MPT Parties relating to the MPT
Parties’ rights, claims, duties and obligations under this Agreement. In the performance of the IASIS Parties’ respective duties and obligations hereunder, the IASIS Parties shall be authorized and permitted to correspond and transact with
the MPT Representative on behalf of all the MPT Parties and shall be entitled to rely upon any document or instrument executed and delivered by the MPT Representative. 
  

	10.	GENERAL PROVISIONS. 

 10.1.    Notices.
All notices or other communications hereunder shall be deemed to have been duly given and made if in writing and if served by personal delivery upon the Person for whom it is intended, if delivered by registered or certified mail, return receipt
requested, or by a national courier service (with signed confirmation of receipt), if sent by email of a PDF document (with confirmation of receipt) or if sent by facsimile, provided that the facsimile or email is promptly followed by a confirmation
copy delivery by registered or certified mail or by a national courier service, to the Person at the address set forth below, or such other address as may be designated in writing hereafter, in the same manner, by such Person: 

    if to IASIS Parties:     c/o IASIS Healthcare Corporation 

117 Seaboard Lane 
 Franklin, TN
37067 
 Attention: Corporate Secretary 

Facsimile: (615) 467-1250 

Email: cchi@iasishealthcare.com 

    if prior to Closing, 

    with a copy to: Ropes & Gray LLP 

Prudential Tower 
 800 Boylston
Street 
 Boston, MA 02199 

Attention: Julie H. Jones & C. Michael Roh 

Facsimile: (617) 951-7050 

Email: julie.jones@ropesgray.com; 

            michael.roh@ropesgray.com 

    if after Closing, 

    with a copy to: McDermott Will & Emery LLP 

227 West Monroe Street 

Chicago, Illinois 60606-5096 

Attn: Ankur Gupta, Esq. 

Facsimile: (312) 984-7700 

Email: ankurgupta@mwe.com 

  
 -37- 

     if to MPT Parties:       c/o MPT Operating
Partnership, L.P. 
 1000 Urban Center Drive, Suite 501 

Birmingham, Alabama 35242 

Attn: Legal Department 
 Fax:
(205) 969-3756 
 Email: legal@medicalpropertiestrust.com 

    with a copy to: Baker, Donelson, Bearman, Caldwell & Berkowitz, PC 

420 20th Street North 
 1400
Wells Fargo Tower 
 Birmingham, Alabama 35203 

Attn: Thomas O. Kolb, Esq. 

Fax: (205) 322-8007 

Email: tkolb@bakerdonelson.com 
 Any such
notification shall be deemed delivered (i) upon receipt, if delivered personally, (ii) on the next Business Day, if sent by national courier service for next business day delivery, or (iii) the Business Day received (or the
immediately following Business Day, if not received on a Business Day), if sent by facsimile or email or any other permitted method. 

10.2.    Disclosure Schedules. The Exhibits and Schedules to this Agreement are hereby incorporated
and made a part hereof and are an integral part of this Agreement. The IASIS Parties may, at its option, include in the Schedules items that are not material in order to avoid any misunderstanding, and such inclusion, or any reference to dollar
amounts, shall not be deemed (i) to be an acknowledgement or representation that such items are material, (ii) to establish any standard of materiality or (iii) to define further the meaning of such terms for purposes of this
Agreement or otherwise. Any matter set forth in any section of any Schedule shall be deemed to be referred to and incorporated in any section to which it is specifically referenced or cross-referenced, and also in all other sections of the Schedules
to which such matter’s application or relevance is reasonably apparent on the face of such disclosure. Any capitalized terms used in any Schedule or Exhibit but not otherwise defined therein shall be defined as set forth in this Agreement. 

10.3.    Assignment. No party to this Agreement may assign any of its rights or obligations under
this Agreement without the prior written consent of the other parties hereto and any attempt to assign this Agreement without such consent shall be void and of no effect; provided, however, that, subject to the following proviso, the MPT Parties may
assign their rights and interests (or any portion thereof) under this Agreement, to any Affiliate, but, in any such event, the assignor and MPT Parties shall be required to remain obligated hereunder in the same manner as if such assignment had not
been effected; provided, further, that in no event shall the MPT Parties be permitted to assign this Agreement to any Person to the extent such that, as a result of such assignment, either (x) any additional consent or approval of, or filing,
declaration or registration with, any Governmental Body or other Person would be required under this Agreement or in connection with the Transactions or (y) any material delay would occur with respect to any consent or approval of, or filing,
declaration or registration with, any Governmental Body or other Person that otherwise is required to be made under Section 2.5 (or obtaining any such consent or approval would be made materially less likely). Any attempted
assignment without obtaining such required consent shall be null and void. 

  
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 10.4.    Severability. The Parties agree that each
provision of this Agreement shall be interpreted in such manner as to be effective and valid under applicable law, but if any provision of this Agreement or any application of this Agreement (as to any Party or otherwise) is held to be prohibited by
or invalid under applicable law, such provision or application shall be ineffective only to the extent of such prohibition or invalidity, without invalidating the remainder of such provision or the remaining provisions of this Agreement or any other
applications of this Agreement. 
 10.5.    Interpretation. The definitions set forth in
Annex A and elsewhere in this Agreement shall apply equally to both the singular and plural forms of the terms defined. Whenever the context may require, any pronoun shall include the corresponding masculine, feminine and neuter
forms. Unless otherwise indicated, the words “include”, “includes” and “including” shall be deemed to be followed by the phrase “without limitation.” The words “herein”, “hereof and
“hereunder” and words of similar import shall be deemed to refer to this Agreement (including the Schedules and Exhibits) in its entirety and not to any part hereof, unless the context shall otherwise require. All references herein to
Articles, Sections, Schedules and Exhibits shall be deemed to refer to Articles, Sections and Schedules of, and Exhibits to, this Agreement, unless the context shall otherwise require. Unless the context shall otherwise require, any references to
any agreement or other instrument or statute or regulation are to it as amended and supplemented from time to time (and, in the case of a statute or regulation, to any corresponding provisions of successor statutes or regulations). Any reference in
this Agreement to a “day” or number of “days” that does not refer explicitly to a “Business Day” or “Business Days” shall be interpreted as a reference to a calendar day or number of calendar days. If any
action or notice is to be taken or given on or by a particular calendar day, and such calendar day is not a Business Day, then such action or notice shall be deferred until, or may be taken or given on, the next Business Day. The table of contents
and headings contained in this Agreement are for reference purposes only and will not affect in any way the meaning or interpretation of this Agreement. 

10.6.    Fees and Expenses. Except as otherwise expressly provided in this Agreement, whether or not
the Transactions are consummated, all costs and expenses incurred in connection with this Agreement and the Transactions shall be borne by the party incurring such expenses. 

