UNIVERSAL HEALTH REALTY INCOME TRUST – 10-K – Management's Discussion and Analysis of Financial Condition and Results of Operations

The following Management's Discussion and Analysis of Financial Condition and
Results of Operations ("MD&A") is intended to promote an understanding of our
operating results and financial condition. The MD&A is provided as a supplement
to, and should be read in conjunction with, our consolidated financial
statements and the accompanying Notes to the Consolidated Financial Statements,
as included in this Annual Report on Form 10-K. The MD&A contains
forward-looking statements that involve risks, uncertainties, and assumptions.
Actual results may differ materially from those anticipated in these
forward-looking statements as a result of various factors, including, but not
limited to, those presented under Item 1A. Risk Factors, and below in
Forward-Looking Statements and Risk Factors and as included elsewhere in this
Annual Report on Form 10-K. This section generally discusses our results of
operations for the year ended December 31, 2022 as compared to the year ended
December 31, 2021. For discussion of our result of operations and changes in our
financial condition for the year ended December 31, 2021 as compared to the year
ended December 31, 2020, please refer to Part II, Item 7 Management's Discussion
and Analysis of Financial Condition and Results of Operations in our Annual
Report on Form 10-K for the year ended December 31, 2021, as filed with the
Securities and Exchange Commission on February 24, 2022.

Overview

We are a real estate investment trust ("REIT") that commenced operations in
1986. We invest in healthcare and human service related facilities currently
including acute care hospitals, behavioral health care hospitals, specialty
facilities, free-standing emergency departments, childcare centers and
medical/office buildings. As of February 27, 2023, we have seventy-six real
estate investments or commitments in twenty-one states consisting of:

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six hospital facilities consisting of three acute care hospitals and three
behavioral health care hospitals;

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four free-standing emergency departments ("FEDs");

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fifty-nine medical/office buildings ("MOBs"), including one under construction
that is scheduled to be completed in March, 2023, and also including four owned
by unconsolidated limited liability companies ("LLCs")/limited liability
partnerships ("LPs");

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four preschool and childcare centers, and;

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three specialty facilities that are currently vacant, one of which is currently
in the process of being demolished and the demolition is expected to be
completed during the second quarter of 2023.

Forward Looking Statements

This report contains "forward-looking statements" that reflect our current
estimates, expectations and projections about our future results, performance,
prospects and opportunities. Forward-looking statements include, among other
things, information concerning our possible future results of operations,
business and growth strategies, financing plans, expectations that regulatory
developments or other matters will or will not have a material adverse effect on
our business or financial condition, our competitive position and the effects of
competition, the projected growth of the industry in which we operate, and the
benefits and synergies to be obtained from our completed and any future
acquisitions, and statements of our goals and objectives, and other similar
expressions concerning matters that are not historical facts. Words such as
"may," "will," "should," "could," "would," "predicts," "potential," "continue,"
"expects," "anticipates," "future," "intends," "plans," "believes," "estimates,"
"appears," "projects" and similar expressions, or the negative of those words
and expressions, as well as statements in future tense, identify forward-looking
statements.

Forward-looking statements should not be read as a guarantee of future
performance or results, and will not necessarily be accurate indications of the
times at, or by which, such performance or results will be achieved.
Forward-looking information is based on information available at the time and/or
our good faith belief with respect to future events, and is subject to risks and
uncertainties that are difficult to predict and many of which are outside of our
control. Many factors, including those set forth herein in Item 1A. Risk Factors
and other important factors disclosed in this report and from time to time in
our other filings with the SEC could cause actual performance or results to
differ materially from those expressed in the statements. Such factors include,
among other things, the following:

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Future operations and financial results of our tenants, and in turn ours, will
likely be materially impacted by numerous factors and future developments
related to COVID-19. Such factors and developments include, but are not limited
to, the length of time and severity of the spread of the pandemic; the volume of
canceled or rescheduled elective procedures and the volume of COVID-19 patients
treated by the operators of our hospitals and other healthcare facilities;
measures our tenants are taking to respond to the COVID-19 pandemic; the impact
of government and administrative regulation, including travel bans and
restrictions, shelter-in-place or stay-at-home orders, quarantines, the
promotion of social distancing, business shutdowns and limitations on business
activity; vaccine requirements; changes in patient volumes at our tenants'
hospitals and other healthcare facilities due to patients' general concerns
related to the risk of contracting COVID-19 from interacting with the healthcare
system; changes in patient volumes and payer mix caused by deteriorating
macroeconomic conditions (including increases in uninsured and underinsured
patients as the result of business closings and layoffs); potential disruptions
to clinical staffing and shortages and disruptions related to supplies required
for our tenants' employees and patients, including equipment,

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pharmaceuticals and medical supplies, potential increases to expenses incurred
by our tenants related to staffing, supply chain or other expenditures; the
impact of our indebtedness and the ability to refinance such indebtedness on
acceptable terms; disruptions in the financial markets and the business of
financial institutions as the result of the COVID-19 pandemic which could impact
our ability to access capital or increase associated borrowing costs; and
changes in general economic conditions nationally and regionally in the markets
our properties are located resulting from the COVID-19 pandemic, including
higher sustained rates of unemployment and underemployment levels and reduced
consumer spending and confidence. The nationwide shortage of nurses and other
clinical staff and support personnel has been a significant operating issues
facing our healthcare provider tenants, including UHS. In some areas, the labor
scarcity is putting a strain on the resources of our tenants and their staff,
which has required them to utilize higher-cost temporary labor and pay premiums
above standard compensation for essential workers. In addition to significantly
increasing the labor cost of our tenants, the healthcare staffing shortage could
also require the operators of our hospital facilities to limit the services
provided which would have an adverse effect on their operating revenues. There
may be significant declines in future bonus rental revenue earned on one acute
care hospital leased to a subsidiary of UHS to the extent that the hospital
experiences significant declines in patient volumes and revenues. These factors
may result in the inability or unwillingness on the part of some of our tenants
to make timely payment of their rent to us at current levels or to seek to amend
or terminate their leases which, in turn, would have an adverse effect on our
occupancy levels and our revenue and cash flow and the value of our properties,
and potentially, our ability to maintain our dividend at current levels.

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Due to COVID-19 restrictions and its impact on the economy, we may experience a
decrease in prospective tenants which could unfavorably impact the volume of new
leases, as well as the renewal rate of existing leases. The COVID-19 pandemic
may delay our construction projects which could result in increased costs and
delay the timing of opening and rental payments from those projects, although no
such delays have yet occurred. The COVID-19 pandemic could also impact our
indebtedness and the ability to refinance such indebtedness on acceptable terms,
as well as risks associated with disruptions in the financial markets and the
business of financial institutions as the result of the COVID-19 pandemic which
could impact us from a financing perspective; and changes in general economic
conditions nationally and regionally in the markets our properties are located
resulting from the COVID-19 pandemic. Although COVID-19 has not previously had a
material adverse impact on our financial results, we are not able to quantify
the impact that these factors could have on our future financial results and
therefore can provide no assurance that developments related to the COVID-19
pandemic will not have a material adverse impact on our future financial results
as a result of it macroeconomic impact, including the risks of a global
recession or a recession in one or more of our, or our operators key markets,
the impact that may have on us and our tenants and our assessment of that
impact, and any disruptions and inefficiencies in the supply chain.

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The Centers for Medicare and Medicaid Services ("CMS") issued an Interim Final
Rule ("IFR") effective November 5, 2021 mandating COVID-19 vaccinations for all
applicable staff at all Medicare and Medicaid certified facilities. Under the
IFR, facilities covered by this regulation must establish a policy ensuring all
eligible staff have received the COVID-19 vaccine prior to providing any care,
treatment, or other services by December 5, 2021. All eligible staff must have
received the necessary shots to be fully vaccinated. The regulation also
provides for exemptions based on recognized medical conditions or religious
beliefs, observances, or practices. Under the IFR, facilities must develop a
similar process or plan for permitting exemptions in alignment with federal law.
If facilities fail to comply with the IFR by the deadlines established, they are
subject to potential termination from the Medicare and Medicaid program for
non-compliance. We cannot predict at this time the potential viability or impact
of any additional vaccine requirements on us or the operators of our facilities.
Implementation of these rules could have an impact on staffing at the operators
of our facilities for those employees that are not vaccinated in accordance with
IFR requirements, and associated loss of revenues and increased costs resulting
from staffing issues could have a material adverse effect on our financial
results or those of the operators.

