UNITED STATES SECURITIES AND EXCHANGE COMMISSION

Washington, DC 20549

FORM 10-K

þ	ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the fiscal year ended December 31, ~~2010~~2011

o¨ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from to

Commission file number 001-32649

COGDELL SPENCER INC.

(Exact name of registrant as specified in our charter)

Maryland		20-3126457
(State or other jurisdiction of		(I.R.S. Employer
(State or other jurisdiction of incorporation or organization)		(I.R.S. Employer Identification No.)
incorporation or organization)		Identification No.)
4401 Barclay Downs Drive, Suite 300 Charlotte, North Carolina		28209
4401 Barclay Downs Drive, Suite 300		28209
(Address of principal executive offices)		(Zip code)
Charlotte, North Carolina		(Zip code)
(Address of principal executive offices)

~~Registrant’s telephone number, including area code:~~ (704) 940-2900

Registrant’s telephone number, including area code:

Securities Registered Pursuant to Section 12(b) of the Act:

Title of Each Class		Name of Exchange on Which Registered
Common Stock, $0.01 par value		New York Stock Exchange
8.5000% Series A Cumulative Redeemable		New York Stock Exchange
8.5000% Series A Cumulative Redeemable Perpetual Preferred Stock		New York Stock Exchange
Perpetual Preferred Stock

Securities Registered Pursuant to Section 12(g) of the Act: ~~None~~

~~Indicate~~None ~~by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes o No þ~~

Indicate by check mark if the registrant is ~~not~~a ~~required~~well-known toseasoned ~~file~~issuer, ~~reports~~as ~~pursuant~~defined ~~to Section~~in Rule 13405 ~~or Section 15(d)~~ of the Securities Act. Yes o ¨ No þ

Indicate by check mark ~~whether~~if the registrant: ~~(1) has~~is ~~filed~~not ~~all reports~~ required to ~~be filed~~file byreports pursuant to Section 13 or Section 15(d) of the ~~Securities Exchange~~ Act ~~of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days~~. Yes ¨ No þ ~~No o~~

Indicate by check mark whether the registrant: (1) has ~~submitted~~filed ~~electronically~~all ~~and~~reports ~~posted on our corporate Website, if any, every Interactive Data File~~ required to be ~~submitted~~filed ~~and~~by ~~posted~~Section 13 ~~pursuant~~or to15(d) ~~Rule 405~~ of ~~Regulation S-T~~the ~~(§232.405~~Securities ofExchange ~~this~~Act ~~chapter)~~of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to ~~submit~~file such reports), and ~~post~~(2) has been subject to such ~~files).~~filing ~~Yes~~requirements ofor the past 90 days. Yes þ No ¨ o

Indicate by check mark ifwhether ~~disclosure~~the ofregistrant ~~delinquent~~has ~~filers~~submitted ~~pursuant~~electronically toand ~~Item 405~~posted ofon ~~Regulation S-K~~our iscorporate ~~not~~Website, ~~contained~~if ~~herein~~any, every ~~and~~Interactive ~~will~~Data ~~not~~File required to be ~~contained,~~submitted and posted pursuant to ~~the~~Rule ~~best~~405 of ~~registrant’s~~Regulation ~~knowledge,~~S-T ~~in definitive~~(§232.405 ~~proxy~~of orthis ~~information~~chapter) ~~statements~~during ~~incorporated~~the bypreceding ~~reference~~12 inmonths ~~Part III~~(or offor ~~this~~such ~~Form~~shorter ~~10-K or~~period ~~any~~that ~~amendment~~the ofregistrant ~~this~~was ~~Form~~required ~~10-K.~~to osubmit and post such files). Yes þ No ¨

Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein, and will not be contained, to the best of registrant’s knowledge, in definitive proxy or information statements incorporated by reference in Part III of this Form 10-K or any amendment of this Form 10-K. ¨

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, or a smaller reporting company. See the definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):

Large accelerated filer o¨ Accelerated filer þ Non-accelerated filer o¨ (Do not check if a smaller reporting company) Smaller reporting company o¨

Indicate by check mark whether the registrant is a Shell Company (as defined in ~~rule~~ rule 12b-2 of the Exchange Act). Yes o ¨ No þ

The aggregate market value of the common equity held by non-affiliates of the registrant as of June 30, ~~2010~~2011, the last business day of the registrant’s most recently completed second fiscal quarter, was $~~319~~242,~~093~~700,~~382~~929 (based on the closing sale price of the registrant’s common stock on that date as reported on the New York Stock Exchange).

Indicate the number of shares outstanding of each of the issuer’s classes of common stock as of the latest practicable date: 51,~~034~~248,~~926~~ 442 shares of common stock, par value $0.01 per share, outstanding as of March 98, ~~2011~~2012.

DOCUMENTSTable INCORPORATEDof BY REFERENCEContents

Portions of the registrant’s definitive proxy statement for the registrant’s 2011 Annual Meeting, to be filed within 120 days after the registrant’s fiscal year, are incorporated by reference into Part III of this Annual Report on Form 10-K.

COGDELL SPENCER INC.

TABLE OF CONTENTS

	~~Page~~		Page
~~PART I~~	PART I
Item 1 Business		3
Item 1	Business			4
Item 1A Risk Factors		10
Item 1A	Risk Factors			12
Item 1B Unresolved Staff Comments		32
Item 1B	Unresolved Staff Comments			35
Item 2 Properties		33
Item 2	Properties			36
Item 3 Legal Proceedings		35
Item 3	Legal Proceedings			38
Item 4 Removed and Reserved		35
Item 4	Mine Safety Disclosures			38
~~PART II~~	PART II
Item 5 Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities		36
Item 5	Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities			39
Item 6 Selected Financial Data		39
Item 6	Selected Financial Data			42
Item 7 Management’s Discussion and Analysis of Financial Condition and Results of Operations		41
Item 7	Management’s Discussion and Analysis of Financial Condition and Results of Operations			44
Item 7A Quantitative and Qualitative Disclosures about Market Risk		61
Item 7A	Quantitative and Qualitative Disclosures about Market Risk			65
Item 8 Financial Statements and Supplementary Data		62
Item 8	Financial Statements and Supplementary Data			67
Item 9 Changes in and Disagreements with Accountants on Accounting and Financial Disclosure		107
Item 9	Changes in and Disagreements with Accountants on Accounting and Financial Disclosure			111
Item 9A Controls and Procedures		107
Item 9A	Controls and Procedures			111
Item 9B Other Information		109
Item 9B	Other Information			113
~~PART III~~	PART III
Item 10 Directors, Executive Officers and Corporate Governance		109
Item 10	Directors, Executive Officers and Corporate Governance			114
Item 11 Executive Compensation		109
Item 11	Executive Compensation			118
Item 12 Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters		109
Item 12	Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters			132
Item 13 Certain Relationships, Related Transactions, and Director Independence		110
Item 13	Certain Relationships, Related Transactions, and Director Independence			134
Item 14 Principal Accounting Fees and Services		110
Item 14	Principal Accounting Fees and Services			135
~~PART IV~~	PART IV
Item 15 Exhibits and Financial Statement Schedules		110
Item 15	Exhibits and Financial Statement Schedules			136
SIGNATURES		~~114~~		141
Exhibit 10.35
Exhibit 21.1
Exhibit 23.1
Exhibit 31.1
Exhibit 31.2
Exhibit 32.1

Statements Regarding Forward-Looking Information

When used in this discussion and elsewhere in this Annual Report on Form 10-K, the words “believes,” “anticipates,” “projects,” “should,” “estimates,” “expects,” and similar expressions are intended to identify forward-looking statements with the meaning of that term in Section 27A of the Securities Act of 1933, as amended (the “Securities Act”), and in Section 21F of the Securities Exchange Act of 1934, as amended. Actual results may differ materially due to uncertainties including the following:

• our business strategy; • our ability to comply with financial covenants in our debt instruments; • our access to capital; • our ability to obtain future financing arrangements, including refinancing existing arrangements; • estimates relating to our future distributions;

•Statements ~~our~~Regarding understanding of our competition; • our ability to renew our ground leases; • legislative and regulatory changes (including changes to laws governing the taxation of REITs and individuals); • increases in costs of borrowing as a result of changes in interest rates; • our ability to maintain our qualification as a REIT due to economic, market, legal, or tax considerations; • changes in the reimbursement available to our tenants by government or private payors; • our tenants’ ability to make rent payments; • defaults by tenants and customers; • access to financing by customers; • delays in project starts and cancellations by customers; • our ability to convert designForward-~~build~~Looking ~~project~~Information ~~opportunities into new engagements for us; • market trends; and • projected capital expenditures.~~