10.7.    Governing Law; Jurisdiction and Venue; Waiver of Jury Trial. 

(a)    This Agreement, and any claim, suit, action or proceeding in any way arising out of or relating to this Agreement,
the negotiation, execution or performance of this Agreement, or the Transactions (whether in law or in equity, and whether in contract or in tort or otherwise), shall be governed by and enforced pursuant to the laws of the State of Delaware, its
rules of conflict of laws notwithstanding. Each party hereby irrevocably agrees and consents to be subject to the exclusive jurisdiction of the Court of Chancery of the State of Delaware, or, if the Court of Chancery lacks jurisdiction, the United
States District Court for the District of Delaware or the Superior Court of the State of Delaware, in any suit, action or proceeding described in the immediately preceding sentence of this Section 10.7(a). Each party hereby
irrevocably consents to the service of any and all process in any such suit, action or proceeding by the delivery of such process to such party at the address and in the manner provided in Section 10.1. Each of the parties
hereto irrevocably and unconditionally waives any objection to 

  
 -39- 

 
the laying of venue of any action, suit or proceeding arising out of this Agreement or the Transactions in (i) the Court of Chancery of the State of Delaware, (ii) the United States
District Court for the District of Delaware or (iii) the Superior Court of the State of Delaware, and hereby further irrevocably and unconditionally waives and agrees not to plead or claim in any such court that any such action, suit or
proceeding brought in any such court has been brought in an inconvenient forum. Notwithstanding the foregoing, each of the parties hereto hereby agrees that it will not bring or support any action, cause of action, claim, cross-claim or third-party
claim of any kind or description, whether in law or in equity, whether in contract or in tort or otherwise, against any Financing Source, or any of its representatives, in any way relating to this Agreement or any of the Transactions, including any
dispute arising out of or relating in any way to the Debt Financing or the performance thereof, in any forum other than the Supreme Court of the State of New York, County of New York, or, if under applicable Law exclusive jurisdiction is vested in
the Federal courts, the United States District Court for the Southern District of New York (and appellate courts thereof), and that the provisions of Section 10.7(b) relating to the waiver of jury trial shall apply to any
such action, cause of action, claim, cross-claim or third-party claim. 
 (b)    EACH PARTY ACKNOWLEDGES AND AGREES THAT
ANY CONTROVERSY WHICH MAY ARISE UNDER OR RELATE TO THIS AGREEMENT IS LIKELY TO INVOLVE COMPLICATED AND DIFFICULT ISSUES, AND THEREFORE EACH PARTY HEREBY IRREVOCABLY AND UNCONDITIONALLY WAIVES ANY RIGHT SUCH PARTY MAY HAVE TO A TRIAL BY JURY IN
RESPECT OF ANY LITIGATION DIRECTLY OR INDIRECTLY ARISING OUT OF OR RELATING TO THIS AGREEMENT, OR THE BREACH, TERMINATION OR VALIDITY OF THIS AGREEMENT, OR THE TRANSACTIONS CONTEMPLATED BY THIS AGREEMENT. EACH PARTY CERTIFIES AND ACKNOWLEDGES THAT
(i) NO REPRESENTATIVE, AGENT OR ATTORNEY OF ANY OTHER PARTY HAS REPRESENTED, EXPRESSLY OR OTHERWISE, THAT SUCH OTHER PARTY WOULD NOT, IN THE EVENT OF LITIGATION, SEEK TO ENFORCE THE FOREGOING WAIVER, (ii) EACH SUCH PARTY UNDERSTANDS AND
HAS CONSIDERED THE IMPLICATIONS OF THIS WAIVER, (iii) EACH SUCH PARTY MAKES THIS WAIVER VOLUNTARILY, AND (iv) EACH SUCH PARTY HAS BEEN INDUCED TO ENTER INTO THIS AGREEMENT BY, AMONG OTHER THINGS, THE MUTUAL WAIVERS AND CERTIFICATIONS IN
THIS SECTION 10.7(b). 
 10.8.    Specific Performance and Remedies. 

(a)    Each of the parties agrees that this Agreement is intended to be legally binding and specifically enforceable
pursuant to its terms and that the MPT Parties and the IASIS Parties would be irreparably harmed if any of the provisions of the Agreement are not performed in accordance with their specific terms and that monetary damages would not provide adequate
remedy in such event. Accordingly, in addition to any other remedy to which a non-breaching party may be entitled at Law pursuant to the terms of this Agreement (including and subject to
Section 7.1 and Section 10.8(b) below), a party shall be entitled (i) to injunctive relief without the posting of any bond to prevent breaches of this Agreement and (ii) to specifically
enforce the terms and provisions hereof. Subject to Section 7.1 and Section 10.8(b), each party further waives any defense that a remedy at Law would be adequate in any action or Litigation for
specific performance or injunctive relief hereunder. 

  
 -40- 

 (b)    Notwithstanding anything in this
Section 10.8 to the contrary, it is agreed that the right of the IASIS Parties to seek specific performance to cause the MPT Parties to consummate the Closing shall be subject to the requirements that (i) the Marketing
Period has ended, (ii) all of the conditions to Closing set forth in Sections 6.1 and 6.2 are satisfied (other than (x) those conditions that by their terms are to be satisfied at Closing, but subject to the satisfaction or,
if permissible, waiver of those conditions and (y) Section 6.1(c) to the extent that the IASIS Parties or their Affiliates are seeking or pursuing specific performance against Steward or its Affiliates under
Section 10.12 of the Merger Agreement and the MPT Parties fail to consummate the Closing on the date required pursuant to Section 1.6(a), (iii) all of the conditions to the consummation of the financing provided by the
Debt Commitment Letter (or, if Alternative Financing is being used in accordance with Section 5.8(a), pursuant to the commitments with respect thereto) have been satisfied (other than those conditions that by their terms
are to be satisfied at Closing), (iv) the Debt Financing has funded (or will be funded if the Closing occurs) and (v) the IASIS Parties have delivered written notice to the MPT Parties confirming irrevocably that all of the conditions set forth
in Sections 6.1 (other than Section 6.1(c) to the extent that the IASIS Parties or their Affiliates are seeking or pursuing specific performance against Steward or its Affiliates under Section 10.12 of the
Merger Agreement and 6.2 (other than those conditions that by their terms are to be satisfied at Closing) have been satisfied and the conditions set forth in Section 6.3 have been satisfied or waived and they are
ready, willing and able to consummate the Closing, and the IASIS Parties will take all actions that are within their control to cause the Closing to occur. Notwithstanding anything to the contrary in this Agreement, under no circumstances will the
IASIS Parties and/or any IASIS Related Person (collectively with all of their Affiliates) be entitled to (x) monetary damages (liquidated or otherwise) in excess of the Liability Limitation, (y) both a grant of specific performance to
cause the MPT Parties to consummate the Transactions and all or any portion of the Reverse Termination Fee, or (z) a grant of specific performance to cause the MPT Parties to consummate the Transactions unless the closing under the Merger
Agreement occurs or will occur immediately after the Closing under this Agreement. The election of the IASIS Parties to pursue an injunction or specific performance shall not restrict, impair or otherwise limit the IASIS Parties from seeking to
terminate this Agreement and seeking to collect the Reverse Termination Fee pursuant to Section 7.2(b); provided that the IASIS Parties’ acceptance of (x) the Reverse Termination Fee shall terminate any right to
injunctive relief or specific performance hereunder and (y) injunctive relief or specific performance shall terminate any right to the Reverse Termination Fee. 

(c)    The MPT Parties’ obligation to fund the Purchase Price and the Reverse Termination Fee, as applicable, under
and pursuant to the terms and conditions of this Agreement is guaranteed under the Limited Guaranty. The Parties acknowledge and agree that, with respect to any funding obligations of the MPT Parties required for compliance with the specific
performance remedies set forth in Sections 10.8(a) and (b) above, such funding obligations shall be subject to and guaranteed under the Limited Guaranty. 