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Recent legislation, including the Coronavirus Aid, Relief, and Economic Security
Act (the "CARES Act"), the Paycheck Protection Program and Health Care
Enhancement Act ("PPPHCE Act") and the American Rescue Plan Act of 2021
("ARPA"), has provided grant funding to hospitals and other healthcare providers
to assist them during the COVID-19 pandemic. There is a high degree of
uncertainty surrounding the implementation of the CARES Act, the PPPHCE Act and
ARPA, and the federal government may consider additional stimulus and relief
efforts, but we are unable to predict whether additional stimulus measures will
be enacted or their impact. There can be no assurance as to the total amount of
financial and other types of assistance our tenants will receive under the CARES
Act, the PPPHCE Act and the ARPA, and it is difficult to predict the impact of
such legislation on our tenants' operations or how they will affect operations
of our tenants' competitors. There can be no assurance as to whether our tenants
would be required to repay any previously granted funding, due to noncompliance
with grant terms or otherwise. Moreover, we are unable to assess the extent to
which anticipated negative impacts on our tenants (and, in turn, us) arising
from the COVID-19 pandemic will be offset by amounts or benefits received or to
be received under the CARES Act, the PPPHCE Act and the ARPA. The U.S.
Department of Health and Human Services ("HHS") had adopted certain
reimbursement policies and regulatory flexibilities favorable to providers
during the Public Health Emergency ("PHE") declared in response to the COVID-19
pandemic. HHS has published guidance indicating its intent for the PHE to expire
on May 11, 2023. The end of the PHE status will result in the conclusion of
those policies over various designated timeframes.

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We cannot predict whether the loss of any such favorable conditions available to
providers during the declared PHE will ultimately have a negative financial
impact on our tenants (and in turn, us).

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A substantial portion of our revenues are dependent upon one operator, UHS,
which comprised approximately 40%, 37% and 33% of our consolidated revenues for
the years ended December 31, 2022, 2021 and 2020, respectively. As previously
disclosed, on December 31, 2021, a wholly-owned subsidiary of UHS purchased the
real estate assets of Inland Valley Campus of Southwest Healthcare System from
us and in exchange, transferred the real estate assets of Aiken Regional Medical
Center and Canyon Creek Behavioral Health to us. These transactions were
approved by the Independent Trustees of our Board, as well as the UHS Board of
Directors. The aggregate annual rental rate during 2022 pursuant to the leases,
as amended, for the two facilities transferred to us is approximately $5.7
million; there is no bonus rent component applicable to either of these leases.
Pursuant to the terms of the lease on the Inland Valley Campus, we earned $4.5
million of lease revenue during year ended December 31, 2021 ($2.6 million in
base rental and $1.9 million in bonus rental). Please see Note 4 to the
consolidated financial statements - Lease Accounting, for additional information
related to this asset purchase and sale transaction between us and UHS.

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We cannot assure you that subsidiaries of UHS will renew the leases on the
hospital facilities and free-standing emergency departments, upon the scheduled
expirations of the existing lease terms. In addition, if subsidiaries of UHS
exercise their options to purchase the respective leased hospital facilities and
FEDs, and do not enter into a substitution arrangement upon expiration of the
lease terms or otherwise, our future revenues and results of operations could
decrease if we were unable to earn a favorable rate of return on the sale
proceeds received, as compared to the rental revenue currently earned pursuant
to these leases. Please see Note 4 to the consolidated financial statements -
Lease Accounting, for additional information related to a lease renewal between
us and Wellington Regional Medical Center, a wholly-owned subsidiary of UHS.

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In certain of our markets, the general real estate market has been unfavorably
impacted by increased competition/capacity and decreases in occupancy and rental
rates which may adversely impact our operating results and the underlying value
of our properties.

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A number of legislative initiatives have recently been passed into law that may
result in major changes in the health care delivery system on a national or
state level to the operators of our facilities, including UHS. No assurances can
be given that the implementation of these new laws will not have a material
adverse effect on the business, financial condition or results of operations of
our operators.

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The potential indirect impact of the Tax Cuts and Jobs Act of 2017, signed into
law on December 22, 2017, which makes significant changes to corporate and
individual tax rates and calculation of taxes, which could potentially impact
our tenants and jurisdictions, both positively and negatively, in which we do
business, as well as the overall investment thesis for REITs.

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A subsidiary of UHS is our Advisor and our officers are all employees of a
wholly-owned subsidiary of UHS, which may create the potential for conflicts of
interest.

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Lost revenues resulting from the exercise of purchase options, lease expirations
and renewals and other transactions (see Note 4 to the consolidated financial
statements - Lease Accounting for additional disclosure related to lease
expirations and subsequent vacancies that occurred during the second and third
quarters of 2019 and the fourth quarter of 2021 on three specialty hospital
facilities).

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Potential unfavorable tax consequences and reduced income resulting from an
inability to complete, within the statutory timeframes, anticipated tax deferred
like-kind exchange transactions pursuant to Section 1031 of the Internal Revenue
Code, if, and as, applicable from time-to-time.

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Our ability to continue to obtain capital on acceptable terms, including
borrowed funds, to fund future growth of our business.

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The outcome and effects of known and unknown litigation, government
investigations, and liabilities and other claims asserted against us, UHS or the
other operators of our facilities. UHS and its subsidiaries are subject to legal
actions, purported shareholder class actions and shareholder derivative cases,
governmental investigations and regulatory actions and the effects of adverse
publicity relating to such matters. Since UHS comprised approximately 40% of our
consolidated revenues during the year ended December 31, 2022, and since a
subsidiary of UHS is our Advisor, you are encouraged to obtain and review the
disclosures contained in the Legal Proceedings section of Universal Health
Services, Inc.'s Forms 10-Q and 10-K, as publicly filed with the Securities and
Exchange Commission. Those filings are the sole responsibility of UHS and are
not incorporated by reference herein.

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Failure of UHS or the other operators of our hospital facilities to comply with
governmental regulations related to the Medicare and Medicaid licensing and
certification requirements could have a material adverse impact on our future
revenues and the underlying value of the property.

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The potential unfavorable impact on our business of the deterioration in
national, regional and local economic and business conditions, including a
worsening of credit and/or capital market conditions, which may adversely affect
our ability to obtain capital which may be required to fund the future growth of
our business and refinance existing debt with near term maturities.

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A continuation in the deterioration in general economic conditions which has
resulted in increases in the number of people unemployed and/or insured and
likely increase the number of individuals without health insurance. Under these
circumstances, the operators of our facilities may experience declines in
patient volumes which could result in decreased occupancy rates at our medical
office buildings.

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A continuation of the worsening of the economic and employment conditions in the
United States would likely materially affect the business of our operators,
including UHS, which would likely unfavorably impact our future bonus rental
revenue (on one UHS hospital facility) and may potentially have a negative
impact on the future lease renewal terms and the underlying value of the
hospital properties.

