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Exhibit 10.22  

 
 

ANQIU CITY PEOPLE'S HOSPITAL ASSETS TRANSFER AGREEMENT    
    

Transferor:
Anqiu City National Department of Assets Management 

Transferee:
United States China Hospital, Inc. 

[Signatures
by both parties] 

        Due
to the need for economic developments, the Anqiu City Committee and City Governments decided to transform the ownership system of the state-owned Anqiu City People's Hospital through
the method of transferring state-owned assets, in order to bring in outside finance and advanced management system. 

        Party
B is the United States China Hospital, Inc. Party A, the State Asset Management Bureau in Anqiu City, is in charge of the asset of Anqiu City People's Hospital. To fully
utilize funds from the United States, to improve the standard of medical care in Anqiu City, and to take full advantage of Party B's finance, experience in management and technology and Party A's
local medical services, the parties execute and agree to abide by this contract based on the principles of fairness, consent, and good faith, in accordance with the Contract law of the People's
Republic of China. 

 Section 1 Transfer of Interests and Rights  

        Party A transfers to Party B all its interests and rights in Anqiu City People's Hospital (including city hospital's ownership and management right). Party B
agrees to accept all debts of Anqiu City People's Hospital. 

 Section 2 Cost for Transfer of Interests and Rights  

        Party A agrees to have the above interests and rights evaluated by an independent accountant, and then transfer them to Party B for the evaluated value, subject
to the employee one-at-a-time settlement fee and retirement fee in accordance with the requirements of the Department of Social Safeguard and the Anqiu City
Government. The remaining transferable asset has gross value for 50,000,000 RMB. Party B is to pay the first installment of $1,000,000 U.S. within 7 days after the signing of this contract. The
rest is to be paid in full within one month after the evaluation but not more than three months. Party B agrees that thereafter it will use part of profits annually for the construction and
development of the new site of the hospital. 

 Section 3 Goals for the Purchase of Assets  

        After Party B accepts the ownership of the hospital, Party B will begin modify/change the system and the management of the hospital. The improved hospital will
use Party B's funds and advanced management experience to improve the training of the medical personnel, to import high-quality personnel, to hire and invite doctors from
Ji-Nan, Wei-Fong, Chin-Dao, Beijing, and Shanghai to instruct, train, and even work as long-term employees, to improve the development and management of
the hospital. In addition, Party B will contribute to make improvements of the office buildings and hospital rooms to build a garden style hospital. 

 Section 4  

        After the transfer of the assets, Party B is responsible for the accepting and employing all the approximately 899 employees of Anqiu City People's Hospital
(including, 693 employees based on state-owned enterprise, 2 employees based on collectively-owned enterprise, 204 long term temporary employees, and 133retired employees), and to execute new employee
contracts (for at least one year). First year Party B will employ all of the existing employees and guarantees a one-time employment. Thereafter, Party B may choose to hire new employees
or lay off employees. Party will settle down the 

 

unemployed
in according to the relating national policy. The one-at-a-time settlement fee and retirement fee withhold by Party A from the evaluated assets will be
left to Party B to serve its designated purpose. Party B agrees that the total wages of the existing employees after the ownership will not be lower than the total wages in 2002. 

 Section 5 Acceptance of Rights and Assumption of Liabilities  

        Party B accept all evaluated assets and assumes all liabilities of approximately 60,000,000 RMB of Anqiu City People's Hospital (assets in book value is
approximately 170,000,000 RMB, including employee dormitories; total liabilities approximately 60,000,000 RMB; net assets equals 110,000,000 RMB). 

 Section 6 Rights and Responsibilities of the Parties  

        1.     Party
A guarantees Anqiu City People's Hospital would remain a tax-free organization after the transfer. 

        2.     Party
A guarantees that Anqiu City People's Hospital would continue to enjoy the privilege of qualifying as an appointed hospital. 

        3.     Party
A guarantees that after the transfer of the ownership to Party B, Party A and other higher government agencies will continue to maintain the conditions necessary
for the regular operation of the hospital, including administrative, tax, and security, etc. Anqiu City Government is to mediate the problems should any problem arises. 

        4.     Party
B agrees to be monitored by the sanitation branch of the city, to perform government arranged emergency rescues and diagnosis assignments, and to charge fees as set
and supervised by the National Price Department. 