~~Forward-looking~~When ~~statements~~used ~~are~~in ~~based~~this ondiscussion ~~estimates~~and aselsewhere ofin ~~the~~this ~~date~~Annual ofReport ~~this~~on ~~report.~~Form 10-K, Wethe ~~disclaim~~words “believes,” ~~any~~“anticipates,” ~~obligation~~“projects,” to“should,” ~~publicly~~“estimates,” ~~release~~“expects,” ~~the~~and ~~results~~similar ofexpressions ~~any~~are ~~revisions~~intended to ~~these~~identify forward-looking statements with the meaning of that term in Section 27A of the ~~reflecting~~Securities ~~new~~Act ~~estimates~~of 1933, ~~events~~as oramended ~~circumstances~~(the ~~after~~“Securities Act”), and in Section 21F of the ~~date~~Securities Exchange Act of ~~this~~1934, ~~report~~as amended. Actual results may differ materially due to uncertainties including the following:

•

risks related to our proposed merger with Ventas, Inc. and the sale of the Erdman business;

•

changes in general economic and business conditions;

•

our ability to execute our business strategy;

•

our ability to comply with financial covenants in our debt instruments;

•

our ability to raise capital on terms that are favorable to us;

•

our ability to obtain future financing arrangements, including refinancing existing arrangements, on terms that are favorable to us;

•

estimates relating to our future distributions;

•

increased competition for tenants and new properties;

•

our ability to renew our ground leases;

•

legislative and regulatory changes (including changes to laws governing the taxation of REITs and individuals);

•

increases in costs of borrowing as a result of changes in interest rates;

•

our ability to maintain our qualification as a REIT due to economic, market, legal, or tax considerations;

•

changes in the reimbursement available to our tenants by government or private payors;

•

our tenants’ ability to make rent payments and renew leases at the end of the term;

•

defaults by tenants and customers;

•

access to financing by customers;

•

delays in project starts and cancellations by customers;

•

our ability to convert design-build project opportunities into new engagements for us;

•

market trends; and

•

projected capital expenditures.

We undertake no obligation to update any forward-looking statement to reflect events or circumstances after the date on which the statement is made or to reflect the occurrence of unanticipated events. Readers are cautioned not to place undue reliance on any of these forward-looking statements.

The risks included here are not exhaustive. Other sections of this report may include additional factors that could adversely affect our business and financial performance. Moreover, we operate in a very competitive and rapidly changing environment. New risk factors emerge from time to time and it is not possible for management to predict all such risk factors, nor can it assess the impact of all such risk factors on our business or the extent to which any factor, or combination of factors, may cause actual results to differ materially from those contained in any forward-looking statements. Given these risks and uncertainties, investors should not place undue reliance on forward-looking statements as a prediction of actual results.

PART I

In this Annual Report on Form 10-K, unless the context requires otherwise, all references to “we,” “us,” “our,” “our Company,” and “Cogdell Spencer” refer to Cogdell Spencer Inc. and its consolidated subsidiaries, including Cogdell Spencer LP, our operating partnership subsidiary (the “Operating Partnership”)..

Item 1. Business

PART I

Item

1. Business

The Company

Cogdell Spencer Inc. is a real estate investment trust (“REIT”) focused on planning, owning, developing, constructing, and managing healthcare facilities. We help our clients deliver superior healthcare through customized facilities, with high tenant satisfaction, and strategic management. We operate our business through Cogdell Spencer LP, our operating partnership subsidiary (the “Operating Partnership”), and our subsidiaries.

Our growth strategy includes leveraging strategic relationships and our integrated platform for new developments, design-build construction projects for third parties, and off-market acquisitions. We also enter into development joint ventures with hospitals, physicians, and other partners.

We derive a majority of our revenues from two main sources: (1) rents received from tenants under leases in healthcare facilities; and (2) revenue earned from design-build construction contracts and development contracts.

Our property portfolio is stable with an occupancy rate of 9092.65% as of December 31, ~~2010~~2011. We expect rental revenue to be stable due to leases with annual rental increases based on the Consumer ~~Price~~ Price Index (“CPI”). Generally, our property operating revenues and expenses have remained consistent over time except for growth due to property developments and property acquisitions. Our property management team provides a proactive, customer-focused service approach for tenants. We believe that a strong internal property management capability is a vital component of our business, both for properties we own and for those that we manage. Strong internal property management enables us to control property operating costs, increase tenant satisfaction, reduce tenant turnover, and build business relationships.

~~Our~~As ~~portfolio~~of ~~consisted~~December 31, of2011, ~~113~~we ~~properties~~owned and/or managed 118 medical office buildings and healthcare related facilities, totaling approximately 56.92 million net rentable square feet. asOur ofportfolio ~~December 31,~~consists ~~2010, comprised~~ of ~~the following~~:

• 65 consolidated wholly-owned and joint venture properties, comprising a total of approximately 3.6 million net rentable square feet, 90.6% leased;

		September 30,		September 30,		September 30,
			Net Rentable
	Number of		Square Feet		Percentage
	Properties		(in millions)		Leased
Stabilized properties:
Wholly-owned		61		3.33
Consolidated joint ventures		7		0.51

Total stabilized properties		68		3.84		92.5	%
Fill-up properties⁽¹⁾:		3		0.19		67.0	%

Total consolidated properties		71		4.03
Unconsolidated joint venture properties		3		0.21
Properties managed for third parties		44		1.99

Total portfolio		118		6.23

•(1) ~~one wholly~~Fill-~~owned property in the lease-~~up ~~phase,~~properties ~~comprising~~are ~~approximately~~newly ~~0.1~~available ~~million~~properties ~~net~~that ~~rentable~~have ~~square~~not ~~feet,~~achieved ~~75%~~underwritten ~~leased~~stabilized ~~and income producing with the remaining 25.0% leased and under construction for a third quarter 2011 scheduled date of~~ occupancy;.

•At ~~three~~December 31, ~~unconsolidated~~2011, ~~joint~~73.8% ~~venture~~of our wholly-owned and consolidated properties ~~comprising~~were alocated ~~total~~on ofhospital ~~approximately~~campuses 0and an additional 11.25% ~~million~~were ~~net~~located ~~rentable~~off-campus, ~~square~~but ~~feet;~~were hospital anchored. We believe that our on-campus and hospital anchored assets occupy a premier franchise location in relation to local hospitals, providing our properties with a distinct competitive advantage over alternative medical office space in an area.

•We 44have ~~properties~~a ~~managed~~national ~~for~~full-service ~~third~~planning, ~~party~~design and ~~clients~~construction ~~comprising~~firm specializing in healthcare facilities. We provide fully integrated solutions to healthcare facilities throughout the United States, including planning, architecture, engineering, construction, materials management, manufacturing, capital and development services. We are a ~~total~~leading design-builder of healthcare facilities. Founded in 1951, we and our predecessors have a 60 year track record of and reputation for delivering healthcare facilities with appropriate design, longevity, sustainability and excellent operational efficiency. We maintain long-term “trusted advisor” status with physicians and physician groups nationwide. We have successfully cultivated a customer mix that is diversified in both geography and market focus and includes physician group practices and healthcare systems. At December 31, 2011, we had approximately 2$49.06 million ~~net~~in ~~rentable~~unearned ~~square~~design-build ~~feet~~backlog.

Approximately 77.4% of the net rentable square feet of our wholly-owned properties as of December 31, 2010, are located on hospital campuses. We believe that our assets occupy a premier franchise location in relation to local hospitals, providing our properties with a distinct competitive advantage over alternative medical office space in an area. We believe that our property locations and relationships with hospitals will allow us to capitalize on the increasing healthcare trend of outpatient procedures.

We have a national full-service planning, design and construction firm specializing in healthcare facilities. We provide fully integrated solutions to healthcare facilities throughout the United States, including planning, architecture, engineering, construction, materials management, manufacturing, capital and development services. We are a leading design-builder of healthcare facilities. Founded in 1951, we and our predecessors have a 59 year track record of and reputation for delivering healthcare facilities with appropriate design, longevity, sustainability and excellent operational efficiency. We maintain long-term “trusted advisor” status with physicians and physician groups nationwide. We have successfully cultivated a customer mix that is diversified in both geography and market focus and includes physician group practices and healthcare systems.

