American Medical REIT Inc.

Investment Criteria – AMRE success formula

Investment Guidelines

Minimum equity per transaction of $10M; single property
transactions in the $10M - $50M range
2-3% rent escalation built into 15 – 20 yr leases
2x DSCR minimum requirement
2x EBITDARM minimum requirement
~65% LTV typical leverage on acquisitions

Quality Facilities and Strategic Location

State-of-the-art technology and design
Facilities recently built or renovated
Facilities core to provider business model
Functionality, reusability, conversion value
Position to take advantage of decentralization trends
Identifiable, predictable, historical market demand
Proximity to related resources for reliable patient flow

FOCUS On Tentant Operations

Excellent medical practice groups with sustainable practices
Single, long-term tenants
Dominant, long-standing providers
Strong and diversified payor mix
Market-leading medical tenants

Mission Critical Local Providers

Dominant specialty group practices; regional sole providers
Regional specialty hospitals
Critical access hospitals
Strong and diversified payor mix
Long-term practice success / expert hospital management history