 Section 7 Asset Processing during the Transfer  

        1.     The
perimeter of this transfer of assets is the entire rights, interests and liabilities of Anqiu City People's Hospital (not including employees' living quarters); 

        2.     Right
to Land Use: The transfer of land includes the land for the operation of the hosptial (Main Site) and the new site of the (same) hospital. 

 Section 8 Transfer of Assets  

        Parties will follow the "Asset Transfer List," and transfer all assets within 1 month after the execution of the contract. 

        Party
A will compete the transfer of all of asset of the hospital within one month after the execution of the contract. 

 Section 9 Date for Transfer of Assets  

        The parties agree that the date for the transfer of assets is January 2, 2004. 

 Section 10 Amendment of Documents  

        Party A will assist Party B in going through the procedures necessary for the transfer of the assets. Party B cannot transfer the assets of Anqiu City People's
Hospital to any third parties after receiving the assets from Party A. Should any transfer to third parties become necessary, the transfer must be approved by Anqiu City Government. 

2

 

 Section 11 Liabilities for Breach of Contract  

        Any party breaching the contract will be liable for the damages resulting from the breach. The parties may repudiate the contract after negotiations. 

 Section 12 Disputes Resolution  

        Disputes arising from the performance of this contract shall be resolved by the parties' negotiations. Should the negotiations fails to resolve the dispute, the
parties may choose one of the following to resolve the dispute: 

        1.     Apply
for arbitration in accordance with law. 

        2.     File
an action with the local courthouse. 

 Section 13 Modification and Repudiation of Contract  

        1.     Any
modification or repudiation of the contract must be consented by both parties. 

        2.     Should
any damages occur from nature disasters that cannot be prevented, the contract may be modified or repudiated. 

 Section 14 Representations  

        1.     Party
A represents to Party B that the assets transferred is genuine, reliable, and complete. Party A also represents the following conditions: 

        (1)   The
hospital is not being foreclosed by courts; 

        (2)   The
hospital is not encumbered; 

        (3)   The
hospital does not have any hidden assets; 

        (4)   There
is no other condition that may affect the truthfulness, reliability, and completeness of the ownership rights of the hospital. 

        2.     Party
B represents to Party A that it has the legal right and capability to proceed with the asset transfer. 

 Section 15 Execution of the Contract  

        This contract is effective as of January 2, 2004 after signed and stamped by the parties. 

        All
necessary exhibits to this contract are equally legally binding as the contract itself. 

        The
contract has two originals. Party A and Party B each hold an original contract. 

 Section 17  

        Parties may execute addendums to supplement items not covered by this contract. 

        December 21,
2003 

        Enclosure:

        1.     Business
license of Anqiu City People's Hospital. 

        2.     Related
documents for transfer. 

        3.     Grant
Deed. 

        4.     Others. 

3

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Exhibit 10.24    
    

Share Pledge Agreement  

This
Share Pledge Agreement (this "Agreement") has been executed by and among the following parties on April 29, 2004 in Beijing. 

Party A: Beijing RaiseChina BioTech, Inc. (hereinafter the "Pledgee")  

Address:
Suite 704, 26 Information Road, Haidian District, Beijing 100083, P.R.China 

Party B: Zhengmao Hu (hereinafter the "Pledgor")  

ID
Card No.: 410221700414021, address: 701 Building 18, Yimei Garden, Haidian, Beijing 

Party C: Beijing Dongjun Hospitals Investment and Management Co., Ltd.  

Address:
2501, China World Tower 1, No. 1 Jianguomenwai Avenue, Beijing 100004, P. R. China 

        Whereas: 

	1.
	Party
B is a citizen of the People's Republic of China ("China"), and holds 99.9% of the equity interest in Party C. Party C is a limited liability company registered in Beijing, China
engaging in hospital investment and management business. Party C intends to acknowledge the respective rights and obligations of Pledgor and Pledgee under this Agreement, and to provide any necessary
assistance in registering the Pledge;

	2.
	Pledgee
is a wholly-foreign-owned enterprise registered in Beijing, China. Pledgee and Party C partially owned by Pledgor have executed an Exclusive Business Cooperation Agreement on
April 29, 2004;

	3.
	To
ensure that Pledgee collects all payments due by Party C, including without limitation the consulting and service fees regularly from Party C, Pledgor hereby pledges all of the
equity interest in Party C held by him as security for payment of the consulting and service fees under the Business Cooperation Agreement; 

To
perform the provisions of the Business Cooperation Agreement, the Parties have mutually agreed to execute this Agreement upon the following terms. 