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In 2021, the rate of inflation in the United States began to increase and has
since risen to levels not experienced in over 40 years. Our tenants are
experiencing inflationary pressures, primarily in personnel costs, and we
anticipate impacts on other cost areas within the next twelve months. The extent
of any future impacts from inflation on our tenants' businesses and results of
operations will be dependent upon how long the elevated inflation levels persist
and the extent to which the rate of inflation further increases, if at all,
neither of which we are able to predict. If elevated levels of inflation were to
persist or if the rate of inflation were to accelerate, expenses of our tenants,
and our direct operating expenses that are not passed on to our tenants, could
increase faster than anticipated and may require utilization of our and our
tenants' capital resources sooner than expected. Further, given the complexities
of the reimbursement landscape in which our tenants operate, their payers may be
unwilling or unable to increase reimbursement rates to compensate for
inflationary impacts. This may impact their ability and willingness to make
rental payments. In addition, increased interest rates on our borrowings and
increased construction costs could affect our ability to make additional
attractive investments. As such, the effects of inflation may unfavorably impact
our future expenses and rental revenue and may potentially have a negative
impact on the future lease renewal terms, the underlying value of our
properties, our ability to access the capital markets on favorable terms and to
grow our portfolio and the value of our common shares.

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Real estate market factors, including without limitation, the supply and demand
of office space and market rental rates, changes in interest rates as well as an
increase in the development of medical office condominiums in certain markets.

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The impact of property values and results of operations of severe weather
conditions, including the effects of hurricanes.

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Government regulations, including changes in the reimbursement levels under the
Medicare and Medicaid programs.

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The issues facing the health care industry that affect the operators of our
facilities, including UHS, such as: changes in, or the ability to comply with,
existing laws and government regulations; unfavorable changes in the levels and
terms of reimbursement by third party payers or government programs, including
Medicare (including, but not limited to, the potential unfavorable impact of
future reductions to Medicare reimbursements resulting from the Budget Control
Act of 2011, as discussed in the next bullet point below) and Medicaid (most
states have reported significant budget deficits that have, in the past,
resulted in the reduction of Medicaid funding to the operators of our
facilities, including UHS); demographic changes; the ability to enter into
managed care provider agreements on acceptable terms; an increase in uninsured
and self-pay patients which unfavorably impacts the collectability of patient
accounts; decreasing in-patient admission trends; technological and
pharmaceutical improvements that may increase the cost of providing, or reduce
the demand for, health care, and; the ability to attract and retain qualified
medical personnel, including physicians.

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The Budget Control Act of 2011 imposed annual spending limits for most federal
agencies and programs aimed at reducing budget deficits by $917 billion between
2012 and 2021, according to a report released by the Congressional Budget
Office. Among its other provisions, the law established a bipartisan
Congressional committee, known as the Joint Select Committee on Deficit
Reduction (the "Joint Committee"), which was tasked with making recommendations
aimed at reducing future federal budget deficits by an additional $1.5 trillion
over 10 years. The Joint Committee was unable to reach an agreement by the
November 23, 2011 deadline and, as a result, across-the-board cuts to
discretionary, national defense and Medicare spending were implemented on March
1, 2013 resulting in Medicare payment reductions of up to 2% per fiscal year
with a uniform percentage reduction across all Medicare programs. The Bipartisan
Budget Act of 2015, enacted on November 2, 2015, continued the 2% reductions to
Medicare reimbursement imposed under the Budget Control Act of 2011. Recent
legislation suspended payment reductions through December 31, 2021 in exchange
for extended cuts through 2030. Subsequent legislation extended the payment
reduction suspension through March 31, 2022, with a 1% payment reduction from
then until June 30, 2022 and the full 2% payment reduction thereafter. The most
recent legislation extended these reductions through 2032. We cannot predict
whether Congress will restructure the implemented Medicare payment reductions or
what other federal budget deficit reduction initiatives may be proposed by
Congress going forward. We also cannot predict the effect these enactments will
have on the operators of our properties (including UHS), and thus, our business.

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An increasing number of legislative initiatives have been passed into law that
may result in major changes in the health care delivery system on a national or
state level. Legislation has already been enacted that has eliminated the
penalty for failing to maintain health coverage that was part of the original
Patient Protection and Affordable Care Act (the "ACA"). President Biden has
undertaken and is expected to undertake executive actions that will strengthen
the ACA and may reverse the policies of the prior administration. To date, the
Biden administration has issued executive orders implementing a special
enrollment period permitting individuals to enroll in health plans outside of
the annual open enrollment period and reexamining policies that may undermine
the ACA or the Medicaid program. The ARPA's expansion of subsidies to purchase
coverage through an exchange, which the Inflation Reduction Act of 2022, passed
on August 16, 2022, continues through 2025, is anticipated to increase exchange
enrollment. The uncertainty resulting from these Executive Branch policies had
led to reduced Exchange enrollment in 2018, 2019 and 2020, and is expected to
further worsen the individual and small group market risk pools in future years.
It is also anticipated that these policies, to the extent that they remain as
implemented, may create additional cost and reimbursement pressures on
hospitals, including ours. In addition, while attempts to repeal the entirety of
the ACA have not been successful to date, a key provision of the ACA was
eliminated as part of the Tax Cuts and Jobs Act and on December 14, 2018, a
federal U.S. District Court Judge in Texas ruled the entire ACA is
unconstitutional. That ruling was ultimately appealed to the United States
Supreme Court, which decided in California v. Texas that the plaintiffs in the
matter lacked standing to bring their constitutionality claims. On September 7,
2022, the Legislation faced its most recent challenge when a Texas Federal
District Court judge, in the case of Braidwood Management v. Becerra, ruled that
certain Legislation provisions violate the Appointments Clause of the U.S.
Constitution and the Religious Freedom Restoration Act. Any future efforts to
challenge, replace or replace the Legislation or expand or substantially amend
its provision is unknown.

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There can be no assurance that if any of the announced or proposed changes
described above are implemented there will not be negative financial impact on
the operators of our hospitals, which material effects may include a potential
decrease in the market for health care services or a decrease in the ability of
the operators of our hospitals to receive reimbursement for health care services
provided which could result in a material adverse effect on the financial
condition or results of operations of the operators of our properties, and,
thus, our business.

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Competition for properties include, but are not limited to, other REITs, private
investors and firms, banks and other companies, including UHS. In addition, we
may face competition from other REITs for our tenants.

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The operators of our facilities face competition from other health care
providers, including physician owned facilities and other competing facilities,
including certain facilities operated by UHS but the real property of which is
not owned by us. Such competition is experienced in markets including, but not
limited to, McAllen, Texas, the site of our McAllen Medical Center, a 370-bed
acute care hospital.

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Changes in, or inadvertent violations of, tax laws and regulations and other
factors that can affect REITs and our status as a REIT, including possible
future changes to federal tax laws that could materially impact our ability to
defer gains on divestitures through like-kind property exchanges.

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The individual and collective impact of the changes made by the CARES Act on
REITs and their security holders are uncertain and may not become evident for
some period of time; it is also possible additional legislation could be enacted
in the future as a result of the COVID-19 pandemic which may affect the holders
of our securities.

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Should we be unable to comply with the strict income distribution requirements
applicable to REITs, utilizing only cash generated by operating activities, we
would be required to generate cash from other sources which could adversely
affect our financial condition.

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Our ownership interest in four LLCs/LPs in which we hold non-controlling equity
interests. In addition, pursuant to the operating and/or partnership agreements
of the four LLCs/LPs in which we continue to hold non-controlling ownership
interests, the third-party member and the Trust, at any time, potentially
subject to certain conditions, have the right to make an offer ("Offering
Member") to the other member(s) ("Non-Offering Member") in which it either
agrees to: (i) sell the entire ownership interest of the Offering Member to the
Non-Offering Member ("Offer to Sell") at a price as determined by the Offering
Member ("Transfer Price"), or; (ii) purchase the entire ownership interest of
the Non-Offering Member ("Offer to Purchase") at the equivalent proportionate
Transfer Price. The Non-Offering Member has 60 to 90 days to either: (i)
purchase the entire ownership interest of the Offering Member at the Transfer
Price, or; (ii) sell its entire ownership interest to the Offering Member at the
equivalent proportionate Transfer Price. The closing of the transfer must occur
within 60 to 90 days of the acceptance by the Non-Offering Member. Please see
Note 8 to the consolidated financial statements - Summarized Financial
Information of Equity Affiliates for additional disclosure related to a fourth
quarter, 2021 transaction between us and the minority partner in Grayson
Properties, LP.