Our Taxable REIT Subsidiaries (“TRSs”)

We elected to be taxed as a REIT for U.S. federal income tax purposes. To qualify as a REIT, a specified percentage of our gross income must be derived from real property sources, which would generally exclude our income from providing architectural, construction, development and property management services to third parties. To avoid realizing income would adversely affect our ability to qualify as a REIT, services such as architectural, construction, development, and property management are provided through our TRSs. The Operating Partnership has elected that our wholly owned and controlled Cogdell Spencer TRS Holdings, LLC and its subsidiaries (collectively “TRS Holdings”) be treated as TRSs.

Proposed Merger with Ventas; Sale of Erdman Business

Merger with Ventas

On December 24, 2011, we entered into an Agreement and Plan of Merger (the “merger agreement”) with our Operating Partnership, Ventas, Inc., a Delaware corporation (“Ventas”), TH Merger Corp, Inc., a Maryland corporation and Ventas’ wholly-owned subsidiary (“MergerSub”), and TH Merger Sub, LLC, a Delaware limited liability company and Ventas’ wholly owned subsidiary (“OP MergerSub”, and, together with Ventas and MergerSub, the “Purchaser Parties”). The merger agreement provides for the merger of us with MergerSub (the “Company Merger”) and the merger of OP MergerSub with and into the OP (the “Partnership Merger” and, together with the Company Merger, the “Mergers”).

At the effective time of the Company Merger, each share of our common stock that remains outstanding immediately prior to the effective time (other than shares of our common stock owned directly or indirectly, by us or any of our subsidiaries, Ventas, or MergerSub or any other direct or indirect subsidiary of Ventas (which shall be cancelled and retired and shall cease to exist and for which no consideration shall be delivered)) will be automatically cancelled and converted into the right to receive $4.25 in cash (the “Per Share Consideration”), without interest.

At the effective time of the Company Merger, each share of our Series A Preferred Stock that remains outstanding immediately prior to the effective time (other than shares of Series A Preferred Stock owned, directly or indirectly, by us or any of our subsidiaries, Ventas, or MergerSub or any other direct or indirect subsidiary of Ventas (which shall be cancelled and retired and shall cease to exist and for which no consideration shall be delivered)) will be automatically cancelled and converted into the right to receive an amount in cash equal to $25.00, plus all accrued and unpaid dividends thereon through and including the closing date of the Company Merger (the “Per Share Preferred Consideration”), without interest.

At the effective time of the Partnership Merger, each Operating Partnership unit (“OP Unit”) issued and outstanding immediately prior to the effective time (other than OP Units owned directly or indirectly, by us or any of our wholly owned subsidiaries) will be automatically cancelled and converted into the right to receive Per Share Consideration.

We have made customary representations and warranties in the merger agreement and have agreed to customary covenants, including covenants regarding the operation of our business prior to the closing and covenants prohibiting us from soliciting, providing information or entering into discussions concerning proposals relating to alternative business combination transactions, except in limited circumstances, prior to the receipt of stockholder approval of the Company Merger, relating to unsolicited proposals that constitute, or are reasonably expected to lead to, a superior proposal.

Ventas has represented and warranted to us that on the closing date the Purchaser Parties will have sufficient funds to satisfy all of the obligations of the Purchaser Parties under the merger agreement.

Completion of the Company Merger was subject to the approval of the affirmative vote of the holders of not less than a majority of the outstanding shares of our common stock, which we received at a special stockholders meeting held on March 9, 2012.

Completion of the merger is also subject to certain other conditions, including completion of the transactions contemplated by the Stock Purchase Agreement, dated December 24, 2011 (the “Erdman purchase agreement”) by and between Cogdell Spencer TRS Holdings, LLC (“TRS Holdings”) and Madison DB Acquisition, LLC (“Madison DB”) pursuant to which Madison DB will acquire all of the shares of our subsidiary, MEA Holdings, Inc. (“MEA”), which, together with its subsidiaries, engage in design-build and related development business under the Marshall Erdman name (the “Erdman business”).

The merger agreement contains certain termination rights for us and Ventas. Upon termination of the merger agreement under specified circumstances, the parties may be required to pay the other party a termination fee. If we are required to pay a termination fee as a result of our entering into an alternative acquisition agreement or completing an alternative transaction, the amount of the termination fee is $15 million plus reimbursement to Ventas for all reasonable out-of-pocket fees and expenses incurred by or on behalf of Ventas in an amount equal to $5 million. The merger agreement also provides that Ventas will be required to pay us a termination fee of $15 million plus expense reimbursement equal to $5 million if the merger agreement is terminated under certain circumstances because Ventas fails to complete the Company Merger or otherwise breaches its obligations under the merger agreement. In certain other termination scenarios, we may be obligated to reimburse Ventas for its reasonable out-of-pocket fees and expenses equal to $5 million, but will not be required to pay Ventas the termination fee.

Sale of Erdman Business

As discussed above, on December 24, 2011, TRS Holdings entered into the Erdman purchase agreement with Madison DB pursuant to which Madison DB will acquire the Erdman business. TRS Holdings will, prior to closing, contribute $11,720,000 (subject to certain adjustments) to MEA. TRS Holdings also has extinguished certain intercompany indebtedness of MEA. At closing, Madison DB will pay $1.00 to TRS Holdings and will contribute $11,720,000 (subject to certain adjustments) in working capital to MEA. Consummation of the transactions contemplated by the Erdman purchase agreement is subject to customary closing conditions, including satisfaction of all conditions to closing of the Mergers.

Mr. David Lubar, one of our former directors, is a principal of the investment fund that is providing Madison DB with its required equity funding. Mr. Lubar was excluded from, and did not participate in, deliberations of our Board of Directors regarding the merger agreement or the Erdman purchase agreement.

Our stockholders will not receive any consideration from the sale of MEA pursuant to the Erdman purchase agreement distinct from the consideration received pursuant to the merger agreement. The terms of the Erdman purchase agreement permitted us to solicit competing proposals for the purchase of the Erdman business for the period from December 24, 2011 until February 10, 2012, which we refer to as the “go-shop period.” In early January 2012, we, with the assistance of our financial advisor, began actively soliciting indications of interest from third parties regarding the possible acquisition of the Erdman business. We, through our financial advisor, contacted approximately 100 parties that we believed represented credible potential purchasers for the Erdman business. Ten of those parties entered into non-disclosure agreements with us and were permitted to conduct due diligence and invited to consider submitting a competing proposal to purchase the Erdman business on the same terms and conditions reflected in the Erdman purchase agreement, subject to the requirement of a minimum incremental bid of at least $500,000 more than the price to be paid by Madison DB. As of the conclusion of the go-shop period, no bidders submitted a competing proposal for the acquisition of the Erdman business. We have terminated the solicitation process and expect to proceed with a sale of the Erdman business to Madison DB, subject to satisfaction of the conditions set forth in each of the merger agreement and the Erdman purchase agreement.

Assuming all necessary conditions are satisfied, which cannot be guaranteed, the Mergers are expected to close in the second quarter of 2012. Under the terms of each of the merger agreement and the Erdman purchase agreement, if the transactions contemplated thereby have not been completed by June 29, 2012, the parties to those agreements may terminate without penalty.

Our Taxable REIT Subsidiaries (“TRSs”)

Business and Growth Strategies

Our primary business objective is to maximize total risk-adjusted return to our stockholders through growth in cash available for distribution and appreciation in the value of our assets. We believe that developing and maintaining customer relationships is critical to this objective.

Operating Strategy

Our operating strategy consists of the following principal elements:

• Strong Relationships with Physicians and Hospitals.

Healthcare is fundamentally a local business. We have developed a reputation based on trust and reliability with physicians and hospitals. These relationships position us to secure new development projects and new property acquisition opportunities with both existing customers and prospective clients. Our strategy is to grow our portfolio by leveraging these relationships and our integrated platform to selectively develop new medical office buildings and healthcare facilities. We believe that physicians particularly value renting space from a trusted and reliable property owner providing an office environment meeting their specialized needs.

• Active Management of our Properties.

We have developed a comprehensive approach to property management to maximize the operating performance of our medical office buildings and healthcare facilities, leading to high levels of tenant satisfaction. This fully-integrated property management enables us to provide high quality services on a cost-effective basis. Our operating efficiencies consistently exceed industry standards and control costs for tenants. We manage our properties to create an environment that supports successful medical practices. The properties are clean and conducive to the delivery of top-quality medical care. We believe prosperous tenants will maximize the value of our investments. Therefore, we are committed to maintaining our properties at the highest possible level.

