EFTA01371281

Rigorous Sourcing and Underwriting Process Market Criteria • Historical performance • Population density and market growth • Increasing demand for healthcare related services and facilities • Current and future supply of competing hospital and healthcare properties • National geographic diversification to minimize portfolio risk Property Considerations • Property location with emphasis on proximity to population growth • Reduced competition through off-market sourcing • Acquisitions substantially below replacement cost • Potential for rental rate increases and anticipated capital expenditures • Create incremental value by leveraging healthcare operational expertise • Potential to develop excess real estate Tenant Considerations Due Diligence Valuation & Financing • Financial condition • Real estate evaluation • Target weighted average cap rate of —9% • Credit Rating • Analysis of historical performance • Acquisition size — $50mm to $150mm • May replace the tenant • Evaluation of clinical and operator financial operations • Target leverage up to 60% with attractive cost of debt • Lease coverage analysis • Review third party and vendor agreements • 2x+ rent coverage ratio • Future hospital real estate acquisition opportunities • IRR modeling with sensitivity analysis • 8%+ dividend yield 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-0064579 CONFIDENTIAL SDNY_GM_00210763 EFTA01371281