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Fluctuations in the value of our common stock.

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Other factors referenced herein or in our other filings with the Securities and
Exchange Commission.

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Given these uncertainties, risks and assumptions, you are cautioned not to place
undue reliance on such forward-looking statements. Our actual results and
financial condition, including the operating results of our lessees and the
facilities leased to subsidiaries of UHS, could differ materially from those
expressed in, or implied by, the forward-looking statements.

Forward-looking statements speak only as of the date the statements are made. We
assume no obligation to publicly update any forward-looking statements to
reflect actual results, changes in assumptions or changes in other factors
affecting forward-looking information, except as may be required by law. All
forward-looking statements attributable to us or persons acting on our behalf
are expressly qualified in their entirety by this cautionary statement.

Critical Accounting Policies and Estimates

The preparation of financial statements in conformity with accounting principles
generally accepted in the United States of America requires us to make estimates
and assumptions that affect the amounts reported in our consolidated financial
statements and accompanying notes.

We consider our critical accounting policies to be those that require us to make
significant judgments and estimates when we prepare our financial statements,
including the following:

Purchase Accounting for Acquisition of Investments in Real Estate: Purchase
accounting is applied to the assets and liabilities related to most real estate
investments acquired from third parties. In accordance with current accounting
guidance, we account for most of our property acquisitions as acquisitions of
assets, which requires the capitalization of acquisition costs to the underlying
assets and prohibits the recognition of goodwill or bargain purchase gains. The
fair value of most of the real estate acquired is allocated to the acquired
tangible assets, consisting primarily of land, building and tenant improvements,
and identified intangible assets and liabilities, consisting of the value of
above-market and below-market leases, and acquired ground leases, based in each
case on their fair values. Loan premiums, in the case of above market rate
assumed loans, or loan discounts, in the case of below market assumed loans, are
recorded based on the fair value of any loans assumed in connection with
acquiring the real estate. Please see additional disclosure below regarding
"Financing Assets".

The fair values of the tangible assets of an acquired property are determined
based on comparable land sales for land and replacement costs adjusted for
physical and market obsolescence for the improvements. The fair values of the
tangible assets of an acquired property are also determined by valuing the
property as if it were vacant, and the "as-if-vacant" value is then allocated to
land, building and tenant improvements based on management's determination of
the relative fair values of these assets. Management determines the as-if-vacant
fair value of a property based on assumptions that a market participant would
use, which is similar to methods used by independent appraisers. In addition,
there is intangible value related to having tenants leasing space in the
purchased property, which is referred to as in-place lease value. Such value
results primarily from the buyer of a leased property avoiding the costs
associated with leasing the property and also avoiding rent losses and
unreimbursed operating expenses during the hypothetical lease-up period. Factors
considered by management in performing these analyses include an estimate of
carrying costs during the expected lease-up periods considering current market
conditions and costs to execute similar leases. In estimating carrying costs,
management includes real estate taxes, insurance and other operating expenses
and estimates of lost rental revenue during the expected lease-up periods based
on current market demand. Management also estimates costs to execute similar
leases including leasing commissions, tenant improvements, legal and other
related costs. The value of in-place leases are amortized to expense over the
remaining initial terms of the respective leases.

In allocating the fair value of the identified intangible assets and liabilities
of an acquired property, above-market and below-market in-place lease values are
recorded based on the present value (using an interest rate which reflects the
risks associated with the leases acquired) of the difference between (i) the
contractual amounts to be paid pursuant to the in-place leases and (ii)
estimated fair market lease rates from the perspective of a market participant
for the corresponding in-place leases, measured, for above-market leases, over a
period equal to the remaining non-cancelable term of the lease and, for
below-market leases, over a period equal to the initial term plus any below
market fixed rate renewal periods. The capitalized above-market lease values are
amortized as a reduction of rental income over the remaining non-cancelable
terms of the respective leases. The capitalized below-market lease values, also
referred to as acquired lease obligations, are amortized as an increase to
rental income over the initial terms of the respective leases.

Asset Impairment: We review each of our properties for indicators that its
carrying amount may not be recoverable. Examples of such indicators may include
a significant decrease in the market price of the property, a change in the
expected holding period for the property, a significant adverse change in how
the property is being used or expected to be used based on the underwriting at
the time of acquisition, an accumulation of costs significantly in excess of the
amount originally expected for the acquisition or development of the property,
or a history of operating or cash flow losses of the property. When such
impairment indicators exist, we review an estimate of the future undiscounted
net cash flows (excluding interest charges) expected to result from the real
estate investment's use and eventual disposition and compare that estimate to
the carrying value of the property. We consider factors such as future operating
income, trends and prospects, as well as the effects of leasing demand,
competition and other factors. If our future undiscounted net cash flow
evaluation indicates that we are unable to recover the carrying value of a real
estate investment, an impairment loss is recorded to the extent that the
carrying value exceeds the estimated fair value of the property. The evaluation
of anticipated cash flows is highly subjective and is based in part on
assumptions regarding future occupancy, rental rates and capital requirements
that could differ materially from actual

                                       35
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results in future periods. Since cash flows on properties considered to be
long-lived assets to be held and used are considered on an undiscounted basis to
determine whether the carrying value of a property is recoverable, our strategy
of holding properties over the long-term directly decreases the likelihood of
their carrying values not being recoverable and therefore requiring the
recording of an impairment loss. If our strategy changes or market conditions
otherwise dictate an earlier sale date, an impairment loss may be recognized and
such loss could be material. If we determine that the asset fails the
recoverability test, the affected assets must be reduced to their fair value.

We generally estimate the fair value of rental properties utilizing a discounted
cash flow analysis that includes projections of future revenues, expenses and
capital improvement costs that a market participant would use based on the
highest and best use of the asset, which is similar to the income approach that
is commonly utilized by appraisers. In certain cases, we may supplement this
analysis by obtaining outside broker opinions of value or third -party
appraisals.

In considering whether to classify a property as held for sale, we consider
factors such as whether management has committed to a plan to sell the property,
the property is available for immediate sale in its present condition for a
price that is reasonable in relation to its current value, the sale of the
property is probable, and actions required for management to complete the plan
indicate that it is unlikely that any significant changes will made to the plan.
If all the criteria are met, we classify the property as held for sale. Upon
being classified as held for sale, depreciation and amortization related to the
property ceases and it is recorded at the lower of its carrying amount or fair
value less cost to sell. The assets and related liabilities of the property are
classified separately on the consolidated balance sheets for the most recent
reporting period. Only those assets held for sale that constitute a strategic
shift or that will have a major effect on our operations are classified as
discontinued operations.

An other than temporary impairment of an investment in an unconsolidated LLC is
recognized when the carrying value of the investment is not considered
recoverable based on evaluation of the severity and duration of the decline in
value, including projected declines in cash flow. To the extent impairment has
occurred, the excess carrying value of the asset over its estimated fair value
is charged to income.

Results of Operations

Year ended December 31, 2022 as compared to the year ended December 31, 2021:

For the year ended December 31, 2022, net income was $21.1 million as compared
to $109.2 million during 2021. The $88.1 million decrease was primarily
attributable to:

•

$87.3 million decrease resulting from gains recorded in 2021 on various
divestitures of real estate assets including the divestiture of two MOBs, as
well as the divestiture of the Inland Valley Campus of Southwest Healthcare
System as part of an asset purchase and sale transaction with UHS (for
additional disclosure, please see Note 3 to the consolidated financial
statements, Purchase and Sale Transaction, Acquisitions, Divestitures and New
Construction);

•

$3.2 million decrease (including $332,000 of demolition expenses incurred as of
December 31, 2022), related to a specialty hospital located in Chicago,
Illinois, on which the lease expired on December 31, 2021 (for additional
disclosure, please see Note 4 to the consolidated financial statements, Lease
Accounting);

•

$1.9 million decrease due to an increase in interest expense due primarily to an
increase in our average cost of borrowings as well as an increase in our average
outstanding borrowings;

•

$1.25 million increase related to a settlement and release agreement executed
during the fourth quarter of 2022 in connection with the specialty hospital
located in Chicago, Illinois;

•

$1.2 million net increase resulting from the asset purchase and sale agreement,
as amended, with UHS that occurred on December 31, 2021;

•

$1.1 million increase resulting from the impact of the fair market lease renewal
on Wellington Regional Medical Center, which became effective on January 1,
2022, and;

•

$763,000 increase resulting from an aggregate net increase in income generated
at various properties.