• Preferred Locations.

Approximately 7773.48% of the net rentable square feet of our wholly-owned properties as of December 31, ~~2010~~2011, ~~were~~are on hospital campuses. On-campus properties are convenient for physician tenants and their patients and drive revenues for our physician-tenants. Many of these properties have a premier location in relation to the hospital, providing our properties with a distinct competitive advantage over alternative medical office space that are located farther away from the hospital. We have found that physician-tenants prefer convenience to a hospital campus, clean and attractive common areas, state-of-the-art amenities and tenant improvements tailored to each practice.

• Loyal and Diverse Tenant Base.

A key component of our marketing and operating strategy is maintaining physician-tenant loyalty. A focus on physician-tenant loyalty and the involvement of the physician-tenants and hospitals as investors in our properties provides a stable and diversified tenant base. Our tenants are diversified by type of medical practice, medical specialty and sub-specialty. For the year ended December 31, ~~2010~~2011, no single tenant accounted for more than 6.96% of the annualized rental revenue at our consolidated properties.

• Differentiated Focus.

We focus primarily on the ownership, development, redevelopment, acquisition, project delivery, and management of healthcare facilities in the United States of America. This focus allows us to own, develop, redevelop, acquire and manage healthcare facilities more effectively and profitably than our competition. Unlike many other public companies that simply engage in sale/leaseback arrangements in the healthcare real estate sector, we also operate our properties. We believe this focus enables us to achieve additional cash flow growth and appreciation in the value of our assets.

5 7

Development and Acquisition Strategy

Our development and acquisition strategy consists of the following principal elements:

• Project delivery.

Our project delivery teams focus on the development and design-build components of the ~~integrated~~ integrated business model. We and our predecessor companies have developed and/or designed-built over 5,000 healthcare facilities including hospitals, medical office buildings, ambulatory surgery centers, wellness centers and multi-specialty clinics. We provide fully integrated healthcare real estate services including strategic planning, development, architecture, construction, and management. We have built strong relationships with leading healthcare systems desiring real estate ~~solutions~~solution to support the growth of medical communities near their hospitals and regional medical centers. Our focus on healthcare facilities is a competitive advantage over less specialized developers. Further, our regional focus provides extensive local industry knowledge across the United States of America. We believe the network of relationships that we have fostered in both the real estate and healthcare industries provides access to substantial development and acquisitions opportunities.

• Selective Development and Acquisitions.

We intend to continue to grow our portfolio of healthcare facilities by selectively acquiring existing healthcare facilities and developing new projects where needed.

• Develop and Maintain Strategic Relationships.

We have strategic relationships with physicians, hospitals, not-for-profit agencies and other sponsors of healthcare services to enhance our franchise. We enter into joint ventures with individual physicians, physician groups, hospitals, and local healthcare facilities developers. These joint ventures are a source of development and acquisition opportunities. We offer potential physician-tenants the opportunity to invest in our properties to increase their commitment to the property in which they practice. We work closely with our tenants to cultivate long-term working relationships and to maximize new business opportunities. We carefully consider customer objectives and needs when evaluating an investment opportunity. We believe this philosophy builds long-term relationships and produces franchise locations otherwise unavailable to our competition.

• Investment Criteria and Financing.

We intend to expand in our existing markets and enter into new markets meeting our investment criteria. We generally seek customers and assets in locations complementing our existing portfolio. We may selectively pursue portfolio opportunities outside of our existing markets that we believe will create incremental value, provide diversification, and economies of scale.

In assessing a potential development or acquisition opportunity, we focus on the economics of the local medical community and the strength of local hospitals, with an emphasis on projects on a hospital campus or in a strategic growth corridor.

Historically, we financed real property developments and acquisitions through joint ventures with equity provided by physician-tenants, local hospitals, or regional medical centers. In conjunction with maintaining our strategic relationships, we plan to continue entering into joint ventures with individual physicians, physician groups and hospitals.

6We have a $200.0 million secured revolving credit facility (the “Credit Facility”). As of December 31, 2011, we had cash and cash equivalents of approximately $16.7 million and our Credit Facility had approximately $18.5 million of available borrowings, which we can use to finance development and acquisition opportunities. We plan to finance future developments and acquisitions through a combination of cash, borrowings under the Credit Facility, traditional secured mortgage financing, and equity and debt offerings.

We have a $150.0 million secured revolving credit facility (the “Credit Facility”). As of December 31, 2010, we had cash and cash equivalents of approximately $12.2 million and our Credit Facility had approximately $96.9 million of available borrowings, which we can use to finance development and acquisition opportunities. We plan to finance future developments and acquisitions through a combination of cash, borrowings under the Credit Facility, traditional secured mortgage financing, and equity and debt offerings.

Business Segments

We have two identified reportable segments: (1) Property Operations and (2) Design-Build and Development. We define business segments by their distinct customer base and service provided. Each segment operates under a separate management group and produces discrete financial information, which is reviewed by the chief operating decision maker to make resource allocation decisions and assess performance. Inter-segment sales and transfers are accounted for as if the sales and transfers were made to third parties, which involve applying a negotiated fee to the costs of the services performed. All inter-company balances and transactions are eliminated during the consolidation process.

~~Financial~~8 ~~information concerning our business segments is presented in Note 6 to the accompanying Consolidated Financial Statements.~~

Financial information concerning our business segments is presented in Note 7 to the accompanying Consolidated Financial Statements.

Regulation

The following discussion describes certain material U.S. federal laws and regulations that may affect our operations and those of our tenants. However, the discussion does not address state healthcare laws and regulations, except as otherwise indicated. These state laws and regulations, like the U.S. federal healthcare laws and regulations, may affect our operations and those of our tenants.

The regulatory environment remains stringent for healthcare providers. The Stark Law and fraud and abuse statutes that regulate hospital and physician relationships continue to broaden the industry’s awareness of the need for experienced real estate management. Requirements for Medicare coding, physician recruitment and referrals, outlier charges to commercial and government payors, and corporate governance have created a difficult operating environment for some hospitals. Also, the Health Information Technology for Economic and Clinical Health Act (“HITECH Act”), signed into law on February 17, 2009, expanded the extensive requirements related to the privacy and security of individually identifiable health information imposed by regulations issued pursuant to the Health Insurance Portability and Accountability Act of 1996 (“HIPAA”) and contains enhanced enforcement provisions related to those requirements. In addition, the U.S. Congress enacted on March 23, 2010 the Patient Protection and Affordable Care Act (“PPACA”) that was intended to have a significant impact on the delivery and reimbursement of healthcare items and services. PPACA is the subject of current repeal initiatives in the U.S. Congress. Further, PPACA is being challenged through lawsuits pending in several U.S. courts. Given this uncertainty, we cannot predict the impact that PPACA or future healthcare legislation may have on us, our business or our tenants.

As our properties and entities are not healthcare providers, the healthcare regulatory restrictions that apply to physician investment in healthcare providers are not applicable to the ownership interests held by physicians in our properties except as discussed below. For example, the Stark law generally prohibits physicians from referring patients to an entity if the physicians have a financial relationship with or ownership interest in the entity and the entity provides designated health services. The Stark law does not apply to physician ownership in our entities because these entities do not own or operate any healthcare providers, nor do they provide any designated health services. In addition, the Federal Anti-Kickback Statute, which generally prohibits payment or solicitation of remuneration in exchange for referrals for items and services covered by federal healthcare programs to persons in a position to refer such business, also does not apply to ownership in the existing property entities because they do not provide or bill for medical services of any kind. Similar state laws that prohibit physician self referrals or kickbacks also do not apply for the same reasons.

Although our properties and entities are not healthcare providers, certain federal healthcare regulatory restrictions could be implicated by ownership interests held by physicians in our property entities because the properties and entities may have both physician and hospital owners and such hospitals and physicians may have financial relationships apart from our properties and entities creating direct and indirect financial relationships subject to these laws and regulations. For example, under the Stark law discussed above, a physician and hospital ownership in one of our entities may serve as a link in a chain of financial relationships connecting a physician and a hospital which must be analyzed by these parties for compliance with the requirements of the Stark law.

Generally, healthcare facilities are subject to various laws, ordinances and regulations. Changes in any of these laws or regulations, such as the Comprehensive Environmental Response and Compensation Liability Act, increase the potential liability for environmental conditions or circumstances existing or created by tenants or others on the properties. In addition, laws affecting development, construction, operation, maintenance, safety and taxation requirements may result in significant unanticipated expenditures, loss of healthcare real estate property sites or other impairments to operations, which may adversely affect our cash flows from operating activities.

