Exhibit 10.13
Preparedbyandafterrecordingreturnto:HannahFinneganDuggan,Shadwick,Doerr&KurlbaumLLC9101W.11O~Street,Suite200OverlandPark,Kansas66210(913)498-3536(Spaceabovereservedforrecorderscertification)AssignmentofLeasesandRentsOctober23.2025PCIndianaCarmelLLC20S.CharlesStreet,Suite403#1965Baltimore,Maryland21201AcademyBank,N.A.KCTower1201Walnut,Suite1100KansasCity,Missouri64106SeeExhibitAattachedheretoandmadeaparthereof29-10-22-022-003.000-018THEABOVEREFERENCEDPREPARERAFFIRMS,UNDERTHEPENALTIESFORPERJURY,THATSHEHASTAKENREASONABLECARETOREDACTANYSOCIALSECURITYNUMBERINTHISDOCUMENT,UNLESSREQUIREDBYLAWTitleofDocument:DateofDocument:Assignor/Borrower:LegalDescription:APN:Assignee/Lender:
ASSIGNMENTOFLEASESANDRENTSThisAssignmentofLeasesandRents("Assignment")ismadeasofOctober2g,2025,byPCIndianaCarmelLLC,anIndianalimitedliabilitycompany("Assignor")toAcademyBank,N.A.("Assignee").WHEREAS,AssignoriscurrentlytheownerandisormaybecomelessoroftherealpropertywhichismoreparticularlydescribedinExhibitAattachedhereto("Premises"),andmadeaparthereof;andWHEREAS,AssignorisindebtedtoAssigneeintheprincipalsumof$8,210,000.00andhasexecutedanddeliveredaPromissoryNote("Note")ofevendateherewith,toevidencesuchdebttoAssignee,theNotebeingsecuredby,interalia,aMortgage,SecurityAgreementandFixtureFilingofevendateherewith("Mortgage"),whichencumbersthePremises;andWHEREAS,Assigneehasrequired,asaconditiontomakingtheloan("Loan"),thefollowingassignmentoftheAssignor'sinterestintheLeaseshereinafterdescribed;andWHEREAS,AssignordesirestosatisfyAssignee'sloanconditionandtomorefullysecuretotheAssigneethepaymentoftheNotebymakingthefollowingassignmentofitsinterestintheLeaseshereinafterdescribed.NOW,THEREFORE,FORVALUERECEIVED,Assignorherebygrants,transfersandassignstotheAssigneeallofAssignor'sright,titleandinterestinandtothosecertainagreements,leases,andsubleases(eacha"Lease")withthetenantsandsubtenants(eacha"Tenant")shownonExhibitBattachedheretoandmadeaparthereof,and,totheextentassignable,allotherleases,subleases,leaseguarantyagreements,licenses,occupancyagreements,franchiseagreements,managementagreements,serviceagreements,masterserviceagreements,recognitionagreements,andoperatingagreementsnoworhereafterenteredinto,whetheroralorwritten,whichdemiseorinvolvetheoccupancyoruseofanyportionofthePremises,togetherwithanyandallextensionsandrenewalsthereof(allsuchLease,leases,subleases,leaseguarantyagreements,licenses,occupancyagreements,franchiseagreements,managementagreements,serviceagreements,masterserviceagreements,recognitionagreements,andoperatingagreementsbeinghereinaftercollectivelyreferredtoasthe"Leases"),togetherwithanyguaranteesofthetenants',licensees',occupants',operators'orcontractingparties'obligationsthereunder,togetherwiththeimmediateandcontinuingrighttocollectandreceiveallrents,revenues,income,payments,fees,charges,proceeds,issuesandprofitsarisingfromtheLeasesoroutofthePremisesoranypartthereof,togetherwiththerighttoallproceedspayabletotheAssignorpursuanttoanypurchaseoptionsonthepartofanypartyundertheLeases,togetherwithallpaymentsderivedtherefromincludingbutnotlimitedtoclaimsfortherecoveryofdamagesdonetothePremisesorfortheabatementofanynuisanceexistingthereon,claimsfordamagesresultingfromdefaultundersaidLeasesandoperatingagreementswhetherresultingfromactsofinsolvencyoractsofbankruptcyorotherwise,andlumpsumpaymentsforthecancellationofsaidLeasesandoperatingagreementsorthewaiverofanyobligationortermthereofpriortotheexpirationdateandthereturnofanyinsurancepremiumsoradvaloremtaxpaymentsmadeinadvanceandsubsequentlyrefunded(hereinafterreferredtoasthe"Rents"),allforthepurposeofsecuringtheNote("Indebtedness"):ARTICLEI-DESCRIPTIONOFLEASESTheLeasestowhichthisAssignmentshallapplyshallincludealloftheLeases(asdefinedabove)whichmaybeinexistenceinandupontheabovedescribedPremisesatthetimeoftheexecutionofthisAssignment,anynewLeasesinanduponthePremiseswhichshallbeenteredintofromandafterthedateoftheexecutionofthisAssignment,andallrenewals,extensions,amendments,supplementalagreementsorsubstituteLeaseswhichmaybeenteredintoafterthedateofthisAssignmentwhichshallaffectinanywaytheLeaseshereindescribed.