Revenues increased by $6.4 million, or 7.6%, during 2022 as compared to 2021.
The increase during the year ended December 31, 2022, as compared to the year
ended December 31, 2021, consisted primarily of: (i) a $3.1 million increase due
to the recording on a consolidated basis of Grayson Properties, LP (effective
November 1, 2021, as discussed in Note 8 to the consolidated financial
statements, Summarized Financial Information of Equity Affiliates); (ii) a $1.1
million increase resulting from the fair market value lease renewal on
Wellington Regional Medical Center, which became effective on January 1, 2022;
(iii) a $948,000 increase resulting from the December 31, 2021 asset purchase
and sale agreement with UHS, as amended, whereby we divested the real estate
assets of the Inland Valley Campus of Southwest Healthcare System and acquired
the real estate assets of Aiken Regional Medical Center and Canyon Creek
Behavioral Health; (iv) $1.25 million increase related to a settlement and
release agreement executed during the fourth quarter of 2022 in connection with
the specialty hospital located in Chicago, Illinois; (v) a $1.6 million
aggregate net increase generated at various

                                       36
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properties, including the impact of acquisitions and divestitures, partially
offset by; (vi) a $1.6 million decrease resulting from the December 31, 2021
lease expiration on the specialty hospital located in Chicago, Illinois.

Our other operating expenses include expenses related to the consolidated
medical office buildings as well as the three specialty facilities during the
years in which they were vacant (as discussed herein). Other operating expenses
totaled $25.0 million (including $332,000 of demolition expenses incurred as of
December 31, 2022), and $20.3 million for the years ended December 31, 2022 and
2021, respectively. A large portion of the expenses associated with our medical
office buildings is passed on directly to the tenants either directly as tenant
reimbursements of common area maintenance expenses or included in base rental
amounts. Tenant reimbursements for operating expenses are accrued as revenue in
the same period during which the related expenses are incurred. Our operating
expenses for 2022 and 2021 include approximately $2.3 million (including
$332,000 of demolition expenses) and $737,000 for the years ended December 31,
2022 and 2021, respectively, of aggregate operating expenses related to three
vacant specialty facilities located in Chicago, Illinois (currently in the
process of being demolished), Corpus Christi, Texas and Evansville, Indiana.

Funds from operations ("FFO") is a widely recognized measure of performance for
Real Estate Investment Trusts ("REITs"). We believe that FFO and FFO per diluted
share, which are non-GAAP financial measures, are helpful to our investors as
measures of our operating performance. We compute FFO in accordance with
standards established by the National Association of Real Estate Investment
Trusts ("NAREIT"), which may not be comparable to FFO reported by other REITs
that do not compute FFO in accordance with the NAREIT definition, or that
interpret the NAREIT definition differently than we interpret the definition.
FFO adjusts for the effects of certain items, such as gains on transactions that
occurred during the periods presented. To the extent a REIT recognizes a gain or
loss with respect to the sale of incidental assets, the REIT has the option to
exclude or include such gains and losses in the calculation of FFO. We have
opted to exclude gains and losses from sales of incidental assets in our
calculation of FFO. FFO does not represent cash generated from operating
activities in accordance with GAAP and should not be considered to be an
alternative to net income determined in accordance with GAAP. In addition, FFO
should not be used as: (i) an indication of our financial performance determined
in accordance with GAAP; (ii) an alternative to cash flow from operating
activities determined in accordance with GAAP; (iii) a measure of our liquidity,
or; (iv) an indicator of funds available for our cash needs, including our
ability to make cash distributions to shareholders.

Below is a reconciliation of our reported net income to FFO for 2022 and 2021
(in thousands):
                                                            2022             2021
Net income                                              $     21,102     $    109,166

Depreciation and amortization expense on consolidated
investments

                                                   26,557        

27,478

Depreciation and amortization expense on
unconsolidated affiliates                                      1,184        

1,549

Gain on divestitures of real estate assets                         -          (87,314 )
Funds From Operations                                   $     48,843     $  

50,879

Weighted average number of shares outstanding -
Diluted                                                       13,795        

13,779

Funds From Operations per diluted share                 $       3.54     $  

3.69

Our FFO decreased by $2.0 million during 2022, as compared to 2021 due to: (i)
the net decrease in net income of $750,000, excluding the gain on divestitures
recorded during 2021 of $88.1 million (which we exclude from our calculation of
FFO), as discussed above, and; (ii) a $1.3 million decrease resulting from a
decrease in depreciation and amortization expense on consolidated and
unconsolidated affiliates.

During 2022, we had a total of 46 new or renewed leases related to the medical
office buildings as indicated in Item 2. Properties, in which we have
significant investments, some of which are accounted for by the equity method.
These leases comprised approximately 13% of the aggregate rentable square feet
of these properties (9% related to renewed leases and 4% related to new leases).
During 2021, we had a total of 56 new or renewed leases related to the medical
office buildings, in which we have significant investments, some of which are
accounted for by the equity method. These leases comprised approximately 29% of
the aggregate rentable square feet of these properties (26% related to renewed
leases and 3% related to new leases).

Rental rates, tenant improvement costs and rental concessions vary from property
to property based upon factors such as, but not limited to, the current
occupancy and age of our buildings, local overall economic conditions, proximity
to hospital campuses and the vacancy rates, rental rates and capacity of our
competitors in the market. In connection with lease renewals executed during
each year, the weighted-average rental rates, as compared to rental rates on the
expired leases, increased by approximately 2% and 1% during 2022 and 2021,
respectively. The weighted-average tenant improvement costs associated with new
or renewed leases was approximately $23 and $5 per square foot during 2022 and
2021, respectively. The weighted-average tenant improvement costs associated
with new leases in 2022 are impacted by the tenant improvements pursuant to new
leases on the newly constructed Sierra Medical Plaza I, which is expected to be
completed in March, 2023. The weighted-average leasing commissions on the new
and renewed leases commencing during each year was approximately 3% and 2% of
base rental revenue over the term of the leases during 2022 and 2021,
respectively. The average aggregate value of the tenant concessions, generally
consisting of rent abatements, provided in connection with new and renewed
leases commencing during each year was approximately 0.4% and 0.8% of the future
aggregate base rental revenue over the lease terms during 2022 and 2021,
respectively. Rent abatements were, or will be, recognized in our results of
operations under the straight-line method over the lease term regardless of when
payments are due.

                                       37

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Other Operating Results

Interest Expense:

Reflected below are the components of our interest expense during the years
ended December 31, 2022 and December 31, 2021 (amounts in thousands):

                                           2022        2021
Revolving credit agreement               $  9,127     $ 4,282
Mortgage interest                           2,257       2,505

Interest rate swaps expense, net (a.) (970 ) 1,283
Amortization of financing fees

                713         790
Amortization of fair value of debt            (50 )       (51 )

Capitalized interest on major projects (322 ) -
Interest expense, net

                    $ 10,755     $ 8,809

(a.)

Represents net interest (paid to us)/by us (from)/to the counterparties pursuant
to three interest rates swaps with a combined notional amount of $140 million.

