EFTA01382176.pdf

Rigorous Sourcing and Underwriting Process Market Property Tenant Due Valuation & Criteria Considerations Considerations Diligence Financing • Historical performance • Property location with • Financial condition • Real estate evaluation • Target weighted average emphasis on proximity to cap rate of —9% population growth • Population density and • Reduced competition • Analysis of historical market growth • Credit Rating through off-market performance • Acquisition size — $50mm sourcing to $150mm • Increasing demand for • Acquisitions substantially healthcare related services below replacement cost • May replace the tenant • Evaluation of clinical and and facilities operator financial operations • Target leverage up to 60% • Potential for rental rate with attractive cost of debt increases and anticipated capital expenditures • Current and future supply • Review third party and of competing hospital and • Lease coverage analysis • Create incremental value vendor agreements • 2x+ rent coverage ratio healthcare properties by leveraging healthcare operational expertise • National geographic • Potential to develop • Future hospital real estate • IRR modeling with • 8%+ dividend yield diversification to minimize excess real estate acquisition opportunities sensitivity analysis portfolio risk AMP has the management team, relationships and rigorous process in place to benefit from favorable market dynamics to make acquisitions by deploying readily available capital American Medical Properties 20 CONFIDENTIAL - PURSUANT TO FED. R. CRIM. P. 6(e) DB-SDNY-0081438 CONFIDENTIAL SDNY_GM_00227622 EFTA01382176