ARTICLEII-ASSIGNMENTOFRENTSANDPROFITSAssignordoesfurtherassign,transferandsetovertotheAssigneealloftheRentswhicharetobecollectedfromtheLeases.Inaddition,theAssignorherebyspecificallyauthorizestheAssignee,atanytimethatanEventofDefault(asthattermisdefinedintheNote)hasoccurredandiscontinuingbeyondanyapplicablenoticeandcureperiod,andattheAssignee'soptionandelection,toenterupontheportionofthePremisessetoutineachsuchLeaseforthepurposeofcollectingRents,operatingandmaintainingsaidPremises,andperformingallotheractsnecessaryfortheoperationandmaintenanceofsaidPremisesoranyseparatelydemisedportionthereof,atanytimethatanEventofDefaulthasoccurredandiscontinuingbeyondanyapplicablenoticeandcureperiod.ItistheintentoftheAssignorhereundertoauthorizetheperformancebytheAssigneeofallactswithrespecttothePremisesundertheLeaseswhichtheAssignorshallbeentitledtoperformundereachofsaidLeases.ARTICLEIll-APPLICATIONOFLEASEPROCEEDSBYASSIGNEEAssigneeshall,afterpaymentofallchargesandexpenses,creditthenetamountofRentsandincomewhichitmayreceivebyvirtueofthisAssignmenttoanyamountsduetheAssigneefromtheAssignorunderthetermsandprovisionsoftheNoteandtheMortgage.IfanEventofDefaulthasoccurredandiscontinuing,themanneroftheapplicationofsuchnetincomeandtheitemtowhichsuchnetincomeshallbecreditedshallbewithinthesolediscretionofAssigneeandAssigneeshallapplysuchnetincometoanyoneormoreofthefollowingitemsinanyorderinitsabsolutediscretion:(a)TocurrentprincipalinstallmentsortotheunpaidprincipalbalanceoftheNote.(b)Tointerestasitaccruesontheindebtedness.(c)TotaxesorspecialassessmentswhichconstitutealienagainsttheAssignee'ssecurity.(d)ToanyobligationsoftheAssignorunderthetermsofanyoftheLeases.(e)TocureanydefaultunderthetermsoftheNoteorMortgage.(f)Toanyout-of-pocketcosts,feesorexpensesincurredbyLender.ARTICLEIV-ASSIGNORTOACTASAGENTOFASSIGNEETofacilitatethecollectionofRentsdueundertheLeasesandtheperformanceofAssignor'scov-enantsrequiredtobeperformedundersuchLeases,Assigneeherebymakes,constitutesandappointsAssignorasAssignee'strueandlawfulattorneyinfact,andherebyauthorizesAssignor,onbehalfofAssignee,toask,demand,collectandreceivefromalllessees,obligors,licensees,andthirdpartiesundersuchLeasesallRentsastheyaccrueunderthetermsandprovisionsofsaidLeasesandtoperformonbehalfofAssigneealloftheothercovenantsrequiredtobeperformedbytheAssignor(aslicensor,lessor,orotherwise)undersuchLeases.AssigneefurtherauthorizestheAssignortoreceivesuchrentalsandtogiveappropriatereceiptstherefor,toapplyorexpendsuchrentalsinpaymentofanyoftheexpensesofoperationofthePremises(includingthemortgageindebtednessthereon)andtoapplyorexpendthebalanceofanysuchrentalsinwhatevermannersuchAssignorshallelect,andAssigneeherebyratifiesandconfirmsallthatthesaidAssignorshalllawfullydopursuanttotheexerciseoftheauthorityhereingranted.UponanEventofDefaultbeyondanyapplicablenoticeandcureperiod,Assigneeshallhavetherighttorevokesuchpowerofattorney,andAssigneeherebyreservessuchrightofrevocationofthispowerofattorney.AssigneemayrevokesuchpowerofattorneyintheeventofsuchEventofDefaultbygivingwrittennoticethereoftoAssignor,suchrevocationtobeeffectiveatsuchtimeasnoticeisdelivered.Assigneemaygivewrittennoticeofsuchrevocationtosuchlessees,licensees,orthird-partyobligorsattheirrespectivedemisedPremisesorsuchotheraddressasAssigneemayhaveforlessee.Assignoragreesthat