Under the Americans with Disabilities Act of 1990 (“ADA”), all places of public accommodation are required to meet certain U.S. federal requirements related to access and use by disabled persons. A number of additional U.S. federal, state and local laws also exist that may require modifications to properties, or restrict certain further renovations thereof, with respect to access thereto by disabled persons. Noncompliance with the ADA could result in the imposition of fines or an award of damages to private litigants and also could result in an order to correct any non-complying feature and in substantial capital expenditures. To the extent our properties are not in compliance, we may incur additional costs to comply with the ADA.

Property management activities are often subject to state real estate brokerage laws and regulations as determined by the particular real estate commission for each state.

In addition, state and local laws may regulate expansion, including the addition of new beds or services or acquisition of medical equipment, and the construction of healthcare facilities, by requiring a certificate of need, which is issued by the applicable state health planning agency only after that agency makes a determination that a need exists in a particular area for a particular service or facility, or other similar approval.

New laws and regulations, changes in existing laws and regulations, or changes in the interpretation of such laws or regulations could negatively affect the financial condition of our tenants. These changes, in some cases, could apply retroactively. The enactment, timing or effect of legislative or regulatory changes cannot be predicted. In addition, certain of our medical office buildings and healthcare facilities and their tenants may require licenses or certificates of need to operate. Failure to obtain a license or certificate of need, or loss of a required license would prevent a facility from operating in the manner intended by the tenants.

Environmental Matters

Pursuant to U.S. federal, state and local environmental laws and regulations, a current or previous owner or operator of real property may be required to investigate, remove and/or remediate a release of hazardous substances or other regulated materials at or emanating from a property. Further, under certain circumstances, owners or operators of real property may be held liable for property damage, personal injury and/or natural resource damage in connection with such releases. Certain of these laws have been interpreted to be joint and several unless the harm is divisible and there is a reasonable basis for allocation of responsibility. The failure to properly remediate the property may also adversely affect the owner’s ability to lease, sell or rent the property or to borrow funds using the property as collateral.

In connection with the ownership, operation and management of our properties, we could be legally responsible for environmental liabilities or costs relating to a release of hazardous substances or other regulated materials at or emanating from such property. To assess potential for liability, we conduct an environmental assessment of each property prior to acquisition and manage our properties in accordance with environmental laws. All of our leases contain a comprehensive environmental provision that requires tenants to conduct all activities in compliance with environmental laws and to indemnify the owner for any harm caused by the failure to do so. In addition, we have engaged qualified and reputable environmental consulting firms to perform environmental site assessments of all of our properties. We are not aware of any environmental issues that are expected to have materially ~~impact~~impacted the operations of any property.

Insurance

We maintain comprehensive liability, fire, flood, earthquake, wind (as deemed necessary or as required by our lenders), extended coverage, rental loss insurance, as well as commercial liability insurance, provided by reputable companies and with policy specifications, limits, and deductibles customarily carried for similar properties. Furthermore, we believe our businesses and assets are likewise adequately insured against casualty loss and third party liabilities. We actively manage the insurance component of the budget for each project. We engage a risk management consultant to assist with this process. Most of our leases provide that insurance premiums are considered part of the operating expenses of the respective property, and the tenants are therefore responsible for any increases in our premiums.

~~Our~~10 business activities may expose us to potential liability under various environmental laws and under workplace health and safety regulations. We are unable to predict these potential liabilities. We maintain a comprehensive general liability policy with an umbrella policy that covers losses beyond the general liability limits. We also maintain professional errors and omissions liability and contractor’s pollution liability insurance policies in amounts that we believe are adequate coverage for our business.

Our business activities may expose us to potential liability under various environmental laws and under workplace health and safety regulations. We are unable to predict these potential liabilities. We maintain a comprehensive general liability policy with an umbrella policy that covers losses beyond the general liability limits. We also maintain professional errors and omissions liability and contractor's pollution liability insurance policies in amounts that we believe are adequate coverage for our business.

We obtain insurance coverage through a broker experienced in the professional liability field. The broker and our risk manager regularly review the adequacy of our insurance coverage. Because there are various exclusions and retentions under the policies, or an insurance carrier may become insolvent, there can be no assurance that all potential liabilities will be covered by our insurance policies or paid by our carriers.

We evaluate the risk associated with claims. If there is a determination that a loss is probable and reasonably estimable, an appropriate reserve is established. A reserve is not established if we determine that a claim has no merit or is not probable or reasonably estimable. Partially or completely uninsured claims, if successful and of significant magnitude, may have a material adverse effect on our business.

Competition

We compete in developing, acquiring, and leasing medical facilities with public and private real estate companies and investors. We believe we have a depth of knowledge and experience in working with physicians, hospitals, not-for-profit agencies, and other sponsors of healthcare services making us an attractive real estate partner.

The market for design-build services is generally highly competitive and fragmented. Our competitors are numerous, consisting mainly of small and regional private firms. We believe we are well positioned to compete in our markets because of our healthcare industry specialization, long-term client relationships, and integrated delivery of services.

Employees

As of December 31, ~~2010~~2011, we had ~~398~~370 employees. Our professionals perform property management, acquisitions, real estate development, architecture, engineering, construction management and ~~materials~~ materials management services. Less than 85% of our employees are covered by collective bargaining agreements, which are subject to amendment in November ~~2011~~ 2012, or by specific labor agreements, which expire upon completion of the relevant project. There are no material disagreements with employees and we consider the relationships with our employees to be favorable.

Equity Offerings

In ~~May~~January ~~and June 2010~~2011, we issued ~~an aggregate of~~ approximately 70.13 million shares of ~~common~~8.500% ~~stock~~Series A Cumulative Redeemable Perpetual Preferred Stock (“Series A preferred shares”) in a follow-on offering, resulting in net proceeds ~~to us~~ of approximately $478.6 2 million. The initial offering of Series A preferred shares occurred in December 2010. The net proceeds were used to ~~fund development projects,~~ reduce borrowings under the Credit Facility, to fund build to suit development projects, and for working capital and other general corporate purposes.

In December 2010, we sold 2.6 million shares of our 8.500% Series A Cumulative Redeemable Perpetual Preferred Stock, raising net proceeds of approximately $62.6 million. We used the net proceeds to repay in full the $50.0 million outstanding balance under a senior secured term loan that was scheduled to mature in March 2011, to reduce borrowings under the Credit Facility, to fund build to suit development projects, and for working capital and other general corporate purposes.

9In May 2010, we issued 7.1 million shares of common stock, resulting in net proceeds to us of $47.6 million. The net proceeds were used to fund development projects, reduce borrowings under the Credit Facility, and for working capital purposes.

Available Information

We file our annual report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K, and all amendments to those reports with the Securities and Exchange Commission (the “SEC”). You may obtain copies of these documents by visiting the SEC’s Public Reference Room at 100 F Street N.E., Washington, D.C. 20549, or by calling the SEC at 1-800-SEC-0330. The SEC also maintains a Website (www.sec.gov) that contains reports, proxy and information statements, and other information regarding issuers that file electronically with the SEC. Our Website is www.cogdell.com. Our reports on Forms 10-K, 10-Q and 8-K, and all amendments to those reports are posted on our Website as soon as reasonably practicable after the reports and amendments are electronically filed with or furnished to the SEC. The contents of our Website are not incorporated by reference herein.

Item

1A. Risk Factors

Many risk factors affect our business. ~~The~~As ~~occurrence~~discussed ofabove, awe ~~risk~~have ~~factor~~entered ~~may~~into ~~reduce~~the merger agreement with Ventas. The risks discussed below affect our ~~operating~~business currently and many of those will continue ~~income,~~to ~~decrease~~affect our business if the ~~value~~Mergers are completed. Certain of ~~our~~the ~~assets,~~risks ~~diminishing~~below will affect our ~~growth~~business ~~prospects,~~only orif ~~impact~~the ~~access~~Mergers toare not completed and ~~cost~~ ofwe ~~capital~~continue to operate as a stand-alone entity. AsThe occurrence of a ~~result,~~risk wefactor may ~~have~~materially adversely ~~reduced~~affect ~~cash~~our ~~available~~business, ~~for~~financial ~~distribution~~condition, ~~and/or~~results of operations, ability to pay distributions to our ~~share~~ stockholders and the trading price ~~may~~of ~~decline~~our common stock.

Risks Related to the Mergers

Uncertainty regarding the proposed Mergers and the diversion of management’s attention from our ongoing business operations could adversely affect our financial results.