(d)    Neither party shall be liable for any consequential damages, damages based upon loss of revenue, income or profits,
loss or diminution in value of assets or securities, damages calculated by “multiple of profits” or “multiple of cash flow” or other valuation methodology, or punitive, special, exemplary or indirect damages (except to the extent
awarded to a third party), in each case in any way arising out of or relating to this Agreement, the 

  
 -41- 

 
negotiation, execution or performance of this Agreement, or the transactions contemplated hereby (whether in law or in equity, and whether in contract or in tort or otherwise) or otherwise.
Nothing in this Section 10.8(d) shall limit the obligation of the MPT Parties to pay the Reverse Termination Fee on the terms and conditions set forth in Section 7.2(b). 

10.9.    Disclaimer. NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED HEREIN OR OTHERWISE:
(a) THE REPRESENTATIONS AND WARRANTIES OF THE IASIS PARTIES EXPRESSLY SET FORTH IN ARTICLE II HEREOF AND IN ANY CERTIFICATE OR INSTRUMENT DELIVERED PURSUANT TO THIS AGREEMENT ARE AND SHALL CONSTITUTE THE SOLE AND EXCLUSIVE
REPRESENTATIONS AND WARRANTIES TO THE MPT PARTIES IN CONNECTION WITH THIS AGREEMENT OR THE TRANSACTIONS CONTEMPLATED HEREBY, AND (b) EXCEPT FOR THE REPRESENTATIONS AND WARRANTIES REFERRED TO IN CLAUSE (a) ABOVE, NEITHER THE IASIS PARTIES
NOR ANY NON-RECOURSE PARTY HAS MADE OR IS MAKING ANY EXPRESS OR IMPLIED REPRESENTATION OR WARRANTY, STATUTORY OR OTHERWISE, OF ANY NATURE, INCLUDING WITH RESPECT TO ANY EXPRESS OR IMPLIED REPRESENTATION OR
WARRANTY AS TO THE MERCHANTABILITY, QUALITY, QUANTITY, SUITABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE OF THE BUSINESS OR THE ASSETS OF THE IASIS PARTIES. NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED HEREIN OR OTHERWISE, EXCEPT FOR THE
REPRESENTATIONS AND WARRANTIES EXPRESSLY SET FORTH IN ARTICLE II HEREOF AND IN ANY CERTIFICATE OR INSTRUMENT DELIVERED PURSUANT TO THIS AGREEMENT, ALL OTHER WARRANTIES, EXPRESS OR IMPLIED, STATUTORY OR OTHERWISE, OF ANY NATURE, INCLUDING WITH
RESPECT TO ANY EXPRESS OR IMPLIED REPRESENTATION OR WARRANTY AS TO THE MERCHANTABILITY, QUALITY, QUANTITY, SUITABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE OF THE BUSINESS OR THE ASSETS OF THE IASIS PARTIES, ARE HEREBY EXPRESSLY DISCLAIMED. THE MPT
PARTIES REPRESENT, WARRANT, COVENANT AND AGREE, ON BEHALF OF THEMSELVES AND THEIR RESPECTIVE AFFILIATES AND FINANCING SOURCES, THAT IN DETERMINING TO ENTER INTO AND CONSUMMATE THIS AGREEMENT, THE DEBT COMMITMENT LETTER, AND THE TRANSACTIONS
CONTEMPLATED HEREBY AND THEREBY, THEY ARE NOT RELYING UPON ANY REPRESENTATION OR WARRANTY MADE OR PURPORTEDLY MADE BY OR ON BEHALF OF ANY PERSON, OTHER THAN THOSE EXPRESSLY MADE BY THE IASIS PARTIES AS SET FORTH IN ARTICLE II HEREOF AND IN ANY
CERTIFICATE OR INSTRUMENT DELIVERED PURSUANT TO THIS AGREEMENT, AND THAT THE MPT PARTIES SHALL ACQUIRE THE OWNED REAL PROPERTY AND ACQUIRED ASSETS WITHOUT ANY REPRESENTATION OR WARRANTY AS TO MERCHANTABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE, IN
AN “AS IS” CONDITION AND ON A “WHERE IS” BASIS AND “WITH ALL FAULTS”. 
 Without limiting the generality of
the immediately preceding paragraph, it is understood and agreed by the MPT Parties, on behalf of themselves and their respective Affiliates and any Financing Sources, that any cost estimate, projection or other prediction, any data, any financial
information or any memoranda or offering materials or presentations, including, without limitation, any memoranda and materials provided by the IASIS Parties, any direct or indirect 

  
 -42- 

 
holder of equity interests in the IASIS Parties or any of their respective representatives, are not and shall not be deemed to be or to include representations or warranties, except to the extent
explicitly set forth in Article II hereof and in any certificate or instrument delivered pursuant to this Agreement as a representation and warranty by (and only by) the IASIS Parties. 

10.10.    Due Diligence Review. 

(a)    Each of the MPT Parties acknowledges, covenants and agrees, on behalf of itself, and its Affiliates: (a) that
it has completed to its satisfaction its own due diligence investigation, and based thereon, formed its own independent judgment with respect to the IASIS Parties; (b) that it has been furnished with or given full access to such documents and
information about the IASIS Parties and their respective businesses and operations as it and its representatives and advisors have deemed necessary to enable it to make an informed decision with respect to the execution, delivery and performance of
this Agreement and the transactions contemplated hereby; (c) that in entering into this Agreement, it has relied solely upon its own investigation and analysis and the representations and warranties of the IASIS Parties expressly contained in
Article II hereof and in the certificate or instrument delivered pursuant to this Agreement; and (d) that (x) no representation or warranty has been or is being made by the IASIS Parties or any other Person as to the accuracy or
completeness of any of the information provided or made available to MPT Parties or any of their respective representatives and advisors and (y) there are uncertainties inherent in attempting to make estimates, projections, forecasts, plans,
budgets and similar materials and information, each of MPT Parties is familiar with such uncertainties, each of the MPT Parties is taking full responsibility for making its own evaluations of the adequacy and accuracy of any and all estimates,
projections, forecasts, plans, budgets and other materials or information that may have been delivered or made available to it or any of its respective agents or representatives, none of the MPT Parties has relied or will rely on such information,
and none of the MPT Parties will assert, and each will cause their respective Affiliates not to assert, any claims against the IASIS Parties or the Non-Recourse Parties with respect thereto. 

10.11.    Entire Agreement; Modification; Waiver. 

(a)    This Agreement (including all Schedules and Exhibits hereto) and the Confidentiality Agreement contains the entire
agreement among the parties hereto with respect to the subject matter hereof and supersedes all prior agreements and understandings, oral or written, with respect to such matters. 

(b)    Any provision of this Agreement may be amended or waived if, and only if, such amendment or waiver is in writing
and signed, in the case of an amendment, by the MPT Parties and the IASIS Parties, or in the case of a waiver, by the party against whom the waiver is to be effective, provided that Sections 7.2(b), 10.7, 10.8(d), 10.11,
10.14 and 10.16, solely to the extent applicable to the Financing Sources, cannot be amended in a manner materially adverse to the Financing Sources, without consent of the Financing Sources. No failure or delay by any party in
exercising any right, power or privilege hereunder shall operate as a waiver thereof nor shall any single or partial exercise thereof preclude any other or further exercise thereof or the exercise of any other right, power or privilege. Except as
specifically provided otherwise herein, the rights and remedies herein provided are cumulative and none is exclusive of any other, or of any rights or remedies that any party may otherwise have at law or in equity. 

  
 -43- 

 10.12.    Joint Drafting. The Parties hereto have
participated jointly in the negotiation and drafting of this Agreement and, in the event an ambiguity or question of intent or interpretation arises, this Agreement shall be construed as jointly drafted by the parties hereto and no presumption or
burden of proof shall arise favoring or disfavoring any party by virtue of the authorship of any provision of this Agreement. 