1.    Definitions  

Unless
otherwise provided herein, the terms below shall have the following meanings: 

	1.1
	Pledge:
shall refer to the security interest granted by Pledgor to Pledgee pursuant to Article 2 of this Agreement, i.e., the right of Pledgee to be compensated on a
preferential basis with the conversion, auction or sales price of the Equity Interest.

	1.2
	Equity
Interest: shall refer to all of the equity interest lawfully now held and hereafter acquired by Pledgor in Party C.

	1.3
	Term
of Pledge: shall refer to the term set forth in Section 3.2 of this Agreement.

	1.4
	Business
Cooperation Agreement: shall refer to the Exclusive Business Cooperation Agreement executed by and between Party C partially owned by Pledgor and Pledgee on
April 29, 2004.

	1.5
	Event
of Default: shall refer to any of the circumstances set forth in Article 7 of this Agreement.

	1.6
	Notice
of Default: shall refer to the notice issued by Pledgee in accordance with this Agreement declaring an Event of Default. 

 

2.    The Pledge  

As
collateral security for the prompt and complete payment and performance when due (whether at stated maturity, by acceleration or otherwise) of any or all the payments due by Party C, including
without limitation the consulting and services fees payable to the Pledgee under the Business Cooperation Agreement, Pledgor hereby assign, conveys, mortgages, pledges, hypothecates, grants, transfer
and sets over to Pledgee a first security interest in all of Pledgor's right, title and interest, whether now owned or hereafter acquired by Pledgor, in the Equity Interest of Party C. 

3.    Term of Pledge  

	3.1
	The
Pledge shall become effective as of the date when the Pledge is registered in the shareholders' register. The Pledge shall be continuously valid until all payments due under the
Business Cooperation Agreement have been fulfilled by Party C. The parties agree that Pledgor and Party C shall register the Pledge in the shareholders' register of Party C within 3 business days
following the execution of this Agreement.

	3.2
	During
the term of the Pledge, in the event Party C fails to pay the exclusive consulting or service fees in accordance with the Business Cooperation Agreement, Pledgee shall have the
right, but not the obligation, to dispose of the Equity Interest in accordance with the provisions of this Agreement. 

4.    Custody of Records for Equity Interest subject to Pledge  

	4.1
	During
the term of the Pledge set forth in this Agreement, Pledgor shall deliver to Pledgee's custody the capital contribution certificate for the Equity Interest and the
shareholders' register containing the Pledge within one week from the execution of this Agreement. Pledgee shall have custody of such items during the entire term of the Pledge set forth in this
Agreement.

	4.2
	Pledgee
shall have the right to collect dividends generated by the Equity Interest during the term of the Pledge. 

5.    Representations and Warranties of Pledgor  

	5.1
	Pledgor
is the sole legal and beneficial owner of the Equity Interest.

	5.2
	Pledgee
shall have the right to dispose of and transfer the Equity Interest in accordance with the provisions set forth in this Agreement.

	5.3
	Except
for the Pledge, Pledgor has not placed any security interest or other encumbrance on the Equity Interest. 

6.    Covenants and Further Agreements of Pledgor  

	6.1
	Pledgor
hereby covenants to the Pledgee, that during the term of this Agreement, Pledgor shall:

	6.1.1
	not
transfer the Equity Interest, place or permit the existence of any security interest or other encumbrance that may affect the Pledgee's rights and interests in the Equity
Interest, without the prior written consent of Pledgee, except for the performance of the Exclusive Option Agreement executed by Pledgor, Pledgee and Party C on April 29, 2004; 

2

 

	6.1.2
	comply
with the provisions of all laws and regulations applicable to the pledge of rights, and within 5 days of receipt of any notice, order or recommendation issued or
prepared by relevant competent authorities regarding the Pledge, shall present the aforementioned notice, order or recommendation to Pledgee, and shall comply with the aforementioned notice, order or
recommendation or submit objections and representations with respect to the aforementioned matters upon Pledgee's reasonable request or upon consent of Pledgee;

	6.1.3
	promptly
notify Pledgee of any event or notice received by Pledgor that may have an impact on Pledgee's rights to the Equity Interest or any portion thereof, as well as any event or
notice received by Pledgor that may have an impact on any guarantees and other obligations of Pledgor arising out of this Agreement.