Interest expense increased by $1.9 million during 2022, as compared to 2021, due
to: (i) a $4.8 million increase in interest expense on our revolving credit
agreement resulting from an increase in our average cost of borrowings (3.28%
average effective rate during 2022 as compared to 1.69% average effective rate
during 2021), as well as an increase in our average outstanding borrowings
($277.9 million during 2022 as compared to $253.5 million during 2021); (ii) a
$2.3 million favorable change in interest rate swap (income)/expense; (iii) a
$248,000 decrease in mortgage interest expense; (iv) a $322,000 decrease in
interest expense due to capitalized interest on a major construction project
during 2022, and; (v) a $76,000 decrease in amortization of financing fees and
fair value of debt.

Disclosures Related to Certain Hospital Facilities

Please refer to Note 4 to the consolidated financial statements - Lease
Accounting, for additional information regarding certain of our hospital
facilities including the lease renewal for Wellington Regional Medical Center
located in West Palm Beach, Florida, information related to vacant facilities
located in Evansville, Indiana; Corpus Christi, Texas, and Chicago, Illinois,
and disclosure regarding the asset purchase and sale agreement, as amended, with
wholly-owned subsidiaries of UHS that was completed on December 31, 2021.

Effects of Inflation

The healthcare industry is very labor intensive and salaries and benefits
related to the employees of our tenants are subject to inflationary pressures,
as are supply costs, construction costs and medical equipment and other costs.
The nationwide shortage of clinical and support personnel has been a significant
operating issue facing healthcare providers. In particular, the healthcare
industry continues to experience a shortage of nurses and other clinical staff
and support personnel in certain geographic areas, which has been exacerbated by
the COVID­19 pandemic. The operators of our hospital properties are treating
patients with COVID­19 and, in some areas, the increased demand for care is
putting a strain on their resources and staff, which has required them to
utilize higher­cost temporary labor and pay premiums above standard compensation
for essential workers. The length and extent of the disruptions caused by the
COVID­19 pandemic are currently unknown; however, the tenants of our facilities
expect such disruptions to continue for the foreseeable future. This staffing
shortage may require our tenants to further enhance wages and benefits to
recruit and retain nurses and other clinical staff and support personnel or
require them to hire expensive temporary personnel. They have also experienced
cost increases related to the procurement of medical supplies as well as certain
of their other operating expenses which they believe resulted from supply chain
disruptions as well as general inflationary pressures. Their ability to pass on
increased costs associated with providing healthcare to Medicare and Medicaid
patients is limited due to various federal, state and local laws which have been
enacted that, in certain cases, limit their ability to increase prices.
Therefore, there can be no assurance that these factors will not have a material
adverse effect on the future results of operations of the operators of our
facilities which may affect their ability to make lease payments to us. In
addition, we have experienced cost increases related to the construction of new
facilities and renovations at existing facilities which could have an adverse
effect on our future results of operations.

Most of our leases contain provisions designed to mitigate the adverse impact of
inflation. Our hospital leases require all building operating expenses,
including maintenance, real estate taxes and other costs, to be paid by the
lessee. In addition, most of our MOB leases require the tenant to pay an
allocable share of operating expenses, including common area maintenance costs,
insurance and real estate taxes. These provisions may reduce our exposure to
increases in operating costs resulting from inflation. To the extent that some
leases do not contain such provisions, our future operating results may be
adversely impacted by the effects of inflation.

                                       38

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Liquidity and Capital Resources

Year ended December 31, 2022 as compared to December 31, 2021:

Net cash provided by operating activities

Net cash provided by operating activities was $46.8 million during 2022 as
compared to $47.7 million during 2021. The $920,000 net decrease was
attributable to:

•

an unfavorable change of $1.9 million due to a decrease in net income plus/minus
the adjustments to reconcile net income to net cash provided by operating
activities (depreciation and amortization, amortization related to above/below
market leases, amortization of debt premium, amortization of deferred financing
costs, stock-based compensation expense and gain on divestitures of real estate
assets), as discussed above;

•

an unfavorable change of $1.2 million in lease receivables;

•

a favorable change of $1.1 million in tenant reserves, deposits and deferred and
prepaid rents;

•

a favorable change of $1.0 million in accrued expenses and other liabilities;

•

an unfavorable change of $549,000 in leasing costs paid, and;

•

other combined net favorable changes of $677,000.

Net cash used in investing activities

Net cash used in investing activities was $36.7 million during 2022 as compared
to $24.4 million during 2021.

2022:

During 2022, $36.7 million of net cash was used in investing activities as
follows:

•

spent $22.5 million for additions to real estate investments, including $18.2
million of construction costs related to the Sierra Medical Plaza I medical
office building located in Reno, Nevada, that is expected to be completed in
March, 2023, as well as tenant improvements at various MOBs;

•

spent $13.6 million, including transaction costs, on the acquisitions of the
Beaumont Heart and Vascular Center in March, 2022, and; the 140 Thomas Johnson
Drive medical office building in January, 2022, as discussed in Note 3 to the
consolidated financial statements;

•

spent $1.3 million as part of the asset purchase and sale agreement, as amended,
with UHS, as discussed in Note 2 to the consolidated financial statements;

•

received $875,000 of cash in excess of income from LLCs, and;

•

spent $94,000 in equity investments in an unconsolidated LLC.

2021:

During 2021, $24.4 million of net cash was used in investing activities as
follows:

•

spent $14.1 million for additions to real estate investments, including $3.3
million of construction costs related to the 100-bed behavioral health care
hospital located in Clive, Iowa, that was substantially completed in late
December, 2020; $1.5 million of construction costs paid related to the Sierra
Medical Plaza I medical office building located in Reno, Nevada, that is
expected to be completed in March, 2023, and tenant improvements at various
MOBs;

•

spent approximately $16.8 million in equity investments in unconsolidated LLCs,
including $13.2 million to repay a mortgage loan upon its scheduled maturity in
September, 2021;

•

spent approximately $13.0 million on the acquisition of the Fire Mesa office
building in late May, 2021, as discussed in Note 3 to the consolidated financial
statements;

•

spent $3.5 million to advance a member loan to an unconsolidated LP;

•

spent approximately $3.1 million to acquire the minority interest in a
majority-owned LP, as discussed in Note 2 to the consolidated financial
statements;

•

spent approximately $2.8 million (of $4.1 million in the aggregate) as part of
the asset purchase and sale transaction with UHS, as discussed in Note 2 to the
consolidated financial statements;

•

spent $200,000 in a deposit on real estate assets;

•

received approximately $28.1 million of aggregate net cash proceeds, ($15.2
million of which was held by the qualified third-party intermediary utilized for
the series of anticipated tax-deferred like-kind exchange transactions pursuant
to Section 1031 of the Internal Revenue Code, as amended) for the divestitures
of the Children's Clinic of Springdale during the second

                                       39

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quarter of 2021 and the Auburn Medical Office Building II, during the fourth
quarter of 2021, as discussed in Note 3 to the consolidated financial
statements;

•

received $418,000 of cash in excess of income from LLCs, and;

•

our cash balance reflected an increase of $528,000 as a result of recording on a
consolidated basis, an LP in which we acquired the third-party minority
ownership interest, as discussed in Note 2 to the consolidated financial
statements.

Net cash used in financing activities

Net cash used in financing activities was $25.0 million during 2022 as compared
to $6.5 million during 2021.

2022:

The $25.0 million of cash used in financing activities during 2022 consisted of:

•

paid $39.2 million of dividends, including $60,000 of previously accrued
dividends;

•

received $26.2 million of net borrowings on our revolving credit agreement;

•

paid $12.2 million on mortgage notes payable that are non-recourse to us,
including a $5.1 million repayment of a fixed rate mortgage loan that matured
during the fourth quarter of 2022 and a $5.1 million repayment of a fixed rate
mortgage loan that matured during the second quarter of 2022;

•

received $177,000 of net cash from the issuance of shares of beneficial
interest, and;

•

paid $26,000 of financing costs related to the revolving credit agreement.