10.13.    Counterparts. This Agreement may be executed in one or more counterparts, each of which
shall be deemed an original, and all of which shall constitute one and the same agreement. Delivery of an executed counterpart of a signature page to this Agreement by facsimile, scanned pages or other electronic transmission shall be effective as
delivery of a manually executed counterpart to this Agreement. 
 10.14.    Binding Effect; Limited Third
Party Beneficiaries. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. The terms and provisions of this Agreement are intended solely for the benefit of the IASIS
Parties, the MPT Parties, their Affiliates and their respective permitted successors or assigns, and it is not the intention of the parties to confer, and this Agreement shall not confer, third-party beneficiary rights upon any other person other
than any Non-Recourse Party with respect to Section 10.16 hereof, provided that the Financing Sources shall be third party beneficiaries of Sections 7.2(b), 10.7,
10.8(d), 10.11, 10.14 and 10.16. 
 10.15.    Exhibits within Exhibits.
All exhibits or schedules referenced within any of the Exhibits attached hereto, which are not otherwise attached in an agreed upon form to such Exhibit, shall be mutually agreed to by the parties. 

10.16.    No Recourse. Notwithstanding anything to the contrary contained herein or otherwise, and
except with respect to, and without limitation of, MPT’s obligations under the Limited Guaranty, this Agreement may only be enforced against, and any claims or causes of action that may be based upon, arise out of or relate to this Agreement,
or the negotiation, execution or performance of this Agreement or the Transactions, may only be made against the entities and Persons that are expressly identified as parties to this Agreement in their capacities as such and no former, current or
future stockholders, equity holders, controlling persons, directors, officers, employees, general or limited partners, members, managers, agents or Affiliates of any party hereto or any Financing Source, or any former, current or future direct or
indirect stockholder, equity holder, controlling person, director, officer, employee, general or limited partner, member, manager, agent or Affiliate of any of the foregoing (each, a “Non-Recourse
Party”) shall have any liability for any obligations or liabilities of the parties to this Agreement or for any claim (whether in tort, contract or otherwise) based on, in respect of, relating to, or by reason of, the Transactions or in
respect of any representations made or alleged to be made in connection herewith. Without limiting the foregoing and without limiting the rights of any party against the other parties hereto, and except with respect to, and without limitation of,
MPT’s obligations under the Limited Guaranty, in no event shall any party or any of its Affiliates seek to enforce this Agreement against, make any claims for breach of this Agreement against, or seek to recover monetary damages from, any Non-Recourse Party. 

  
 -44- 

 Notwithstanding the foregoing, nothing in this Section 10.16 shall in any way limit or
modify (x) any Financing Sources’ obligations to the MPT Parties under the Debt Commitment Letter or any obligation of any Financing Source to MPT Parties, or (y) any obligations of Steward, Merger Sub or their Affiliates under or
pursuant to the Merger Agreement. 
 10.17.    Necessary Actions. Each Party shall perform any
further acts and execute and delivery any documents that may be reasonably necessary to carry out the provisions of this Agreement. 

[Remainder of this page intentionally blank; Signature pages follow.] 

  
 -45- 

 IN WITNESS WHEREOF, the undersigned Parties have executed or caused to be executed this
Agreement as of the Effective Date. 
  

			
	IASIS HEALTHCARE CORPORATION
		
	 By:
	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 Signature Page 1 of 3

 Real Property Asset Purchase Agreement 

 CURRENT IASIS LESSEES: 
  

			
	MOUNTAIN VISTA MEDICAL CENTER, LP 	 	IASIS GLENWOOD REGIONAL MEDICAL CENTER, LP

									
					
	By:	  	 IASIS Healthcare Holdings, Inc.
 its general
partner
	  		 	By:	  	 IASIS Healthcare Holdings, Inc.
 its general
partner

					
	By:	  	 /s/ W. Carl Whitmer
	  		 	By:	  	 /s/ W. Carl Whitmer

	Name:	  	W. Carl Whitmer	  		 	Name:	  	W. Carl Whitmer
	Title:	  	President and CEO	  		 	Title:	  	President and CEO
			
	THE MEDICAL CENTER OF SOUTHEAST TEXAS, LP 	  		 	JORDAN VALLEY MEDICAL CENTER, LP 
					
	By:	  	 IASIS Healthcare Holdings, Inc.
 its general
partner
	  		 	By:	  	 IASIS Healthcare Holdings, Inc.
 its general
partner

					
	By:	  	 /s/ W. Carl Whitmer
	  		 	By:	  	 /s/ W. Carl Whitmer

	Name:	  	W. Carl Whitmer	  		 	Name:	  	W. Carl Whitmer
	Title:	  	President and CEO	  		 	Title:	  	President and CEO

  
 -47- 

			
	SELLERS:
	SOUTHWEST GENERAL HOSPITAL, LP
		
	By:	 	IASIS Healthcare Holdings, Inc.
		 	its general partner
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -48- 

			
	ODESSA REGIONAL HOSPITAL, LP
		
	By:	 	IASIS Healthcare Holdings, Inc.
		 	its general partner
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -49- 

			
	BRIM HOLDING COMPANY, INC.
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -50- 

			
	MOUNTAIN POINT HOLDINGS, LLC
		
	By:	 	Seaboard Development LLC
		 	its sole member
		
	By:	 	IASIS Healthcare LLC
		 	its sole member
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -51- 

			
	 SALT LAKE REGIONAL MEDICAL 

CENTER, LP

		
	 By: 
	 	 IASIS Healthcare Holdings, Inc.
 its general
partner

		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -52- 

			
	ST. LUKE’S MEDICAL CENTER, LP 
		
	By: 	 	 IASIS Healthcare Holdings, Inc.
 its general
partner

		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -53- 

			
	SEABOARD DEVELOPMENT, LLC
		
	By:	 	IASIS Healthcare LLC
		 	its sole member
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -54- 

			
	MESA GENERAL HOSPITAL, LP
		
	By:	 	IASIS Healthcare Holdings, Inc.
		 	its general partner
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -55- 

			
	BRIM HEALTHCARE OF TEXAS, LLC 
		
	By:	 	Brim Holding Company, Inc.
		 	its manager
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -56- 

			
	IASIS HEALTHCARE HOLDINGS, INC.
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -57- 

			
	IASIS FINANCE TEXAS HOLDINGS LLC
		
	By:	 	IASIS Finance, Inc.
		 	its sole member
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -58- 

			
	SEABOARD DEVELOPMENT PORT ARTHUR, LLC
		
	By:	 	IASIS Healthcare LLC
		 	its sole member
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -59- 

			
	BEAUMONT HOSPITAL HOLDINGS, INC.
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -60- 

			
	BRIM HEALTHCARE OF COLORADO, LLC
		
	By:	 	Brim Holding Company, Inc.
		 	its sole member
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -61- 

			
	IASIS MANAGEMENT COMPANY
		
	By:	 	 /s/ W. Carl Whitmer

	Name:	 	W. Carl Whitmer
	Title:	 	President and CEO

  
 -62- 

 
	