	6.2
	Pledgor
agrees that the rights acquired by Pledgee in accordance with this Agreement with respect to the Pledge shall not be interrupted or harmed by Pledgor or any heirs or
representatives of Pledgor or any other persons through any legal proceedings.

	6.3
	To
protect or perfect the security interest granted by this Agreement for payment of the consulting and service fees under the Business Cooperation Agreement, Pledgor hereby
undertakes to execute in good faith and to cause other parties who have an interest in the Pledge to execute all certificates, agreements, deeds and/or covenants required by Pledgee. Pledgor also
undertakes to perform and to cause other parties who have an interest in the Pledge to perform actions required by Pledgee, to facilitate the exercise by Pledgee of its rights and authority granted
thereto by this Agreement, and to enter into all relevant documents regarding ownership of equity interest with Pledgee or designee(s) of Pledgee (natural persons/legal persons). Pledgor undertakes to
provide Pledgee within a reasonable time with all notices, orders and decisions regarding the Pledge that are required by Pledgee.

	6.4
	Pledgor
hereby undertakes to comply with and perform all guarantees, promises, agreements, representations and conditions under this Agreement. In the event of failure or partial
performance of its guarantees, promises, agreements, representations and conditions, Pledgor shall indemnify Pledgee for all losses resulting therefrom. 

7.    Event of Default  

	7.1
	The
following circumstances shall be deemed Event of Default:

	7.1.1
	Party
C fails to pay in full any of the consulting and service fees payable under the Business Cooperation Agreement or breaches any other obligations of Party C thereunder;

	7.1.2
	Any
representation or warranty by Pledgor in Article 5 of this Agreement contains material misrepresentations or errors, and/or Pledgor violates any of the warranties in
Article 5 of this Agreement;

	7.1.3
	Pledgor
and Party C fail to complete the filing procedure of the Pledge stipulated in Section 3.1;

	7.1.4
	Pledgor
and Party C breach any provisions of this Agreement;

	7.1.5
	Except
as expressly stipulated in Section 6.1.1, Pledgor transfers or purports to transfer or abandons the Equity Interest pledged or assigns the Equity Interest pledged
without the written consent of Pledgee;

	7.1.6
	Any
of Pledgor's own loans, guarantees, indemnifications, promises or other debt liabilities to any third party or parties (1) become subject to a demand of early 

3

 

repayment
or performance due to default on the part of Pledgor; or (2) become due but are not capable of being repaid or performed in a timely manner; 

	7.1.7
	Any
approval, license, permit or authorization of government agencies that makes this Agreement enforceable, legal and effective is withdrawn, terminated, invalidated or
substantively changed;

	7.1.8
	The
promulgation of applicable laws renders this Agreement illegal or renders it impossible for Pledgor to continue to perform its obligations under this Agreement;

	7.1.9
	Adverse
changes in properties owned by Pledgor, which lead Pledgee to believe that that Pledgor's ability to perform its obligations under this Agreement has been affected;

	7.1.10
	The
successor or custodian of Party C is capable of only partially perform or refuses to perform the payment obligations under the Business Cooperation Agreement; and

	7.1.11
	Any
other circumstances occur where Pledgee is or may become unable to exercise its right with respect to the Pledge.

	7.2
	Upon
notice or discovery of the occurrence of any circumstances or event that may lead to the aforementioned circumstances described in Section 7.1, Pledgor shall immediately
notify Pledgee in writing accordingly.

	7.3
	Unless
an Event of Default set forth in this Section 7.1 has been successfully resolved to Pledgee's satisfaction, Pledgee may issue a Notice of Default to Pledgor in writing
upon the occurrence of the Event of Default or at any time thereafter and demand that Pledgor immediately pay all outstanding payments due under the Business Cooperation Agreement and all other
payments due to Pledgee, and/or dispose of the Pledge in accordance with the provisions of Article 8 of this Agreement. 

8.    Exercise of Pledge  

	8.1
	Prior
to the full payment of the consulting and service fee described in the Business Cooperation Agreement, without the Pledgee's written consent, Pledgor shall not assign the Pledge
or the Equity Interest in Party C.