2021:

The $6.5 million of cash used in financing activities during 2021 consisted of:

•

paid approximately $38.5 million of dividends;

•

received $35.7 million of additional net borrowings on our revolving credit
agreement;

•

paid approximately $2.1 million on mortgage notes payable that are non-recourse
to us;

•

paid approximately $1.8 million of financing costs, related primarily to the
July, 2021 amended and restated revolving credit agreement, and;

•

received $215,000 from the issuance of shares of beneficial interest pursuant to
our dividend reinvestment plan.

Additional cash flow and dividends paid information for 2022 and 2021:

As indicated on our consolidated statements of cash flows, we generated net cash
provided by operating activities of $46.8 million during 2022 and $47.7 million
during 2021. As also indicated on our statements of cash flows, non-cash
expenses including depreciation and amortization expense, amortization related
to above/below market leases, amortization of debt premium, amortization of
deferred financing costs and stock-based compensation expense, as well as gains
on divestitures of real estate assets (as applicable), are the primary
differences between our net income and net cash provided by operating activities
for each year.

We declared and paid dividends of $39.2 million during 2022 and $38.5 million
during 2021. During 2022, the $46.8 million of net cash provided by operating
activities was approximately $7.6 million greater than the $39.2 million of
dividends paid during 2022. During 2021, the $47.7 million of net cash provided
by operating activities was approximately $9.2 million greater than the $38.5
million of dividends paid during 2021.

As indicated in the cash flows from investing activities and cash flows from
financing activities sections of the statements of cash flows, there were
various other sources and uses of cash during each of the last three years. From
time to time, various other sources and uses of cash may include items such as
investments and advances made to/from LLCs, additions to real estate
investments, acquisitions/divestiture of properties, net borrowings/repayments
of debt, and proceeds generated from the issuance of equity. Therefore, in any
given period, the funding source for our dividend payments is not wholly
dependent on the operating cash flow generated by our properties. Rather, our
dividends as well as our capital reinvestments into our existing properties,
acquisitions of real property and other investments are funded based upon the
aggregate net cash inflows or outflows from all sources and uses of cash from
the properties we own either in whole or through LLCs, as outlined above.

In determining and monitoring our dividend level on a quarterly basis, our
management and Board of Trustees consider many factors in determining the amount
of dividends to be paid each period. These considerations primarily include: (i)
the minimum required amount of dividends to be paid in order to maintain our
REIT status; (ii) the current and projected operating results of our properties,
including those owned in LLCs, and; (iii) our future capital commitments and
debt repayments, including those of our LLCs. Based upon the information
discussed above, as well as consideration of projections and forecasts of our
future operating cash flows, management and the Board of Trustees have
determined that our operating cash flows have been sufficient to fund our
dividend payments. Future dividend levels will be determined based upon the
factors outlined above with consideration given to our projected future results
of operations.

                                       40
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We expect to finance all capital expenditures and acquisitions and pay dividends
utilizing internally generated and additional funds. Additional funds may be
obtained through: (i) borrowings under our $375 million revolving credit
agreement (which had $73.8 million of available borrowing capacity, net of
outstanding borrowings and letters of credit as of December 31, 2022); (ii)
borrowings under or refinancing of existing third-party debt pursuant to
mortgage loan agreements entered into by our consolidated and unconsolidated
LLCs/LPs; (iii) the issuance of equity pursuant to our at-the-market ("ATM")
equity issuance program, and/or; (iv) the issuance of other long-term debt.

We believe that our operating cash flows, cash and cash equivalents, available
borrowing capacity under our revolving credit agreement and access to the
capital markets provide us with sufficient capital resources to fund our
operating, investing and financing requirements for the next twelve months,
including providing sufficient capital to allow us to make distributions
necessary to enable us to continue to qualify as a REIT under Sections 856 to
860 of the Internal Revenue Code of 1986. In the event we need to access the
capital markets or other sources of financing, there can be no assurance that we
will be able to obtain financing on acceptable terms or within an acceptable
time. Our inability to obtain financing on terms acceptable to us could have a
material unfavorable impact on our results of operations, financial condition
and liquidity.

Credit facilities and mortgage debt

Management routinely monitors and analyzes the Trust's capital structure in an
effort to maintain the targeted balance among capital resources including the
level of borrowings pursuant to our revolving credit facility, the level of
borrowings pursuant to non-recourse mortgage debt secured by the real property
of our properties and our level of equity including consideration of additional
equity issuances pursuant to our ATM equity issuance program. This ongoing
analysis considers factors such as the current debt market and interest rate
environment, the current/projected occupancy and financial performance of our
properties, the current loan-to-value ratio of our properties, the Trust's
current stock price, the capital resources required for anticipated acquisitions
and the expected capital to be generated by anticipated divestitures. This
analysis, together with consideration of the Trust's current balance of
revolving credit agreement borrowings, non-recourse mortgage borrowings and
equity, assists management in deciding which capital resource to utilize when
events such as refinancing of specific debt components occur or additional funds
are required to finance the Trust's growth.

On July 2, 2021, we entered into an amended and restated revolving credit
agreement ("Credit Agreement") to amend and restate the previously existing $350
million credit agreement, as amended and dated June 5, 2020 ("Prior Credit
Agreement"). Among other things, under the Credit Agreement, our aggregate
revolving credit commitment was increased to $375 million from $350 million. The
Credit Agreement, which is scheduled to mature on July 2, 2025, provides for a
revolving credit facility in an aggregate principal amount of $375 million,
including a $40 million sublimit for letters of credit and a $30 million
sublimit for swingline/short-term loans. Under the terms of the Credit
Agreement, we may request that the revolving line of credit be increased by up
to an additional $50 million. Borrowings under the new facility are guaranteed
by certain subsidiaries of the Trust. In addition, borrowings under the new
facility are secured by first priority security interests in and liens on all
equity interests in most of the Trust's wholly-owned subsidiaries.

Borrowings under the Credit Agreement will bear interest annually at a rate
equal to, at our option, at either LIBOR (for one, three, or six months) or the
Base Rate, plus in either case, a specified margin depending on our ratio of
debt to total capital, as determined by the formula set forth in the Credit
Agreement. The applicable margin ranges from 1.10% to 1.35% for LIBOR loans and
0.10% to 0.35% for Base Rate loans. The initial applicable margin was 1.25% for
LIBOR loans and 0.25% for Base Rate loans. The Credit Agreement defines "Base
Rate" as the greatest of (a) the Administrative Agent's prime rate, (b) the
federal funds effective rate plus 1/2 of 1% and (c) one month LIBOR plus 1%. The
Trust will also pay a quarterly revolving facility fee ranging from 0.15% to
0.35% (depending on the Trust's ratio of debt to asset value) on the revolving
committed amount of the Credit Agreement. The Credit Agreement also provides for
options to extend the maturity date and borrowing availability for two
additional six-month periods.

The margins over LIBOR, Base Rate and the facility fee are based upon our total
leverage ratio. At December 31, 2022, the applicable margin over the LIBOR rate
was 1.20%, the margin over the Base Rate was 0.20% and the facility fee was
0.20%.

At December 31, 2022, we had $298.1 million of outstanding borrowings and $3.1
million of letters of credit outstanding under our Credit Agreement. We had
$73.8 million of available borrowing capacity, net of the outstanding borrowings
and letters of credit outstanding as of December 31, 2022. The carrying amount
and fair value of borrowings outstanding pursuant to the Credit Agreement was
$298.1 million at December 31, 2022. There are no compensating balance
requirements. The average amount outstanding under our Credit Agreement during
the years ended December 31, 2022, 2021 and 2020 was $277.9 million, $253.5
million and $219.1 million, respectively, with corresponding effective interest
rates of 2.9%, 2.2%, and 2.4%, respectively, including commitment fees and
interest rate swaps/caps. At December 31, 2021, we had $271.9 million of
outstanding borrowings outstanding against our revolving credit agreement that
was in effect at that time, $3.2 million of letters of credit outstanding
against the agreement and $99.9 million of available borrowing capacity.