Uncertainty about the effect of the Mergers on employees and tenants may have an adverse effect on us. These uncertainties may impair our ability to attract, retain and motivate key personnel, and could cause tenants and others who deal with us to seek to change existing business relationships. Employee retention and recruitment may be particularly challenging, as employees and prospective employees may experience uncertainty about their future roles with the combined company.

In addition, the pursuit of the Mergers and the preparation for the integration may place a significant burden on management and internal resources. Any significant diversion of management attention away from ongoing business operations and any difficulties encountered in the transition and integration process could affect our financial results.

We are subject to various contractual restrictions and requirements while the Mergers are pending that could adversely affect our financial results.

The merger agreement restricts us, without Ventas’ consent, from making certain acquisitions and dispositions, engaging in leasing activity, engaging in capital raising transactions and taking other specified actions while the Mergers are pending. In addition, the merger agreement requires that we sell the Erdman design-build and development business prior to closing and that we take steps to separate the Erdman business from the rest of our business pending the closing. These restrictions and requirements may prevent us from pursuing attractive business opportunities and making other changes to our business prior to completion of the Mergers or termination of the merger agreement.

We may be unable to obtain satisfaction of all conditions to complete the Mergers in the anticipated timeframe, or at all.

Completion of the Mergers is contingent upon the sale of the Erdman business, as well as customary closing conditions, including the absence of any injunction and certain other litigation. We may be unable to satisfy all the conditions to the Mergers, in which case the Mergers will not be consummated. In addition, satisfying the conditions to, and completion of, the merger may take longer than, and could cost more than, we expect. Any delay in completing the Mergers may adversely affect the benefits that we and Ventas expect to achieve from the Mergers and the integration of our businesses.

If the Mergers are not completed, our financial results may be adversely affected and we will be subject to several risks, including but not limited to:

•

payment to Ventas of a termination fee of $15 million, plus $5 million as reimbursement of its expenses, as specified in the merger agreement, depending on the nature of the termination; and

•

being subject to litigation related to any failure to complete the Mergers.

Any delay or inability to satisfy all conditions to complete the Mergers, or failure to complete the Mergers could negatively affect our future business, financial condition or results of operation.

Certain of our directors and executive officers may have interests in the Mergers that may differ from the interests of our stockholders, including, if the Mergers are completed, the receipt of financial and other benefits.

Certain of our executive officers and directors may have interests in the Mergers that are in addition to, and may be different from, the interests of our stockholders generally. These interests include acceleration of vesting and payouts of their restricted stock and LTIP units, the right to potentially receive cash severance payments and other benefits under executive employment agreements.

Pending litigation against us and the current members of our board of directors could result in an injunction preventing completion of the Mergers or the payment of damages in the event the Mergers are completed.

On December 29, 2011, a complaint was filed in the Superior Court for State of North Carolina, Mecklenburg County, against us, our directors and Ventas on behalf of a putative class of similarly situated investors, alleging that the our board of directors breached its fiduciary duties regarding the Company Merger and that Ventas aided and abetted the alleged breach of fiduciary duties. Beginning on January 4, 2012, six other putative class action suits were filed in the Maryland Circuit Court for Baltimore City against the same defendants and alleging similar breach of fiduciary duty and aiding and abetting claims, although certain complaints also named our Operating Partnership, MergerSub and OP MergerSub as defendants. On January 27, 2012, we also received a letter from an entity purporting to be a stockholder demanding that the board terminate the Company Merger and the sale of the Erdman business and that the board conduct an investigation into the Company Merger and the sale of the Erdman business. The letter also made a request for access to certain books and records of the company related to the Company Merger and the sale of the Erdman business. The cases pending in Maryland were consolidated by the Court on January 31, 2012. On February 3, 2012, the plaintiff in the North Carolina action filed an amended complaint, and on February 9, 2012, the plaintiffs in the Maryland action filed an amended complaint, including the class and derivative actions. All of the pending cases ask that the Company Merger be enjoined and seek other unspecified monetary relief. On February 21, 2012, defendants moved to dismiss the amended complaint.

On February 29, 2012, we entered into a memorandum of understanding with the plaintiffs in the Maryland and North Carolina cases regarding the settlement of the pending claims. Pursuant to the terms of the proposed settlement, we agreed to make certain supplemental disclosures related to the proposed Company Merger. The memorandum of understanding contemplates that the parties will enter into a settlement agreement after a period of confirmatory discovery, which will be subject to customary conditions, including court approval following notice to our stockholders. In the event the parties enter into a settlement agreement, a hearing will be scheduled in which the Maryland Court will consider the fairness, reasonableness, and adequacy of the settlement. If the settlement is finally approved by the Court, it will resolve and release all claims in all actions that were or could have been brought challenging any aspect of the proposed Merger, the Merger Agreement, and any disclosure made in connection therewith, among other claims, pursuant to terms that will be disclosed to stockholders prior to final approval of the settlement.

In addition, in connection with the settlement, the parties contemplate that plaintiffs’ counsel will file a petition in the Maryland Court for an award of attorneys’ fees and expenses to be paid by or on behalf of Defendants, which Defendants may oppose. Defendants will pay or cause to be paid any attorneys’ fees and expenses awarded by the Maryland Court. There can be no assurance that the parties will ultimately enter into a settlement agreement or that the Maryland Court will approve the settlement even if the parties were to enter into a settlement agreement. In such event, the proposed settlement as contemplated by the memorandum of understanding may be terminated.

One of the conditions to the closing of the Mergers is that no decree, ruling, judgment, decision, order or injunction shall have been entered by any court of competent jurisdiction that has the effect of prohibiting or restraining the completion of the Mergers. If for any reason the cases are not settled and if any of the plaintiffs are successful in obtaining an injunction prohibiting the defendants from completing the Mergers, then such injunction may prevent the Mergers from becoming effective or from becoming effective within the expected timeframe. [In addition, if any suit, action or proceeding before any court or other governmental entity shall have been instituted or shall be pending, with respect to certain matters disclosed in the merger agreement disclosure schedule, where an unfavorable outcome in such suit, action or proceeding would, in the sole and absolute discretion of Ventas, adversely affect the anticipated business or economic benefits to Ventas and its affiliates of the transactions contemplated by the merger agreement, the Mergers will not be completed. If completion of the Mergers is prevented or delayed, it could result in substantial costs to us. In addition, we could incur costs associated with the indemnification of our directors and officers.

Risks Related to our Properties and Operations

Our real estate investments are concentrated in medical office buildings and healthcare facilities, making us more vulnerable economically than if our investments were diversified.

As a REIT, we invest primarily in real estate. Within the real estate industry, we selectively own, develop, redevelop, acquire, and manage medical facilities. We are subject to risks inherent in concentrating investments in real estate. The risks resulting from a lack of diversification ~~become~~ become even greater as a result of our business strategy to invest primarily in medical facilities. A downturn in the medical facilities industry or in the commercial real estate industry ~~generally,~~ could materially adversely affect the value of our properties. A downturn in the healthcare industry could negatively affect our tenants’ ability to make rent payments to us, which may have a material adverse effect on our business, financial condition, results of operations, and ability to ~~make~~ make distributions to our stockholders. These adverse effects may be more pronounced than if we held a diverse portfolio of investments outside of real estate or outside of medical facilities.

We depend on significant tenants.

For the year ended December 31, ~~2010~~2011, our five largest tenants represented $1921.65 million, or 23.72%, of the annualized rent generated by our properties. Our five largest tenants based on annualized rents are Carolinas HealthCare System, Bon Secours St. Francis Hospital, ~~Palmetto~~East ~~Health Alliance~~Jefferson General Hospital, Lancaster General Hospital, and ~~Woodlands~~Palmetto ~~Medical~~Health Alliance. Our significant tenants, as well as other tenants, may experience a downturn in their businesses, which may weaken their financial ~~condition~~ condition and result in their failure to make timely rental payments or default under their leases. In the event of any tenant default, we may experience delays in enforcing our rights as landlord and may incur substantial costs in protecting our investment.

~~The~~Recent ~~severely~~market ~~weakened~~conditions ~~economy~~in the U.S. and European economies, and other events or circumstances beyond our control, may continue to adversely affect our industry, business, results of operations, contractual commitments, and access to capital.