anyfundsreceivedbyAssignoraftersuchnoticeofrevocationtoAssignorshallbeheldintrustbyAssignorforthebenefitofAssigneeandshallbedeliveredtoAssigneeuponrequest.Assignoragreesthat,subjecttothetermsofthisArticle,awrittendemandonanylessee,licensee,orthird-partyobligorinoruponthedemisedPremisesbyAssigneeforthepaymentoffuturerentalsdirectlytoAssigneeshallbeprimafacieevidencethatarevocationoftheaforesaidpowerofattorneyhasoccurredandshallbesufficientnoticetosaidlesseetomakefuturerentalpaymentstotheAssigneewithoutthenecessityofanyconsentbyAssignor.Anysuchlesseeshallbeentitledtorelyuponsuchwrittendemand,andanyrentsopaidbysuchlesseestotheAssigneeshallnotbefurtherrecoverablebyAssignorfromanysuchlessee.ARTICLEV-LEASEWARRANTIESANDCOVENANTSBYASSIGNORAssignorwill,atitsowncostandexpense,perform,complywithanddischargealloftheobligationsofAssignorunderanyLeasesandusecommerciallyreasonableeffortstoenforceorsecuretheperformanceofeachobligationandundertakingoftherespectivetenants,licensees,occupantsandcontractingpartiesunderanysuchLeasesandwillusecommerciallyreasonableeffortstoappearinanddefend,atitsowncostandexpense,anyactionorproceedingarisingoutoforinanymannerconnectedwithAssignor'sinterestinanysuchLeasesconcerningthePremises.WithrespecttoeachoftheLeaseshereinassigned,Assignorfurthercovenantsandwarrantsthefollowing:(a)AssignoristhefeesimpleowneroftheestateintheabovedescribedPremisesandhasfullrightandpowertoenterintotheLeases.(b)That,toAssignor'sknowledge,theLeaseshavebeenproperlyexecutedbytheproperparties.(c)Thatalloftheterms,provisionsandconditionsofeachoftheLeasesarepresentlyinfullforceandeffectandthat,toAssignor'sknowledge,therearenopresentdefaultsintheperformanceofanyofsuchtermsandconditions.(d)ThatAssignorshall,upondemand,provideAssigneewithcopiesofallexecutedLeasesuponthedescribedPremisesinAssignee'spossession.IfAssigneedoesnothaveallexecutedLeasesuponthedescribedPremisesinAssignee'spossessionwhendemanded,AssigneewillusecommerciallyreasonablyeffortstoobtaincopiesofallexecutedLeases.(e)ThatAssignorhasnotexecutedapriorassignmentofsaidLeasesorrentalsduethereunderwhichremainsinfullforceandeffectandshallnotenterintoanyfutureassignmentsofsaidLeasestoanythirdparty,whetheranabsoluteassignmentorasacollateralassignment,withoutAssignee'spriorwrittenconsent.(f)ThatAssignorhasnotperformedanyactsorexecutedanyotherinstrumentswhichwillpreventAssigneefromoperatingunderanyofthetermsorconditionsofthisassignmentandagreementorwhichwouldlimittheAssigneeinsuchoperation.(g)ThatAssignorhasnotexecutedorgrantedandshallnotexecuteorgrant,anymaterialmodificationoramendmentofanyoftheLeases,ifany,exceptaspreviouslydisclosedtoLender.(h)Reserved.ThatAssignorhasnotcollectedoranticipatedanyrentalsfromanyofthelesseesundersaidLeasesforaperiodoftimeinexcessofonemonthpriortotheaccrualofsuchrental.Reserved.ThatAssignorwillfulfillorperformeachandeveryleasecovenantwhichisrequiredtobefu-lfilledorperformedbythelessorthereunder.(j)(k)
ThatAssignorwillgivepromptnoticetoAssigneeofanynoticeofdefaultgivenbyanylesseeunderanyoftheLeasestoAssignoraslessorundersuchLease,suchnoticetoincludeacompletecopyofanysuchlessee'snoticewhichshallhavebeengiven.(m)ThatAssignorwillusecommerciallyreasonableeffortstoenforceatitssolecostandexpense,shortofterminationofthelease,theperformanceorobservanceofeachandeverycovenantandconditionrequiredundertheassignedLeasestobeperformedorobservedbythelesseesthereunder.(n)Reserved.(o)ThatAssignorwillnotterminatethetermofanyLeasenoracceptasurrenderthereofunless,ineachcase,permittedtodosobythetermsoftheLease,withoutthepriorwrittenconsentofLender.(p)ThatAssignorwillnotwaiveorreleaseanyofthelesseesundertheLeasesfromanymaterialobligationsorconditionsrequiredtobeperformedbysuchlesseesundertheLeaseunlessrequiredtodosopursuanttothetermsoftheLease.