	MPT PARTIES:
	MPT OF MESA, LLC
	MPT OF WEST MONROE, LLC
	MPT OF PORT ARTHUR, LLC
	MPT OF WEST VALLEY CITY, LLC
	MPT OF HOPE-STEWARD, LLC
	MPT OF ODESSA-STEWARD, LLC
	MPT OF HOUSTON-STEWARD, LLC
	MPT OF PHOENIX-STEWARD, LLC
	MPT OF PHOENIX BEHAVIORAL-STEWARD, LLC
	MPT OF SALT LAKE CITY-STEWARD, LLC
	MPT OF SAN ANTONIO-STEWARD, LLC
	MPT OF TEMPE-STEWARD, LLC
	MPT OF TEXARKANA-STEWARD, LLC
	MPT OF LAS VEGAS-STEWARD, LLC
	MPT OF HOUSTON RE - STEWARD, LLC
	MPT OF LAYTON RE - STEWARD, LLC
	MPT OF MARICOPA RE - STEWARD, LLC
	MPT OF ODESSA RE - STEWARD, LLC
	MPT OF OGDEN RE - STEWARD, LLC
	MPT OF PHOENIX RE - STEWARD, LLC
	MPT OF PORT ARTHUR RE - STEWARD, LLC
	MPT OF WOODLAND PARK RE - STEWARD, LLC
	MPT OF SAN ANTONIO RE - STEWARD, LLC
	MPT OF LEHI-STEWARD, LLC

  

					
	By:	 	MPT Operating Partnership, L.P
	Its:	 	Sole Member of each above-referenced entity
			
		 	By:	 	 /s/ R. Steven Hamner

		 	Name:	 	R. Steven Hamner
		 	Its:	 	Executive Vice President and CFO

  
 -63- 

 ANNEX A 

DEFINED TERMS 
 The
following terms (whether or not capitalized and whether used in the singular or plural) shall have the following meanings as used in this Agreement: 

“Acquired Assets” shall have the meaning set forth in Section 1.1. 

“Acquisition Proposal” shall have the meaning ascribed thereto in the Merger Agreement. 

“Additional Parcels” shall have the meaning set forth in Section 5.11(a). 

“Affiliate” shall mean, as to any Person, (i) any other Person directly or indirectly controlling or controlled by, or
under direct or indirect common control with, such specified Person or (ii) any other Person that owns, beneficially, directly or indirectly, 25% or more of the outstanding capital stock, shares, membership interest or other ownership interest
of such Person. For the purposes of this definition, “control”, when used with respect to any specified Person, means the power to direct the management and policies of such Person directly or indirectly, whether through ownership
of voting securities, by membership, by contract or otherwise; and the terms “controlling” and “controlled” having meanings correlative to the foregoing. For purposes of this Agreement, in no event shall Steward or
any of its Subsidiaries be deemed to be an Affiliate of any of the MPT Parties or any Affiliates of the MPT Parties. 

“Agreement” shall have the meaning set forth in the preamble of this Agreement. 

“Alternative Financing” shall have the meaning set forth in Section 5.8(a)(iii). 

“Alternative Financing Commitment Letter” shall have the meaning set forth in Section 5.8(a)(iii).

 “Annual Financials” shall have the meaning as set forth in Section 2.6(a). 

“Audited Balance Sheet” shall have the meaning as set forth in Section 2.6(a). 

“Audited Balance Sheet Date” shall have the meaning as set forth in Section 2.6(a). 

“Bridge Reduction Conditions” shall have the meaning set forth in Section 5.8(a)(i) 

“Business Day” shall mean any day other than a Saturday, a Sunday or a day on which banks in the City of New York are
authorized or obligated by Law or executive order to close. 
 “Buyer Related Persons” shall the meaning as set forth in
Section 7.2(c). 
 “Buyers” shall have the meaning set forth in the preamble of this Agreement.

 “Closing” shall have the meaning set forth in Section 1.6. 

 “Closing Date” shall have the meaning set forth in
Section 1.6. 
 “Closing Statement” shall have the meaning as set forth in
Section 1.6(b). 
 “Code” shall mean the U.S. Internal Revenue Code of 1986, as amended. 

“Collateral Assignments” shall have the meaning set forth in Section 5.2(b). 

“Collateral Leases” shall have the meaning set forth in Section 2.11(k). 

“Company Incentive Plan” shall have the meaning ascribed thereto in the Merger Agreement. 

“Company Representative” shall have the meaning ascribed thereto in the Merger Agreement. 

“Company Shares” shall have the meaning ascribed thereto in the Merger Agreement. 

“Confidentiality Agreement” shall have the meaning ascribed thereto in the Merger Agreement. 

“Consents” shall have the meaning as set forth in Section 2.5(a). 

“Contracts” means all written contractual agreements relating to or affecting the assets or the operation of the Owned Real
Property to which any of the IASIS Parties is a party. 
 “Credit Facilities” shall have the meaning ascribed
thereto in the Merger Agreement. 
 “Current IASIS Lessees” shall have the meaning set forth in the recitals of this
Agreement. 
 “Current MPT Lessors” shall have the meaning set forth in the recitals of this Agreement. 

“Debt Commitment Letter” shall have the meaning as set forth in Section 3.7(a). 

“Debt Financing” shall have the meaning set forth in Section 3.7(a). 

“Debt Payoff Amount” shall have the meaning as set forth in Section 1.6(b)(v). 

“Deeds” shall have the meaning set forth in EXHIBIT C. 

“Due Diligence Documents” means, collectively, the Property Documents, Title Commitments, Surveys, Zoning Reports, property
condition reports, environmental reports, and any and all other reports, studies, materials and information delivered to or otherwise made available to the MPT Parties and its Representatives, or otherwise obtained by the MPT Parties in connection
with their due diligence investigation of the Owned Real Property. 
 “Effective Date” shall have the meaning set forth in
the preamble of this Agreement. 

  
 -2- 

 “Effective Time” shall have the meaning set forth in the Merger Agreement. 

“Eligible Holder” shall have the meaning ascribed thereto in the Merger Agreement. 

“Encumbrance” means any mortgage, deed of trust, pledge, hypothecation, assignment, charge or deposit arrangement, lien
(statutory or otherwise) or preference, security interest, restrictions or easements or other encumbrance of any kind or nature whatsoever. 

“Environmental Law” shall mean all Laws and Orders relating to pollution, protection of the environment, occupational and
worker health and safety with respect to exposure to or management of Hazardous Materials, human health and safety or natural resources, including all those relating to the presence, exposure to, use, production, generation, handling,
transportation, treatment, storage, disposal, distribution, labeling, testing, processing, discharge, Release, threatened Release, control, or cleanup of any Hazardous Materials. 

“Excluded Assets” shall have the meaning set forth in Section 1.2. 

“Excluded Liabilities” shall have the meaning set forth in Section 1.5. 

“Facility” and “Facilities” shall each have the meaning set forth in the recitals of this Agreement. 

“Financial Statements” shall have the meaning as set forth in Section 2.6(a). 

“Financing Sources” shall mean JPMorgan Chase Bank, N.A., the parties to the Debt Commitment Letter and their respective
former, current or future directors, officers or Affiliates. 
 “Fixtures” shall mean all fixtures, and other items of real
property, including all components thereof, now and hereafter located in, on, or used in connection with, and that are, in each case, permanently affixed to the Owned Land, or permanently affixed or incorporated into the buildings and structures on
the Owned Land, including, without limitation, all permanently affixed furnaces, boilers, heaters, electrical equipment, heating, plumbing, lighting, ventilating, refrigerating, incineration, air and water pollution control, waste disposal, air-cooling and air-conditioning systems and apparatus, sprinkler systems and fire and theft protection equipment, and built-in oxygen
and vacuum systems, all of which, to the greatest extent permitted by law, are hereby deemed by the parties to constitute real estate, together with all replacements, modifications, alterations and additions thereto. 

“Fraud” means, with respect to any party, an actual and intentional fraud with respect to the making of representations and
warranties contained in this Agreement, upon which any other party hereto has reasonably relied, and with respect to which such party had an actual intent to deceive and actual knowledge that the representations and warranties made by such party
were actually breached when made. 
 “GAAP” shall mean U.S. generally accepted accounting principles. 

  
 -3- 

 “Governmental Body” means any (i) national, federal, state, provincial,
county, municipal or local government, foreign or domestic, (ii) political subdivision of any of the foregoing or (iii) entity, authority, agency, ministry or other similar body exercising any legislative, executive, judicial, regulatory
or administrative authority or functions of or pertaining to government, including any court, commission, tribunal or other quasi-governmental entity established to perform any such function. 

“Hazardous Materials” means: (a) petroleum or petroleum products, flammable materials, explosives, radioactive
materials, radon gas, lead-based paint, lead, asbestos in any form, urea formaldehyde foam insulation, polychlorinated biphenyls (PCBs), transformers or other equipment that contain dielectric fluid containing PCBs and mold or fungus of any kind or
species, (b) any chemicals or other materials or substances which are defined as or included in the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,” “toxic substances,”
“toxic pollutants,” “contaminants,” “solid wastes,” “pollutants,” or words of similar import under any Environmental Law, (c) Medical Waste and (d) any other chemical, material or substance exposure
to which is prohibited, limited or regulated under any Environmental Law. 
 “Healthcare Laws” has the meaning set forth in
the Merger Agreement. 
 “Healthcare Licenses” means, collectively, all applicable federal, state and local governmental
and all nongovernmental licenses, approvals, qualifications, variances, certificates of need, franchises, accreditations, certificates, certifications, consents, permits and other authorizations and contracts, which may be (i) necessary for the
operation of each of the Facilities as a general acute care hospital facility (and for such other legal ancillary uses as may be necessary or as are currently undertaken in connection with or incidental to such uses), or (ii) required for
certification and participation under Medicare and Medicaid legislation and regulations, the provider programs of any Governmental Body for each particular Facility, the regulations and standards of the United States Department of Health and Human
Services, and the Centers for Medicare and Medicaid Services, and/or state or federal Title XVIII and/or Title XIX provider programs applicable for each such Facility and its operations. 

“HIPAA” means the Health Insurance Portability and Accountability Act of 1996, as amended by HITECH provisions of the
American Recovery and Reinvestment Act of 2009, and as otherwise may be amended from time to time, and any and all implementing regulations, as in effect from time to time, including, but not limited to, the Privacy Standards (45 C.F.R. Parts 160
and 164), the Electronic Transactions Standards (45 C.F.R. Parts 160 and 162), the Breach Notification Standards (45 C.F.R. Parts 160 and 164) and the Security Standards (45 C.F.R. Parts 160, 162 and 164) promulgated under the Administrative
Simplifications subtitle of the Health Insurance Portability and Accountability Act of 1996, as amended by the final HIPAA omnibus regulations (78 Fed. Reg 5,566 et seq. Jan. 25, 2013). 

“IASIS” shall have the meaning set forth in the preamble of this Agreement. 

“IASIS Material Adverse Effect” shall mean any change, effect, event, occurrence, state of facts or development that
(i) is, or would reasonably be expected to be, individually or in the aggregate, materially adverse to the business, assets, liabilities, results of operations or financial condition of the IASIS Parties, taken as a whole, in each case
excluding any such effect to the extent resulting from, relating to or arising from (a) the public announcement or pendency of this Agreement or the Transactions, solely to the extent such effects are directly attributable to

  
 -4- 

 
the identity of Steward, the MPT Parties and their Affiliates or their financing sources, (b) any press release or other public announcement by Steward or the MPT Parties relating to their
plans or intentions with respect to the conduct of the business (or any portion thereof) of IASIS or any of its Subsidiaries other than any joint press release or any such press release or public announcement consented to in writing by IASIS,
(c) changes in global or United States or foreign national or regional economic, financial, regulatory or geopolitical conditions or events in general, (d) changes in the credit, debt, financial or capital markets or changes in interest or
exchange rates, in each case, in the United States or elsewhere in the world, (e) changes in Laws affecting the IASIS Parties or their Subsidiaries or GAAP or any underlying accounting principles or the interpretation of any of the foregoing by
a Governmental Body (in each case, after the date of this Agreement), (f) force majeure events, (g) changes in IASIS’ and its Subsidiaries’ industries in general or the markets they operate in, or changes in the general business or
economic conditions affecting such industries or markets, (h) any military conflict, outbreak or escalation of hostilities or war or act of foreign or domestic terrorism, (i) any action taken, or omitted to be taken, by the IASIS Parties
or any of their Subsidiaries with the prior written consent of the MPT Parties or any of their Affiliates after the date hereof and on or prior to the Closing Date or (j) any failure by IASIS or its Subsidiaries to meet internal or published
projections, forecasts or estimates of IASIS or its Subsidiaries (provided, however, that any effect, fact or circumstance that caused or contributed to such failure to meet projections, forecasts or estimates shall not be excluded
under this clause (j)), except, in the cases of clauses (c), (d), (e), (f), (g) and (h), to the extent such events, occurrences, state of facts, developments, effects, changes or conditions disproportionately affect IASIS or its Subsidiaries as
compared to other Persons engaged in the same industry; or (ii) irrevocably prevents the satisfaction of the conditions set forth in Section 6.2 of this Agreement. 

“IASIS Parties” shall have the meaning set forth in the preamble of this Agreement. 

“IASIS Parties’ Representative” shall have the meaning set forth in Section 9.1. 

“IASIS Related Parties” shall have the meaning set forth in Section 7.2(c). 

“Improvements” means all buildings, improvements, structures and Fixtures located on the Owned Land (either on the date of
this Agreement or on the Closing Date), including without limitation, landscaping, parking lots and structures, roads, drainage and all above ground and underground utility structures, equipment systems and other
so-called “infrastructure” improvements. 
 “Indebtedness” shall mean
(i) any indebtedness of any of the IASIS Parties for borrowed money and accrued but unpaid interest, premiums and penalties relating thereto, (ii) any indebtedness of any of the IASIS Parties evidenced by a note, bond, debenture or other
similar security, (iii) any indebtedness referred to in clauses (i) through (ii) above of any Person which is either guaranteed by, or secured by an Encumbrance upon any property or asset owned by, any of the IASIS Parties. 

“Individual Purchase Price” shall have the meaning set forth in Section 1.7. 

“Insurance License” shall have the meaning ascribed thereto in the Merger Agreement. 