	8.2
	Pledgee
may issue a Notice of Default to Pledgor when exercising the Pledge.

	8.3
	Subject
to the provisions of Section 7.3, Pledgee may exercise the right to enforce the Pledge concurrently with the issuance of the Notice of Default in accordance with
Section 7.2 or at any time after the issuance of the Notice of Default. Once Pledgee elects to enforce the Pledge, Pledgor shall cease to be entitled to any rights or interests associated with
the Equity Interest.

	8.4
	In
the event of default, Pledgee is entitled to take possession of the Equity Interest pledged hereunder and to dispose of the Equity Interest, to the extent permitted and in
accordance with applicable laws, without obligation to account to Pledgor for proceeds of disposition and Pledgor hereby waives any rights it may have to demand any such accounting from Pledgee.
Likewise, in such circumstance Pledgor shall have no obligation to Pledgee for any deficiency remaining after such disposition of the Equity Interest.

	8.5
	When
Pledgee disposes of the Pledge in accordance with this Agreement, Pledgor and Party C shall provide necessary assistance to enable Pledgee to enforce the Pledge in accordance
with this Agreement. 

4

 

9.    Assignment  

	9.1
	Without
Pledgee's prior written consent, Pledgor shall not have the right to assign or delegate its rights and obligations under this Agreement.

	9.2
	This
Agreement shall be binding on Pledgor and its successors and permitted assigns, and shall be valid with respect to Pledgee and each of its successors and assigns.

	9.3
	At
any time, Pledgee may assign any and all of its rights and obligations under the Business Cooperation Agreement to its designee(s) (natural/legal persons), in which case the
assigns shall have the rights and obligations of Pledgee under this Agreement, as if it were the original party to this Agreement. When the Pledgee assigns the rights and obligations under the
Business Cooperation Agreement, upon Pledgee's request, Pledgor shall execute relevant agreements or other documents relating to such assignment.

	9.4
	In
the event of a change in Pledgee due to an assignment, Pledgor shall, at the request of Pledgee, execute a new pledge agreement with the new pledgee on the same terms and
conditions as this Agreement.

	9.5
	Pledgor
shall strictly abide by the provisions of this Agreement and other contracts jointly or separately executed by the parties hereto or any of them, including the Exclusive
Option Agreement and the Power of Attorney granted to Pledgee, perform the obligations hereunder and thereunder, and refrain from any action/omission that may affect the effectiveness and
enforceability thereof. Any remaining rights of Pledgor with respect to the Equity Interest pledged hereunder shall not be exercised by Pledgor except in accordance with the written instructions of
Pledgee. 

10.    Termination  

Upon
the full payment of the consulting and service fees under the Business Cooperation Agreement and upon termination of Party C's obligations under the Business Cooperation Agreement, this Agreement
shall be terminated, and Pledgee shall then cancel or terminate this Agreement as soon as reasonably practicable. 

11.    Handling Fees and Other Expenses  

All
fees and out of pocket expenses relating to this Agreement, including but not limited to legal costs, cost of production, stamp tax and any other taxes and fees, shall be borne by Party C. 

12.    The Duty to Maintain Confidentiality  

The
Parties acknowledge that any oral or written information exchanged among them with respect to this Agreement is confidential information. Each Party shall maintain the confidentiality of all such
information, and without obtaining the written consent of other Parties, it shall not disclose any relevant information to any third parties, except in the following circumstances: (a) such
information is or will be in the public domain (provided that this is not the result of a public disclosure by the receiving party); (b) information disclosed as required by applicable laws or
rules or regulations of any stock exchange; or (c) information required to be disclosed by any Party to its legal counsel or financial advisor regarding the transaction contemplated hereunder,
and such legal counsel or financial advisor are also bound by confidentiality duties similar to the duties in this section. Disclosure of any confidential information by the staff members or agency
hired by any Party shall be deemed disclosure of such confidential information by such Party, which Party 

5

 

shall
be held liable for breach of this Agreement. This section shall survive the termination of this Agreement for any reason. 

13.    Governing Law and Resolution of Disputes  

	13.1
	The
execution, effectiveness, construction, performance, amendment and termination of this Agreement and the resolution of disputes hereunder shall be governed by the laws of China.