The Credit Agreement contains customary affirmative and negative covenants,
including limitations on certain indebtedness, liens, acquisitions and other
investments, fundamental changes, asset dispositions and dividends and other
distributions. The Credit Agreement also contains restrictive covenants
regarding the Trust's ratio of total debt to total assets, the fixed charge
coverage ratio, the ratio of total secured debt to total asset value, the ratio
of total unsecured debt to total unencumbered asset value, and minimum tangible
net worth, as well as customary events of default, the occurrence of which may
trigger an acceleration of amounts then outstanding

                                       41
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under the Credit Agreement. We are in compliance with all of the covenants in
the Credit Agreement at December 31, 2022 and were in compliance with all of the
covenants of the Credit Agreement at December 31, 2021. We also believe that we
would remain in compliance if, based on the assumption that the majority of the
potential new borrowings will be used to fund investments, the full amount of
our commitment was borrowed.

The following table includes a summary of the required compliance ratios at
December 31, 2022 and 2021, giving effect to the covenants contained in the
Credit Agreements in effect on the respective dates (dollar amounts in
thousands):

                         Covenant          December 31, 2022        December 31, 2021
Tangible net worth      $   125,000        $           219,654      $           225,355
Total leverage                 < 60   %                   42.9 %                   43.1 %
Secured leverage               < 30   %                    5.6 %                    7.4 %
Unencumbered leverage          < 60   %                   41.8 %                   41.9 %
Fixed charge coverage       > 1.50x                       4.3x                     4.8x


As indicated on the following table, we have various mortgages, all of which are
non-recourse to us and are not cross-collateralized, included on our
consolidated balance sheet as of December 31, 2022 and December 31, 2021
(amounts in thousands):

                                                            As of 12/31/2022                         As of 12/31/2021
                                                                               Outstanding             Outstanding
                                           Interest         Maturity             Balance                 Balance
Facility Name                                Rate             Date          (in thousands)(a.)        (in thousands)
700 Shadow Lane and Goldring MOBs fixed
rate
  mortgage loan (b.)                            4.54 %        June, 2022   $                  -     $            5,210
BRB Medical Office Building fixed rate
mortgage loan (c.)                              4.27 %    December, 2022                      -                  5,280
Desert Valley Medical Center fixed rate
mortgage loan (d.)                              3.62 %     January, 2023                  4,194                  4,356
2704 North Tenaya Way fixed rate
mortgage loan (e.)                              4.95 %    November, 2023                  6,252                  6,418
Summerlin Hospital Medical Office
Building III fixed
  rate mortgage loan                            4.03 %       April, 2024                 12,558                 12,806
Tuscan Professional Building fixed rate
mortgage loan                                   5.56 %        June, 2025                  1,719                  2,343
Phoenix Children's East Valley Care
Center fixed rate
  mortgage loan                                 3.95 %     January, 2030                  8,203                  8,466
Rosenberg Children's Medical Plaza
fixed rate mortgage loan                        4.42 %   September, 2033                 12,027                 12,273
Total, excluding net debt premium and
net financing fees                                                                       44,953                 57,152
  Less net financing fees                                                                  (268 )                 (376 )
  Plus net debt premium                                                                      40                     90
Total mortgage notes payable,
non-recourse to us, net                                                    $             44,725     $           56,866



(a.)
All mortgage loans require monthly principal payments through maturity and
either fully amortize or include a balloon principal payment upon maturity.
(b.)
This $5.1 million fixed rate mortgage loan was fully repaid on June 1, 2022,
utilizing borrowings under our Credit Agreement.
(c.)
This $5.1 million fixed rate mortgage loan was fully repaid on December 1, 2022,
utilizing borrowings under our Credit Agreement.
(d.)
This $4.2 million fixed rate mortgage loan was fully repaid on January 3, 2023,
utilizing borrowings under our Credit Agreement.
(e.)
This loan is scheduled to mature within the next twelve months, at which time we
will decide whether to refinance pursuant to a new mortgage loan or by utilizing
borrowings under our Credit Agreement.

The mortgages are secured by the real property of the buildings as well as
property leases and rents. The mortgages outstanding as of December 31, 2022 had
a combined carrying value of approximately $45.0 million and a combined fair
value of approximately $43.2 million. At December 31, 2021, we had various
mortgages, all of which were non-recourse to us, included in our consolidated
balance sheet. The combined outstanding balance of these various mortgages was
$57.2 million and these mortgages had a combined fair value of approximately
$59.4 million.

The fair value of our debt was computed based upon quotes received from
financial institutions. We consider these to be "level 2" in the fair value
hierarchy as outlined in the authoritative guidance for disclosure in connection
with debt instruments. Changes in market rates on our fixed rate debt impacts
the fair value of debt, but it has no impact on interest incurred or cash flow.

                                       42

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Contractual Obligations and Off Balance Sheet Arrangements

As of December 31, 2022 we are party to certain off balance sheet arrangements
consisting of standby letters of credit and equity and debt financing
commitments. Our outstanding letters of credit at December 31, 2022 totaled $3.1
million related to Grayson Properties II. As of December 31, 2021, our
outstanding letters of credit totaled $3.2 million related to Grayson Properties
II.

The following table summarizes the schedule of maturities of our outstanding
borrowing under our revolving credit facility ("Credit Agreement"), the
outstanding mortgages applicable to our properties recorded on a consolidated
basis and our other contractual obligations as of December 31, 2022 (amounts in
thousands):

                                                  Payments Due by Period (dollars in thousands)
                                                     Less than                                      After
Debt and Contractual Obligation         Total          1 Year       2-3 years       4-5 years      5 years
Long-term non-recourse debt-fixed
(a) (b)                               $   44,953     $   11,892     $   15,089     $     1,959     $ 16,013
Long-term debt-variable (c)              298,100              -        298,100               -            -
Estimated future interest payments
on debt outstanding as
  of December 31, 2022 (d)                49,488         18,259         27,531           2,167        1,531
Operating leases (e)                      34,964            618          1,236           1,236       31,874
Construction commitments (f)              18,297         18,297              -               -            -
Equity and debt financing
commitments                                    -              -              -               -            -

Total contractual obligations $ 445,802 $ 49,066 $ 341,956 $ 5,362 $ 49,418

(a)

The mortgages are secured by the real property of the buildings as well as
property leases and rents. Property-specific debt is detailed above.
(b)
Consists of non-recourse debt with an aggregate fair value of approximately
$43.2 million as of December 31, 2022. Changes in market rates on our fixed rate
debt impacts the fair value of debt, but it has no impact on interest incurred
or cash flow. Excludes $21.8 million of combined third-party debt outstanding as
of December 31, 2022, that is non-recourse to us, at the unconsolidated LLCs in
which we hold various non-controlling ownership interests (see Note 8 to the
consolidated financial statements).
(c)
Consists of $298.1 million of borrowings outstanding as of December 31, 2022
under the terms of our $375 million Credit Agreement which matures on July 2,
2025. The amount outstanding approximates fair value as of December 31, 2022.
(d)
Assumes that all debt outstanding as of December 31, 2022, including borrowings
under the Credit Agreement, and the loans which are non-recourse to us, remain
outstanding until the stated maturity date of the debt agreements at the same
interest rates which were in effect as of December 31, 2022. We have the right
to repay borrowings under the Credit Agreement at any time during the term of
the agreement, without penalty. Interest payments are expected to be paid
utilizing cash flows from operating activities or borrowings under our revolving
Credit Agreement.
(e)
Reflects our future minimum operating lease payment obligations outstanding as
of December 31, 2022, as discussed in Note 4 to the consolidated financial
statements -Lease Accounting, in connection with ground leases at fourteen of
our consolidated properties.
(f)
Consists of the remaining estimated construction costs related to an MOB located
in Denison, Texas, which was substantially completed in late 2020 as well as
construction costs for a new 85,000 rentable square foot MOB located in Reno,
Nevada which commenced construction in January, 2022 and is expected to be
completed in March, 2023. We are required to build these facilities pursuant to
agreements.

Acquisition and Divestiture Activity

Please see Note 3 to the consolidated financial statements for completed
transactions.