  
 -5- 

 “Knowledge” or “Knowledge of the IASIS Parties” shall mean with
respect to the IASIS Parties, the actual knowledge of Carl Whitmer, John Doyle, Phil Mazzuca, Michael Uchrin, Bryanie Swilley (Eastern Market President), Larry Hancock (Western Market President) and Eric Paul (Arizona Market President), after
reasonable inquiry of their direct reports (provided, that each will have made reasonable inquiry of the hospital presidents who report directly to him, including confirmation that each such hospital president has submitted its most recent quarterly
certification in accordance with IASIS policy). 
 “Land” shall have the meaning set forth in the recitals of this
Agreement. 
 “Law” shall mean any federal, state, local or foreign law, statute, ordinance, rule, code, regulation, order,
judgment or decree, administrative order or decree or administrative or judicial decision, including common law. 
 “Lease
Terminations” shall have the meaning set forth in the recitals of this Agreement. 
 “Leased Real Property” shall
have the meaning set forth in the recitals of this Agreement. 
 “Liability” mean any and all debts, liabilities, expenses,
commitments, obligations, actions and damages of any kind, character or description, whether direct or indirect, contingent or absolute, matured or unmatured, accrued or not accrued, asserted or not asserted, known or unknown, disputed or
undisputed, joint or several, secured or unsecured, liquidated or unliquidated, determined, determinable or otherwise, whenever or however arising (including whether arising under any Law, Litigation or Order and those arising under any Contracts),
in each case that would be required by GAAP to be reflected in financial statements or disclosed in the notes thereto. 
 “Liability
Limitation” shall have the meaning set forth in Section 7.2(c). 
 “Licenses” shall mean
all licenses, permits, franchises, certificates and certifications, approvals, exemptions, classifications, registrations and other similar documents and authorizations exclusively related to the Owned Real Property (but excluding those licenses
related to the operation of the Facilities, including, without limitation, Healthcare Licenses) and issued by any Governmental Body, and applications, amendments and modifications of any of the foregoing. 

“Limited Guaranty” shall have the meaning set forth in the recitals of this Agreement. 

“Litigation” shall mean any claim, demand, citation, action, arbitration, suit, litigation, complaint, proceeding or
investigation of any kind whatsoever, at law or in equity (including actions or proceedings seeking injunctive relief), by or before any Governmental Body. 

“made available” or words of similar import means materials posted to the “Ignite VDR” data room on merrillcorp.com
and accessible to the MPT Parties on or before 12:00 p.m. Central Time at least three (3) Business Days immediately preceding the date of this Agreement. 

  
 -6- 

 “Marketing Period” shall mean the first period of fifteen (15) consecutive
Business Days after the date of this Agreement (1) commencing on the date the IASIS Parties shall have delivered to the MPT Parties the Required Information and (2) as of the first day and throughout such fifteen (15) consecutive
Business Day period, the IASIS Parties’ independent accountants shall not have withdrawn any audit opinion with respect to any year-end audited financial statements included in the Required Information,
in which case the Marketing Period shall not be deemed to commence until the time at which, as applicable, an unqualified audit opinion is issued with respect to the consolidated financial statements for the applicable periods by the IASIS
Parties’ independent accountants or another independent registered accounting firm reasonably acceptable to the MPT Parties; provided, that the Marketing Period shall end on any earlier date that is the date on which the full proceeds to be
provided to the MPT Parties by the Debt Financing are made available to Steward to complete the Merger; provided, futher that the entirety of the Marketing Period shall occur prior to August 21, 2017 or after September 5,
2017 and on or prior to December 22, 2017 or on or after January 2, 2018, and any day from and including June 30, 2017 to July 4, 2017, November 23, 2017, November 24, 2017 and any day from and including
December 18, 2017 to January 2, 2018 shall not be deemed a Business Day for purposes of the Marketing Period. If the IASIS Parties shall in good faith believe they have provided the Required Information, they may deliver to the MPT Parties
a written notice to that effect (stating when it believes it completed such delivery), in which case the Marketing Period shall be deemed to have commenced as of the delivery date indicated in such written notice unless the MPT Parties in good faith
reasonably believe the IASIS Parties have not completed the delivery of the Required Information and, within two (2) Business Days after the delivery of such notice by the IASIS Parties, deliver a written notice to the IASIS Parties to that
effect (stating with specificity which Required Information the IASIS Parties has not delivered); provided, that it is understood that the delivery of such written notice from the MPT Parties to the IASIS Parties will not prejudice the IASIS
Parties’ right to assert that the Required Information has in fact been delivered. 
 “Master Agreement” means that
certain (Project Ignite) Master Agreement dated the date hereof among Steward, certain Affiliates and subsidiaries of Steward, MPT Sycamore Opco, LLC, the Buyers and certain of the Buyers’ Affiliates, pursuant to which the “MPT
Parties” thereto have agreed, among other things, to fund the “Acquisition Loan” (as therein defined) and the Mortgage Financing, as modified, amended or restated from time to time. 

“Material Contract” shall have the meaning ascribed thereto in the Merger Agreement. 

“Medicaid” shall mean the medical assistance program established by Title XIX of the Social Security Act (42 U.S.C. Sections
1396 et seq.) and any statute succeeding thereto. 
 “Medical Waste” means (i) pathological waste, (ii) blood,
(iii) wastes from surgery or autopsy, (iv) dialysis waste, including contaminated disposable equipment and supplies, (v) cultures and stocks of infectious agents and associated biological agents, (vi) contaminated animals,
(vii) isolation wastes, (viii) contaminated equipment, (ix) laboratory waste and (x) other biological waste and discarded materials contaminated with or exposed to blood, excretion, or secretions from human beings or animals,
including any substance, pollutant, material or contaminant listed or regulated under the Medical Waste Tracking Act of 1988, 42 U.S.C. § 6992, et seq. 

  
 -7- 

 “Medicare” shall mean the health insurance program for the aged and disabled
established by Title XVIII of the Social Security Act (42 U.S.C. Sections 1395 et seq.) and any statute succeeding thereto. 

“Merger Agreement” shall have the meaning set forth in the recitals of this Agreement. 

“Merger Sub” shall have the meaning set forth in the recitals of this Agreement. 

“Monetary Encumbrance” shall mean any mortgage, deed of trust or similar security instrument filed or recorded against the
Owned Real Property to secure indebtedness of any of the IASIS Parties for borrowed money, other than any Monetary Encumbrances that will be satisfied, discharged or paid off in connection with the Closing under this Agreement and the Merger
Agreement. 
 “Mortgage Financing” means the mortgage financing pursuant to the Master Agreement in the amount of Seven
Hundred Million and No/100 Dollars ($700,000,000) to be provided by MPT or its Affiliates to certain Subsidiaries of Steward immediately following the closing under the Merger Agreement. 

“Mortgage Transactions” means the Mortgage Financing to be provided by MPT or its Affiliates pursuant to the Master
Agreement. 
 “Most Recent Balance Sheet” shall have the meaning as set forth in
Section 2.6(a). 
 “Most Recent Balance Sheet Date” shall have the meaning as set forth in
Section 2.6(a). 
 “MPT” shall have the meaning set forth in the recitals of this Agreement. 

“MPT-IASIS Leases” means, collectively: (i) that certain Lease Agreement, dated
September 26, 2013, by and between MPT of Mesa, LLC, as landlord, and Mountain Vista Medical Center, LP, as tenant, (ii) that certain Lease Agreement, dated September 26, 2013, by and between MPT of West Monroe, LLC, as landlord, and
IASIS Glenwood Regional Medical Center, LP, as tenant, (iii) that certain Lease Agreement, dated September 26, 2013, by and between MPT of Port Arthur, LLC, as landlord, and The Medical Center of Southeast Texas, LP, as tenant, and
(iv) that certain Second Amended and Restated Pioneer Hospital Lease, dated September 26, 2013, by and between MPT of West Valley City, LLC, as landlord, and Jordan Valley Medical Center, LP, as tenant, as each of the same has been
amended, modified or supplemented from time to time. 
 “MPT Leased Land” shall have the meaning set forth in the
recitals of this Agreement. 
 “MPT Material Adverse Effect” shall have the meaning set forth in
Section 3.1. 
 “MPT Parties” shall have the meaning set forth in the preamble of this
Agreement. 
 “MPT Real Property” shall have the meaning set forth in the recitals of this Agreement. 