	13.2
	In
the event of any dispute with respect to the construction and performance of this Agreement, the Parties shall first resolve the dispute through friendly negotiations. In the
event the Parties fail to reach an agreement on the dispute within 30 days after either Party's request to the other party for resolution of the dispute through negotiations, either Party may
submit the relevant dispute to the China International Economic and Trade Arbitration Commission for arbitration, in accordance with its then effective arbitration rules. The arbitration shall be
conducted in Beijing, and the language used in arbitration shall be Chinese. The arbitration ruling shall be final and binding on all parties.

	3.3
	Upon
the occurrence of any disputes arising from the construction and performance of this Agreement or during the pending arbitration of any dispute, except for the matters under
dispute, the parties to this Agreement shall continue to exercise their respective rights under this Agreement and perform their respective obligations under this Agreement. 

14.    Notices  

	14.1
	All
notices and other communications required or permitted to be given pursuant to this Agreement shall be delivered personally or sent by registered mail, postage prepaid, by a
commercial courier service or by facsimile transmission to the address of such party set forth below. A confirmation copy of each notice shall also be sent by E-mail. The dates on which
notices shall be deemed to have been effectively given shall be determined as follows:

	14.1.1
	Notices
given by personal delivery, by courier service or by registered mail, postage prepaid, shall be deemed effectively given on the date of delivery or refusal at the address
specified for notices.

	14.1.2
	Notices
given by facsimile transmission shall be deemed effectively given on the date of successful transmission (as evidenced by an automatically generated confirmation of
transmission).

	14.2
	For
the purpose of notices, the addresses of the Parties are as follows: 

        Party A:    Suite 704, 26 Information Road, Haidian District, Beijing 100083, P.R.China    

Attn:
Frank Hu

Phone: +86-10-62960888

Facsimile: +86-10-82898737

E-mail: fhu2002@sohu.com 

        Party B:    701, Building 18, Yimei Garden, Haidian District, Beijing 

Attn:
Zhengmao Hu

Phone: +86-10-82758574

Facsimile: +86-10-82758574 

        Party C:    2501, China World Tower 1, No. 1 Jianguomenwai Avenue, Beijing 100004, P. R. China    

6

 

Attn:
Frank Hu

Phone: +86-10-65059999

Facsimile: +86-10-65059468 

E-mail:
fhu@chospitals.com 

	14.3
	Any
party may at any time change its address for notices by a notice delivered to the other party in accordance with the terms hereof. 

15.    Severability  

In
the event that one or several of the provisions of this Contract are found to be invalid, illegal or unenforceable in any aspect in accordance with any laws or regulations, the validity, legality
or enforceability of the remaining provisions of this Contract shall not be affected or compromised in any respect. The Parties shall strive in good faith to replace such invalid, illegal or
unenforceable provisions with effective provisions that accomplish to the greatest extent permitted by law and the intentions of the Parties, and the economic effect of such effective provisions shall
be as close as possible to the economic effect of those invalid, illegal or unenforceable provisions. 

16.    Attachments  

The
attachments set forth herein shall be an integral part of this Agreement. 

17.    Effectiveness  

	17.1
	Any
amendments, changes and supplements to this Agreement shall be in writing and shall become effective upon completion of the governmental filing procedures (if applicable) after
the affixation of the signatures or seals of the parties.

	17.2
	This
Agreement is written in Chinese and English in three copies. Pledgor, Pledgee and Party C shall hold one copy respectively. Each copy of this Agreement shall have equal
validity. In case there is any conflict between the Chinese version and the English version, the Chinese version shall prevail. 

Party A: Beijing RaiseChina BioTech, Inc.  

By:
/s/ Frank Hu 

Name:
Frank Hu 

Title:
Board Chairman 

Party B: Zhengmao Hu  

By:
/s/ Zhengmao Hu 

Party C: Beijing Dongjun Hospitals Investment and Management Co., Ltd.  

By:
/s/ Frank Hu 

Name:
Frank Hu 

Title:
Board Chairman 

Attachments:  

	1.
	Shareholders'
register of Beijing Dongjun Hospitals Investment and Management Co., Ltd.;

	2.
	The
Capital Contribution Certificate for the Formation of Beijing Dongjun Hospitals Investment and Management Co., Ltd.;

	3.
	Exclusive
Business Cooperation Agreement. 

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Exhibit 10.24

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