~~Continued~~Recent market conditions and continued uncertainty ofin the U.S. ~~economy~~and European economies, including inflation, deflation or stagflation, the systemic impact of ~~increased~~high levels of unemployment, volatile energy costs, geopolitical issues, the availability and cost of credit, the U.S. mortgage market and a distressed real estate market have contributed to increased market volatility and business and consumer confidence. This difficult operating environment may continue to adversely affect our ability to generate revenues and/or increase costs, thereby reducing our operating income and earnings. It may continue to adversely impact the ability of our tenants to maintain occupancy and rates in our properties. These economic conditions may continue to have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders, and the trading price of our stock.

Adverse economic or other conditions in the markets in which we do business may negatively affect our occupancy levels and rental rates and therefore our operating results.

Our operating results are dependent upon maximizing occupancy levels and rental rates in our portfolio. Adverse economic or other conditions in the markets in which we operate may lower our occupancy levels and limit our ability to increase rents or require us to offer rental discounts. The following factors are primary among those which may adversely affect the operating performance of our properties:

•

periods of economic slowdown or recession, rising interest rates or declining demand for medical office buildings and healthcare facilities, or the public perception that any of these events may occur, could result in a general decline in rental rates or an increase in tenant defaults;

•

the national economic climate in which we operate, may be adversely impacted by, among other factors, a reduction in the availability of debt or equity financing, industry slowdowns, relocation of businesses and changing demographics;

•

local or regional real estate market conditions such as the oversupply of medical office buildings and healthcare facilities or a reduction in demand for medical office buildings and healthcare facilities in a particular area;

•

negative perceptions by prospective tenants of the safety, convenience and attractiveness of our properties and the neighborhoods in which they are located;

•

earthquakes and other natural disasters, terrorist acts, civil disturbances or acts of war which may result in uninsured or underinsured losses; and

•

changes in tax, real estate and zoning laws.

The failure of our properties to generate revenues sufficient to meet our cash requirements, including operating and other expenses, debt service and capital expenditures, may have a material adverse effect on our business, financial condition, results of operations, our ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

The majority of our consolidated wholly-owned and joint venture properties are located in Georgia, North Carolina, and South Carolina, and changes in these markets may materially adversely affect us.

Our consolidated wholly-owned and joint venture properties located in Georgia, North Carolina, and South Carolina, ~~provide~~provided approximately 9.8.4%, 2321.57% and 2624.83%, respectively, of our total annualized rent for the year ended December 31, ~~2010~~2011. As a result of the geographic concentration of properties in these markets, we are particularly exposed to downturns in these local economies or other changes in local real estate market conditions. In the event of negative economic changes in these markets, our business, financial condition, results of operations, our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Our investments in development and redevelopment projects may not yield anticipated returns, which would harm our operating results and reduce the amount of funds available for distributions.

A component of our growth strategy ~~includes~~has included development and redevelopment opportunities. To the extent that we continue to engage in any development ~~and~~or redevelopment projects, we will be subject to the following risks normally associated with these projects:

•

we may be unable to obtain financing for these projects on attractive terms or at all;

•

we may not complete development projects on schedule or within budgeted amounts;

•

we may encounter delays or denials in obtaining all necessary zoning, land use, building, occupancy and other required governmental permits and authorizations;

•

occupancy rates and rents at newly developed or redeveloped properties may fluctuate depending on a number of factors, including market and economic conditions, and may result in our investment not being profitable; and

•

start-up costs may be higher than anticipated.

In deciding whether to develop or redevelop a particular property, we make certain assumptions regarding the expected future performance of that property. We may underestimate the costs necessary to bring the property up to the standards established for its intended market position or we may be unable to increase occupancy at a newly acquired property as quickly as expected or at all. Any substantial unanticipated delays or expenses could adversely affect the investment returns from these development or redevelopment projects and have a material adverse effect on our business, financial condition, results of operations, our ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

We may in the future develop medical facilities in geographic regions where we do not currently have a significant presence and where we do not possess the same level of familiarity, which could adversely affect our ability to develop such properties successfully or at all or to achieve expected performance.

We have relied, and in the future may rely, on the investments of our joint venture partners for the funding of our development and redevelopment projects. If our reputation in the healthcare real estate industry changes or the number of investors considering us as an attractive strategic partner is otherwise reduced, our ability to develop or redevelop properties could be adversely affected, which would limit our potential for growth.

If15 our investments in development and redevelopment projects do not yield anticipated returns for any reason, including those set forth above, our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

If our investments in development and redevelopment projects do not yield anticipated returns for any reason, including those set forth above, our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock may be materially and adversely affected.

We may not be successful in identifying and consummating suitable acquisitions or investment opportunities, which may impede our growth and negatively affect our results of operations.

Our ability to expand through acquisitions ishas been a component of our long-term growth strategy and ~~requires~~ has required us to identify suitable acquisition candidates or investment opportunities that meet ~~its~~ our criteria and are compatible with ~~its~~our growth strategy. WeTo the extent that we continue to make new acquisitions or investments, we may not be successful in identifying suitable properties or other assets that meet our acquisition criteria or in consummating acquisitions or investments on satisfactory terms or at all. Failure to identify or consummate acquisitions or investment opportunities will slow our growth.

~~Our~~To the extent that we acquire properties in the future, our ability to acquire such properties on attractive terms and successfully integrate and operate them may be constrained by the following ~~significant risks~~factors:

•

failure to finance an acquisition on attractive terms or at all;

•

competition from other real estate investors with significant capital, including other publicly-traded REITs and institutional investment funds;

•

competition from other potential acquirers may significantly increase the purchase price for an acquisition property, which could reduce our profitability;

•

unsatisfactory results of our due diligence investigations or failure to meet other customary closing conditions;

•

we may spend more than the time and amounts budgeted to make necessary improvements or renovations to acquired properties; and

•

we may acquire properties subject to liabilities and without any recourse, or with only limited recourse, with respect to unknown liabilities such as liabilities for clean-up of undisclosed environmental contamination, claims by persons in respect of events transpiring or conditions existing before we acquired the properties and claims for indemnification by general partners, directors, officers and others indemnified by the former owners of the properties.

If any of these risks are realized, our business, financial condition, results of operations, ~~and~~ ~~our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

We may not be able to obtain additional capital to further our business objectives.

Our ability to develop, redevelop or acquire properties depends upon our ability to obtain capital. During the recent financial and economic crisis, the global economy, including the capital and credit markets, experienced a period of substantial turmoil and uncertainty, which restricted the availability of capital. A lack of capital may cause a decrease in the level of new investment activity by publicly traded real estate companies. Furthermore, a prolonged period in which we cannot effectively access the public equity or debt markets may result in heavier reliance on alternative financing sources to undertake new investments. An inability to obtain equity or debt capital on acceptable terms could delay or prevent us from acquiring, financing and completing desirable investments, and which could otherwise adversely affect our business. If any of these risks are realized, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

12If we are unable to promptly re-let our properties on terms that are favorable to us, if at all, or we are required to undertake significant capital expenditures to attract new tenants, then our business and results of operations would be adversely affected.

A substantial number of our leases are on a multiple year basis. As of December 31, 2011, leases representing 15.5% of our net rentable square feet will expire in 2012, 9.5% in 2013 and 9.8% in 2014. These expirations would account for 16.3%, 9.3% and 10.3% of our annualized rent, respectively. Approximately 61.9% of the square feet of our properties and 61.3% of the number of our

properties are subject to certain restrictions. These restrictions include limits on our ability to re-let these properties to tenants not affiliated with the healthcare system that own the underlying property, rights of first offer on sales of the property and limits on the types of medical procedures that may be performed. In addition, in order to maintain occupancy, we have had to lower our rental rates to re-let certain spaces, and we may be required to do so again in the future, which could impede our growth. We cannot assure you that we will be able to re-let space on terms that are favorable to us or at all. Further, due to the age of some of our properties, as well as the specialized nature of our tenants, we have been required to make significant capital expenditures to renovate or reconfigure space to attract new tenants and we may be required to do so in the future. If we are unable to promptly re-let our properties, if the rates upon such re-letting are significantly lower than expected, or if we are required to undertake significant capital expenditures toin ~~attract~~connection ~~new~~with ~~tenants~~re-letting units, ~~then~~ our business, ~~and~~financial condition, results of operations, ~~would~~ability to make distributions to our stockholders and the trading price of our stock may be materially and adversely affected.