(q)ExcepttotheextentthatAssignorisrequiredtodosoundertheapplicableLease,theAssignorwillnotconsenttoanassignmentoftheLessee'sinterestinanyofthesaidLeasesortoasublettingunderanysuchLeases.(r)ThatAssignorwilldelivertoAssigneeanyandallfinancialstatementsandfinancialdata(e.g.balancesheet,incomestatement,etc.)financialinformation,salesdata,grossreceiptinformation(e.g.forpercentagerentcalculations),orsimilarinformationregardingthesalesconductedbyLesseeorinformationregardingtheLessee'sfinancialcondition,totheextentreceivedfromtheLesseesundertheLeases;providedthatAssignorwillnotberequiredtoprovidesuchdataandinformationifLesseeisapubliccompanyorAssignorisotherwisenotpermittedtodosounderanyLeaseorotheragreement.(s)ThatintheeventthelesseeunderaLeaseisafranchisee,AssignorwillpromptlydelivertoAssigneecopiesofanyfranchisorinspectionreportsorfranchisornoticestotheextentthatAssignorreceivesfromthelesseeorthefranchisor.Itisexpresslyunderstoodandagreed,however,thatAssignormaytakeanyactionwhichisotherwiseprohibitedbyanyoftheprecedingcovenantsorwarrantieswithoutsuchactionconstitutingadefaulthereunder,ifAssignorshallfirstobtainthepriorapprovalorconsentofAssigneeinwriting.ARTICLEVI-DEBTSSECURED;TERMINATIONOFASSIGNMENTThisAssignmentismadeforthepurposeofsecuringthefollowing:ThepaymentoftheIndebtednessevidencedbytheNote.Theperformanceanddischargeofeachandeveryobligation,covenantandagreementofAssignorcontainedinthisAssignment,theNote,MortgageandinanyoftheloandocumentsrelatedtoorsecuringsaidNote.UponthepaymentinfullofallindebtednesssecuredherebyandreleaseoftheMortgage,thisAssignmentshallbevoidandofnofurthereffect.ThereleaseoftheMortgageshallconstituteareleaseofthisAssignment.Forpurposesofdeterminingtheremainingunpaidportionofsuchdebtordebts,theAssignoragreesthattheaffidavit,certificate,letterorstatementofanyofficerorauthorizedagentoftheAssigneeshowinganypartofsaidindebtednesstoremainunpaidshallbeandconstituteconclusive(a)(b)
evidenceofthevalidity,effectivenessandcontinuingforceofthisAssignment,andanypersonmayandisherebyauthorizedtorelythereon.ARTICLEVII-ASSIGNEE'SPERFORMANCEOFASSIGNOR'SOBLIGATIONSAssignoragreesthattheAssigneemayatanytimeafteranEventofDefaulthasoccurredandwhileitiscontinuingandatitsoption(butwithoutobligationtodosoandwithoutreleasingtheAssignorofanyobligationhereinorundertheLeases),make,perform,ordoanyactwhichisrequiredhereintobeperformedbytheAssignor,includingspecificallybutwithoutlimitationtherighttoappearinanddefendanyactionpurportingtoaffectthesecurityhereofortherightsorpowersoftheAssigneeandtherighttoperformanyobligationsoftheAssignororlessorcontainedinanyoftheLeases.AssignorfurtheragreesthattheAssignee,inexercisinganysuchpowers,maypayallnecessaryout-of-pocketcostsandexpenses,mayemploycounsel,andmaypaythereforattorneys'fees(totheextentthenpermittedbylaw),forallofwhichtheAssignorwilluponten(10)dayswrittendemand,reimburseallsuchsumsexpendedbytheAssigneepursuanttosuchauthority,suchreimbursementtoAssigneetoincludethefullsumexpendedtogetherwithinterestthereonattherateperannumspecifiedinsaidNoteasapplicableintheeventofadefault.AnysuchreimbursementshallbeaddedtotheindebtednesssecuredbythisAssignmentandshallbesecuredherebyandbytheMortgageandbytheloandocumentsdescribedinorsecuringsaidNote.ThepartiesundertheLeasesareherebyirrevocablyauthorizedanddirectedtorecognizetheclaimsofAssigneeoranyreceiverappointedhereunderwithoutinvestigatingthereasonforanyactiontakenbyAssigneeorsuchreceiver,orthevalidityortheamountofindebtednessowingtoAssignee,ortheexistenceofanydefaultintheNote,theMortgage,orunderorbyreasonofthisAssignment,ortheapplicationtobemadebyAssigneeorreceiver.AssignorherebyirrevocablydirectsandauthorizesthepartiesundertheLeasestopaytoAssigneeorsuchreceiverallsumsdueundertheLeasesandconsentsanddirectsthatsaidsumsshallbepaidtoAssigneeoranysuchreceiverinaccordancewiththetermsofitsreceivershipwithoutthenecessityforajudicialdeterminationthatadefaulthasoccurredhereunderorundertheMortgageorthatAssigneeisentitledtoexerciseitsrightshereunder,andtotheextentsuchsumsarepaidtoAssigneeorsuchreceiver,AssignoragreesthattheotherpartiestotheLeasesshallhavenofurtherliabilitytoAssignorforthesame.ThesolesignatureofAssigneeorsuchreceivershallbesufficientfortheexerciseofanyrightsunderthisAssignmentandthesolereceiptofAssigneeorsuchreceiverforanysumsreceivedshallbeafulldischargeandreleasetherefortoanylessees,unlessanduntilsuchEventofDefaultiscured,asmaybepermittedundertheNote,MortgageoranyLoanDocumentsdescribedintheNote.ChecksforalloranypartoftheRentsandincomecollectedunderthisAssignmentshalluponnoticefromAssigneeorsuchreceiverbedrawntotheexclusiveorderofAssigneeorsuchreceiver.ARTICLEVIII-DEFAULTAssignoragreesthat,ifanEventofDefaultoccursunderthisAssignmentoranyotherLoanDocument(asthattermisdefinedintheNote),theAssigneemay,subjecttotheapplicablenoticeand/orcureperiodsdescribedintheNote,atitsoption,withoutnoticeandwithoutregardtotheadequacyofthesecurityfortheindebtednessherebysecured,eitherinpersonorbyagentwithorwithoutbringinganyactionorproceeding,orbyareceivertobeappointedbyacourt,takeanyorallofthefollowingactions,noneofwhichshallcauseAssigneetobedeemedamortgagee-in-possession:(a)Enterupon,takepossessionof,andoperatethePremises.(b)Make,enforce,modifyandacceptthesurrenderofLeases.(c)Obtainandevicttenantsinaccordancewithapplicablelaw.(d)PerformanyactswhichAssigneedeemspropertoprotectthesecurityhereofuntilallindebtednesssecuredherebyispaidinfull.
(e)SuefororotherwisecollectandreceiveinitsownnameallRents,includingthosepastdueandunpaidandapplythesamelessout-of-pocketcostsandexpensesofoperationandcollection,includingattorneys'fees,uponanyindebtednesssecuredherebyinsuchorderasAssigneemaydetermine.(f)Inpersonorbyagent,withorwithouttakingpossessionoforenteringthePremises,withorwithoutbringinganyactionorproceeding,give,orrequireAssignortogive,noticetothepartiesundertheLeasesauthorizinganddirectingsuchpartiestopayallRentsandincomedirectlytotheAssignee;collectalloftheRentsandincome;enforcethepaymentthereofandexercisealloftherightsoftheAssignorundertheLeasesandalloftherightsofAssigneehereunder;andmayenterupon,takepossessionof,manageandoperatethePremises,oranypartthereof;maycancel,enforceormodifytheLeases,andfixormodifyRentsandPremises,anddoanyactswhichtheAssigneedeemspropertoprotectthesecurityhereof;and/or(g)Applyforappointmentofareceiverasamatterofrightandwithoutnoticeinaccordancewiththestatutesandlawmadeandprovidedfor,whichreceivershipAssignorherebyconsentsto,whoshallcollecttheRents;managethePremisessoastopreventwaste;executeLeaseswithinorbeyondtheperiodofreceivership;performthetermsofthisAssignmentandapplytheRentsandincomeashereinafterprovided.TheenteringuponandtakingpossessionofsuchPremises,theappointmentofareceiver,thecollectionofsuchRentsandtheapplicationthereofasaforesaidshallnotcureorwaiveanydefaultorwaive,modifyoraffectnoticeofdefaultundertheMortgageorinvalidateanyactdonepursuanttosaidnotice,norinanywayoperatetopreventAssigneefrompursuinganyremedywhichnoworhereafteritmayhaveunderthetermsandconditionsoftheMortgageortheNotesecuredtherebyoranyotherinstrumentssecuringthesame.TherightsandpowersofAssigneehereundershallremaininfullforceandeffectbothpriortoandafteranyforeclosure.oftheMortgageandanysalepursuanttheretoanduntilexpirationoftheperiodofredemptionfromsaidsale,regardlessofwhetheradeficiencyremainsfromsaidsale.Assigneeshallhavetheright,atanytimeandwithoutlimitation,toadvancemoneytoanyreceiverappointedhereundertopayanypartoralloftheitemswhichthereceiverwouldotherwisebeauthorizedtopayifcashwereavailablefromthePremisesandthesumsoadvanced,withinterestatthedefaultratedescribedintheNote,shallbeapartofthesumrequiredtobepaidtoredeemfromanyforeclosuresale.Assignorunderstandsandagreesthat,intheEventofDefaultandexpirationofanyapplicablenoticeandcureperiod,AssigneeastheholderoftheNotemay,atitsoptionandinadditiontoanyotherremediesdescribedherein,acceleratethematurityoftheNoteanddeclaretheentireprincipalbalanceoftheNote,togetherwithallaccruedinterestandotheramountsowingpursuanttothisAssignmentortheMortgageoranyoftheloandocumentsdescribedinorsecuringsaidNoteimmediatelydueandpayable.NothinghereincontainedandnoactdoneoromittedbyAssigneepursuanttothepowersandactsgrantedhereinshallbedeemedtobeawaiverbyAssigneeofanyofitsrightsandremediesundertheNoteorMortgageoranyoftheloandocumentsdescribedinorsecuringsaidNote,andthisAssignmentismadeandacceptedwithoutprejudicetoanyoftherightsandremediespossessedbyAssigneeunderthetermsthereof.TherightoftheAssigneetocollectsaidindebtednessandtoenforceanyothersecuritythereforownedorheldbyitmaybeexercisedbytheAssigneeeitherpriorto,simultaneouslywithorsubsequenttoanyactiontakenhereunder.TheremediesprovidedbythisinstrumentshouldbecumulativeofthoseprovidedintheNoteandtheMortgageandtheaforesaidloandocuments.ARTICLEIX-NONLIABILITYOFASSIGNEEAssigneeshallnotbeobligatedtoperformordischarge,nordoesitherebyundertaketoperformordischargeanyobligation,dutyorliabilityundersaidLeases,norshallthisAssignmentoperatetoplaceresponsibilityforthecontrol,care,managementorrepairofthePremisesupontheAssignee,norforthe
carryingoutofanyofthetermsandconditionsofsaidLeases;norshallitoperatetomaketheAssigneeresponsibleorliableforanywastecommittedonthePremises,orforanydangerousordefectiveconditionofthePremises,orforanynegligenceinthemanagement,upkeep,repairorcontrolofsaidPremisesresultinginlossorinjuryordeathtoanytenant,licensee,employeeorstranger,norliableforlachesorfailuretocollecttheRentsandincome,andAssigneeshallberequiredtoaccountonlyforsuchmoneysasareactuallyreceivedbyit;provided,however,thattheforegoingshallnotapplyfollowingthedateonwhichAssigneeobtainspossessionofthePremisesthroughforeclosure,deed-in-lieuofforeclosure,orothersimilarproceedingandtotheextentofAssignee'sgrossnegligenceorwillfulmisconduct.AllactionstakenbytheAssigneepursuanttothisAssignmentshallbetakenforthepurposesofprotectingAssignee'ssecurity,andAssignorherebyagreesthatnothinghereincontainedandnoactionstakenbyAssigneepursuanttothisAssignment,including,butnotlimitedto,Assignee'sapprovalorrejectionofanyLeaseforanyportionofthePremises,shallinanywayalterorimpacttheobligationoftheAssignortopaytheIndebtedness.TheAssignorherebywaivesanydefenseorclaimthatmaynowexistorhereinafterarisebyreasonofanyactiontakenbytheAssigneepursuanttothisAssignmentotherthanforanyliability,loss,ordamage(excludingpunitivedamagestotheextentpayablebyAssigneetoathirdparty)arisingfromAssignee'sgrossnegligenceorwillfulmisconduct.AssignorherebyagreestoindemnifytheAssigneeagainstandholditharmlessfromanyandallliability,lossordamagewhichitmayormightincurundertheLeasesorunderorbyreasonofthisAssignmentandofandfromanyandallclaimsanddemandswhatsoeverwhichmaybeassertedagainstitbyreasonofanyallegedobligationorundertakingonitsparttoperformordischargeanyofthetermsofthelease;providedthattheforegoingindemnityshallnotextendtoanyliability,loss,ordamagearisingfromAssignee'sgrossnegligenceorwillfulmisconduct;provided,further,thattheforegoingindemnityshallnotapplywithrespecttoanyliabilitylossordamagearisingafterthedateonwhichAssigneeobtainspossessionofthePremisesthroughforeclosure,deed-in-lieuofforeclosure,orothersimilarproceeding.ShouldtheAssigneeincuranyliability,lossordamageindemnifiedhereunderunderanyLeaseorunderorbyreasonofthisAssignment,orindefenseagainstanysuchclaimsordemands,theamountthereof,includingout-of-pocketcosts,expensesandattorneys'feestogetherwithinterestthereonatarateperannumspecifiedinsaidNoteasapplicableintheeventofadefaultshallbesecuredhereby,andtheAssignorshallreimbursetheAssigneethereforwithinten(10)daysofwrittendemand.NothinghereincontainedshallbeconstruedasmakingAssignee,oritssuccessorsandassigns,amortgageeinpossession,norshallitoritssuccessorsorassignsbeliablebecauseoflachesorforfailuretocollectanyoftherents,issues,profits,revenues,rightsandbenefits,itbeingexpresslyunderstoodandagreedbytheAssignorthattheAssigneeshallonlyberequiredtoaccountforsuchsumsasareactuallycollectedbyAssignee.ARTICLEX-SUCCESSORSANDASSIGNSThisAssignmentshallinuretothebenefitofthesuccessorsandassignsoftheAssigneeandshallbindtheAssignor'slegalrepresentatives,successorsandassigns.Assignee'srightsshallbeautomaticallytransferredorassignedtotheholderoftheNoteifdifferentthanAssignee.ARTICLEXI-NOTICESNoticesshallbeinwriting,eitherby(a)handdelivery,(b)overnightdelivery(e.g.UPSorFederalExpress),or(c)registeredorcertifiedmail,returnreceiptrequested,andthedeliveryormailingofnoticestothefollowingaddresses,ortosuchotherplaceanypartyheretomaybynoticeinwritingdesignate,shallconstituteserviceofnoticehereunder:(a)IftoAssigneeatitsaddressat:AcademyBank,N.A.KCTower1201WalnutStreet,Suite1100KansasCity,Missouri64106Attn:DirectorofNationalCommercialRealEstateLendingL
(b)IftoAssignoratitsaddressat:PCIndianaCarmelLLC20S.CharlesStreet,Suite403#1965Baltimore,Maryland21201Withacopyto:HuschBlackwellLLP120S.RiversidePlaza,Suite2200Chicago,IllinoisAttention:ElizabethL.Massaro,Esq.ARTICLEXII-BANKRUPTCYUponoratanytimeduringthecontinuanceofanEventofDefaultinthepaymentofanyIndebtednessorintheperformanceofanyobligation,covenant,oragreementpursuanttothetermsofthisAssignment,theNoteandtheMortgage,AssignoragreesthatAssignee,andnotAssignor,shallbeandbedeemedtobethecreditorofthetenantsorotherpartiestotheLeasesinrespectofassignmentsforthebenefitofcreditorsandbankruptcy,reorganization,insolvency,dissolution,orreceivershipproceedingsaffectingsuchtenants(withoutobligationonthepartoftheAssignee,however,tofileormaketimelyfilingsofclaimsinsuchproceedingsorotherwisetopursuecreditors'rightstherein,andreservingtherighttotheAssignortomakesuchfilinginsuchevent)includingwithoutlimitation,therighttofileandprosecute,totheexclusionofAssignor,anyproofsofclaim,complaints,motions,applications,noticesandotherdocuments,inanycaseinrespectofthetenantunderaLeaseundertheU.S.BankruptcyCode.TheAssigneeshallhavetheoptiontoapplyanymoneyreceivedbytheAssigneeassuchcreditorinreductionoftheIndebtedness.IfthereshallbefiledbyoragainstAssignorapetitionundertheU.S.BankruptcyCode,andAssignor,aslessorunderanyLease,shalldeterminetorejectsuchLeaseoroperatingagreementpursuanttoanyapplicableprovisionoftheU.S.BankruptcyCode,thenAssignorshallgiveAssigneenotlessthanten(10)days'priornoticeofthedateonwhichAssignorshallapplytothebankruptcycourtforauthoritytorejecttheLeaseoroperatingagreement.Assigneeshallhavetheright,butnottheobligation,toserveuponAssignorwithinsuchten-dayperiodanoticestatingthat(i)AssigneedemandsthatAssignorassumeandassigntheLeasetoAssigneepursuanttoapplicableprovisionsoftheU.S.BankruptcyCodeand(ii)AssigneecovenantstocureorprovideadequateassuranceoffutureperformanceundertheLease.IfAssigneeservesuponAssignorthenoticedescribedintheprecedingsentence,AssignorshallnotseektorejecttheLeaseandshallcomplywiththedemandprovidedforinclause(i)oftheprecedingsentencewithinthirty(30)daysafterthenoticeshallhavebeengiven,subjecttotheperformancebyAssigneeofthecovenantprovidedforinclause(ii)oftheprecedingsentence.ARTICLEXIII-STATUSOFLEASESANDRENTSDuringthetermofthisAssignment,Assignoragreesthat:Assigneeshallhaveaperfected,absoluteandpresentassignmentoftheLeasesandRents;TheLeasesandRentsarenolongerAssignor'spropertyorthepropertyofAssignor'sestate,asdefinedinTitle11,UnitedStatesCode;and(c)TheLeasesandRentswillnotconstitutecollateral,cashorotherwise.(d)UpontheoccurrenceandcontinuanceofanEventofDefault,ifAssigneeisrequiredtotakeactualpossessionofthePremises(orsomeactionequivalentthereto,suchassecuringtheappointmentofareceiver)inorderto"perfect"or"activate"Assignee'srightshereunder,Assignorwaivesthebenefitsofsuchlawandagreesthatsuchlawshallbesatisfiedsolely(a)(b)
by:(i)AssigneegivingwrittennoticetoAssignorthatAssigneeintendstoenforceitsrightsinandtothedemisedpremisesandtheLeasesandRents;and(ii)AssigneegivingwrittennoticetothetenantsundertheLeasestheyshouldcommencemakingpaymentsundertheLeasesdirectlytoAssigneeorAssignee'sdesignee.(SignatureonFollowingPage)
NESSWHEREOF,Assignorhassetitshandasofthedayandyearfirsthereinwritten.STATE.OfTENNESSEE.NOTARYPVBLIC0ByCo'radIvie(alsoknownasConradB.Ivie),PresidentSTATEOF[emwsseeCOUNTYOF~Onthis'l.-\dayofDC,--r-0'pyV,2025,beforemeappearedConradMe(alsoknownasConradB.Ivie),tomepersonallyknown,who,beingbymedulysworn,didsaythatheisthePresidentofPCIndianaCarmelLLC,anIndianalimitedliabilitycompany,andthatsaidinstrumentwassignedonbehalfofsaidlimitedliabilitycompany,andsaidConradIvie(alsoknownasConradB.Ivie)acknowledgedsaidInstrumenttobethefreeactanddeedofsaidlimitedliabilitycompany.INWITNESSWHEREOF,IhavehereuntosetmyhandandaffixedmyofficialsealiandstateaforesaidonthedayandyearfirstabovewrittenNofaryPublicPrintNameMycommissionexpires:[AssignmentofLeasesandRents]PCIndianaCarmelLLC,anIndianallmite)ssliabilitycompcounty
EXHIBITAForAPN/ParcelID(s):29-10-22-022-003.000-018Parcel3inRiverviewMedicalPark,anAdditiontotheCityofCarmel,HamiltonCounty,Indiana,asperplatthereofrecordedAugust29,2003inPlatCabinet3,Slide242,asInstrumentNumber2003-88086intheOfficeoftheRecorderofHamiltonCounty,Indiana
ExhibitBLeaseAgreementdatedNovember30,2018,asamendedbytheFirstAmendmenttoLeasedatedApril2,2019,CommencementDateCertificateandLeaseAmendmentdatedMay11,2020,SecondAmendmenttoLeasedatedSeptember23,2020,withIntuitiveHealthofHamiltonCounty,LLC,aDelawarelimitedliabilitycompany.SubleaseAgreementdatedNovember30,2018,byandbetweenIntuitiveHealthofHamiltonCounty,LLC,aDelawarelimitedliabilitycompany,assublandlord,andRiverviewHealth,anIndianaCountyHospital,assubtenant.RecognitionAgreementdatedNovember30,2018,withIntuitiveHealthofHamiltonCounty,LLC,aDelawarelimitedliabilitycompany,IntuitiveHealth,LLC,aTexaslimitedliabilitycompany,andRiverviewHealth,anIndianaCountyHospital.MasterServicesAgreementdatedJanuary31,2018,withIntuitiveHealthofHamiltonCounty,LLC,aDelawarelimitedliabilitycompany,andIntuitiveHealth,LLC,aTexaslimitedliabilitycompany,andRiverviewHealth,anIndianaCountyHospital.