“MPT Representative” shall have the meaning as set forth in Section 9.2. 

  
 -8- 

 “OFAC” shall have the meaning as set forth in
Section 2.9(a). 
 “Optional Properties” shall have the meaning set forth in
Section 5.11(b). 
 “Options” shall have the meaning ascribed thereto in the Merger Agreement.

 “Orders” shall have the meaning ascribed thereto in the Merger Agreement. 

“Ordinary Course of Business” means, with respect to the Owned Real Property, the ordinary course of business of the IASIS
Parties consistent with past practice. 
 “Owned Land” shall have the meaning set forth in the recitals of this Agreement.

 “Owned Real Property” shall have the meaning set forth in the recitals of this Agreement. 

“Parties” shall have the meaning set forth in the preamble of this Agreement. 

“Patriot Act” shall have the meaning as set forth in Section 2.9(a). 

“Permit” shall have the meaning ascribed thereto in the Merger Agreement. 

“Permitted Encumbrance” shall mean (a) any Encumbrance for or arising from Taxes, assessments or other governmental
charges not yet due and payable or which may hereafter be paid without penalty or which are being contested in good faith by appropriate proceedings and, in each case, for which appropriate reserves have been established in accordance with GAAP;
(b) any Encumbrance of any landlord, carrier, warehouseman, mechanic, construction contractor or materialman or any like Encumbrance arising in the Ordinary Course of Business for sums or liabilities that are not yet due or delinquent or are
being contested in good faith and, in each case, for which appropriate reserves have been established in accordance with GAAP; (c) restrictions, easements, rights of way, covenants, conditions, encumbrances, defects, imperfections of title, and
other similar matters, so long as such matters do not, collectively or individually, materially and adversely interfere with the use and operations of the Facilities in a manner consistent with the current use by the Sellers; (d) matters set
forth in the Title Commitments (excluding Monetary Encumbrances); (e) encroachments, if any, on any street or highway, provided that the same do not materially and adversely interfere with the use and operations of the Facilities in a manner
consistent with the current use by the Sellers; (f) matters disclosed on the Surveys; (g) the right of a licensee, sublicensee, lessee or sublessee under any Contract, Tenant Lease or Collateral Lease, as licensee, sublicensee, lessee or
sublessee only; (h) zoning, building codes, entitlements and other land use Laws and environmental regulations regulating the use or occupancy of real property or the activities conducted thereon which are imposed by any Governmental Authority
having jurisdiction over such real property; (i) Encumbrances granted under or securing the existing Credit Facilities, provided that the same are removed or discharged at Closing in accordance with this Agreement, (j) Encumbrances,
claims or title exceptions caused by or resulting from the acts of the MPT Parties, (k) Encumbrances or exceptions that the Title Company is willing to insure over at a de minimus cost to the MPT Parties (or which is paid for by the IASIS
Parties), (l) other Encumbrances, if any, that, individually or in the aggregate, do not materially and adversely interfere with the use and 

  
 -9- 

 
operations of the Facilities in a manner consistent with the current use by the Sellers; and (m) other matters, encumbrances and defects that are otherwise expressly approved by the MPT
Parties in writing. 
 “Person” shall mean an individual, a corporation, a limited liability company, a general or limited
partnership, an unincorporated association, a joint venture, a Governmental Body or another entity or group. 
 “Plan”
shall have the meaning ascribed thereto in the Merger Agreement. 
 “Prohibited Amendment” shall have the meaning set forth
in Section 5.8(a)(i). 
 “Property Documents” shall have the meaning as set forth in
Section 1.1. 
 “Public Taking” shall have the meaning set forth in
Section 2.11(e). 
 “Purchase Price” shall have the meaning set forth in
Section 1.3. 
 “Real Property” shall have the meaning set forth in the recitals of this
Agreement. 
 “Representatives” shall mean the respective stockholders, directors, officers, members, managers, employees,
affiliates, agents, investment bankers, financial advisors, attorneys, accountants, advisors, brokers, finders, consultants or representatives of the MPT Parties, the IASIS Parties, or any of their respective Affiliates, as the case may be. 

“Required Information” shall have the meaning ascribed thereto in the Merger Agreement. 

“Reverse Termination Fee” shall have the meaning as set forth in Section 7.2(b). 

“RSU Awards” shall have the meaning ascribed thereto in the Merger Agreement. 

“Sales” shall have the meaning set forth in the recitals of this Agreement. 

“Sellers” shall have the meaning set forth in the preamble of this Agreement. 

“Steward” shall have the meaning set forth in the recitals of this Agreement. 

“Subsidiary” shall mean any entity in which a majority of the outstanding capital stock, voting power or other equity
interests (the holder of which is generally entitled to elect a majority of the board of directors or other governing body of such entity) is owned directly or indirectly by IASIS and/or another Subsidiary of IASIS. 

“Surveys” means “as-built” ALTA surveys obtained by the MPT Parties by an
engineer or surveyor licensed in the State(s) in which the Real Property is located. 
 “Taxes” shall mean all income,
gross receipts, excise, property, sales, gain, use, license, capital stock, transfer, franchise, payroll, employment, withholding, social security (or similar), occupation, premium, windfall profits, customs duties, profits, unemployment,
disability, 

  
 -10- 

 
registration, value added, alternative or add-on minimum, estimated, or other taxes of any kind whatsoever, including any interest, penalties or additions
attributable thereto, whether disputed or not. 
 “Tax Returns” shall mean any return, report, information return or other
similar document required to be filed with any Governmental Body with respect to Taxes. 
 “Tenant Leases” shall have the
meaning set forth in the Section 2.11(h). 
 “Termination Date” shall have the meaning as set
forth in Section 7.1. 
 “Termination of Lease Agreements” shall have the meaning set forth in
EXHIBIT C. 
 “Title Commitments” means the title commitments issued by the Title Company to the
applicable MPT Parties. 
 “Title Company” means First American Title Insurance Company. 

“Title Policies” means the ALTA owner’s title insurance policies issued by the Title Company to the applicable MPT
Parties, at the MPT Parties’ expense. 
 “Transactions” shall have the meaning set forth in the recitals of this
Agreement. For the avoidance of doubt, for purposes of this Agreement Transactions shall not include the transactions contemplated under the Merger Agreement. 

“Transaction Documents” means, collectively, this Agreement and each other agreement entered into or document delivered
pursuant to this Agreement, including the Deeds. For the avoidance of doubt, neither the Merger Agreement nor any Ancillary Documents (as defined in the Merger Agreement) shall be a Transaction Document for purposes of this Agreement. 

“Transfer Taxes” shall have the meaning set forth in the Merger Agreement. 

“Treasury Regulation” shall have the meaning set forth in the Merger Agreement. 

“Unallocated Parcels” shall mean those parcels of real property identified on Schedule 2 as “Unallocated
Parcels”. 
 “Updated Solvency Opinion” shall have the meaning set forth in the Merger Agreement. 

“Upstream Transactions” shall have the meaning as set forth in Section 1.3. 

“Warranties” means all warranties and guaranties exclusively relating to any of the Owned Real Property or Acquired Assets,
whether express or implied, which any of IASIS or Sellers now holds or under which any of them is the beneficiary. 
 “Zoning
Reports” shall have the meaning ascribed thereto in the Merger Agreement 

  
 -11-

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