A substantial number of our leases are on a multiple year basis. As of December 31, 2010, leases representing 10.6% of our net rentable square feet will expire in 2011, 15.8% in 2012 and 10.4% in 2013. These expirations would account for 10.7%, 18.7% and 10.3% of our annualized rent, respectively. Approximately 70.1% of the square feet of our properties and 60.6% of the number of our properties are subject to certain restrictions. These restrictions include limits on our ability to re-let these properties to tenants not affiliated with the healthcare system that own the underlying property, rights of first offer on sales of the property and limits on the types of medical procedures that may be performed. In addition, lower than expected rental rates upon re-letting could impede our growth. We cannot assure you that we will be able to re-let space on terms that are favorable to us or at all. Further, we may be required to make significant capital expenditures to renovate or reconfigure space to attract new tenants. If we are unable to promptly re-let our properties, if the rates upon such re-letting are significantly lower than expected, or if we are required to undertake significant capital expenditures in connection with re-letting units, our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Certain of our properties may not have efficient alternative uses.

Some of our properties, such as our ambulatory surgery centers, are specialized healthcare facilities. If we or our tenants terminate the leases for these properties or our tenants lose their regulatory authority to operate such properties, we may not be able to locate suitable replacement tenants to lease the properties for their specialized uses. Alternatively, we may be required to spend substantial amounts to adapt the properties to other uses. Any loss of revenues and/or additional capital expenditures occurring as a result may have a material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

We face competition for the acquisition of medical facilities, which may impede our ability to make future acquisitions or may increase the cost of these acquisitions.

We compete with many other entities engaged in real estate investment activities for acquisitions of medical facilities, including national, regional and local operators, acquirers and developers of healthcare real estate properties. The competition for medical facilities may significantly increase the price we must pay for medical facilities or other assets we ~~seeks to~~seek to acquire and our competitors may succeed in acquiring those properties or assets themselves. In addition, our potential acquisition targets may find our competitors to be more attractive because they may have greater resources, may be willing to pay more for the properties or may have a more compatible operating philosophy. In particular, larger healthcare REITs may enjoy significant competitive advantages that result from, among other things, a lower cost of capital and enhanced ~~operating~~ operating efficiencies. In addition, the number of entities and the amount of funds competing for suitable investment properties may increase. This competition may result in increased demand for these assets and therefore increased prices paid for them. Because of an increased interest in single-property acquisitions among tax-motivated individual purchasers, we may pay higher prices if we purchase single properties in comparison with portfolio acquisitions. If we pay higher prices for medical facilities or other assets, our business, financial condition, results of operations, ~~and~~ ~~our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

We may not be successful in integrating and operating acquired properties.

WeIf ~~expect~~we to make ~~future~~ acquisitions of medical office buildings and healthcare facilities~~. If~~ wein ~~acquire~~the ~~medical office buildings and healthcare facilities~~future, we will be required to ~~integrate~~ integrate them into our existing portfolio. The acquired properties may turn out to be less compatible with our growth strategy than originally anticipated, may cause disruptions in our operations or may divert management’s attention away from day-to-day operations, any or all of which may have ana material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

Our medical facilities, their associated hospitals and our tenants may be unable to compete successfully.

Our medical facilities and their associated hospitals often face competition from nearby hospitals and other medical facilities that provide comparable services. Some of those competing facilities are owned by governmental agencies and supported by tax revenues, and others are owned by nonprofit corporations and may be supported to a large extent by endowments and charitable contributions. These types of support are not available to our buildings.

Similarly, our tenants face competition from other medical practices in nearby hospitals and other healthcare facilities. Our tenants’ failure to compete successfully with these other practices could adversely affect their ability to make rental payments, which could ~~adversely~~ adversely affect our rental revenues. Further, from time to time and for reasons beyond our control, referral sources, including physicians and managed care organizations, may change their lists of hospitals or physicians to which they refer patients. This could adversely affect our tenants’ ability to make rental payments, which could adversely affect our rental revenues.

time to time and for reasons beyond our control, referral sources, including physicians and managed care organizations, may change their lists of hospitals or physicians to which they refer patients. This could adversely affect our tenants’ ability to make rental payments, which could adversely affect our rental revenues.

We depend upon its tenants to operate their businesses in a manner which generates revenue sufficient to allow them to meet their obligations to us, including their obligation to pay rent. Any reduction in rental revenues resulting from the inability of our medical office buildings and healthcare facilities, their associated hospitals and our tenants to compete successfully may have a material adverse effect on our business, financial condition and results of operations.

Uninsured losses or losses in excess of our insurance coverage could adversely affect our financial condition and our cash flow.

We maintain comprehensive liability, fire, flood, earthquake, wind (as deemed necessary or as required by our lenders), extended coverage and rental loss insurance for our properties with policy specifications, limits and deductibles customarily carried for similar properties. Certain types of losses, however, may be either uninsurable or not economically insurable, such as losses due to earthquakes, riots, acts of war or terrorism. Should an uninsured loss occur, we could lose both our investment in and anticipated profits and cash flow from a property. If any such loss is insured, we may be required to pay a significant deductible on any claim for recovery of such a loss prior to our insurer being obligated to reimburse us for the loss, or the amount of the loss may exceed our coverage for the loss. In addition, future lenders may require certain insurance coverage, and our failure to obtain such insurance could constitute a default under loan agreements. As a result, our business, financial condition, results of operations, ~~and our~~ ability to to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Joint investments could be adversely affected by our lack of sole decision-making authority and reliance upon a co-venturer’s financial condition.

We ~~may~~have co-~~invest~~invested with third parties through partnerships, joint ventures, co-tenancies or and other entities, acquiring non-controlling interests in, or sharing responsibility for managing the affairs of a property, partnership, joint venture, co-tenancy or other entity. Therefore, we may not be in a position to exercise sole decision-making authority regarding that property, partnership, joint venture or other entity. Investments in partnerships, joint ventures, or other entities may involve risks not present were a third party not involved, including the ~~possibility~~ possibility that our partners, co-tenants or co-venturers might become bankrupt or otherwise fail to fund their share of required capital contributions. Additionally, our partners or co-venturers might at any time have economic or other business interests or goals, which are inconsistent with our business interests or goals. These investments may also have the potential risk of impasses on decisions such as a sale, because neither we nor the partner, co-tenant or co-venturer ~~would~~has ~~have~~ full control over the partnership or joint venture. Consequently, actions by such partner, co-tenant or co-venturer might result in subjecting properties owned by the partnership or joint venture to additional risk. In addition, we may in specific circumstances be liable for the actions of third-party partners, co-tenants or co-venturers. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Our mortgage agreements and ground and air rights leases contain certain provisions that may limit our ability to sell certain of our medical office buildings and healthcare facilities.

In order to assign or transfer our rights and obligations under certain of our mortgage agreements, we generally must:

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obtain the consent of the lender;

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pay a fee equal to a fixed percentage of the outstanding loan balance; and

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pay any costs incurred by the lender in connection with any such assignment or transfer.

In addition, ground and air rights leases on certain of our properties contain restrictions on transfer such as limiting the assignment or subleasing of the facility only to practicing physicians or physicians in good standing with an affiliated hospital. These provisions of our mortgage agreements and ground and air rights leases may limit our ability to sell certain of our medical office buildings and healthcare facilities which, in turn, could adversely impact the price realized from any such sale. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

3118 of our consolidated wholly-owned and joint venture properties are subject to ground or air rights leases that expose us to the loss of such properties upon breach or termination of the ground or air rights leases.

WeTable have 31 consolidated wholly-owned and joint venture properties that are subject to leasehold interests in the land or air underlying the buildings and we may acquire additional buildings in the future that are subject to similar ground or air rights leases. These 31 consolidated wholly-owned and joint venture properties represent 56.2% of our total net rentable square feet. As lessee under a ground or air rights lease, we are exposed to the possibility of losing the property upon termination, or an earlier breach by us, of the ground lease, which may have a material adverse effect on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected. Contents

Thirty-four of our consolidated wholly-owned and joint venture properties are subject to ground or air rights leases that expose us to the loss of such properties upon breach or termination of the ground or air rights leases.

We have 34 consolidated wholly-owned and joint venture properties that are subject to leasehold interests in the land or air underlying the buildings and we may acquire additional buildings in the future that are subject to similar ground or air rights leases. As of December 31, 2011, these 34 consolidated wholly-owned and joint venture properties represent 53.7% of our total net rentable square feet. As lessee under a ground or air rights lease, we are exposed to the possibility of losing the property upon termination, or an earlier breach by us, of the ground lease, which may have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock.

Environmental compliance costs and liabilities associated with operating our properties may affect our results of operations.

Under various U.S. federal, state and local laws, ordinances and regulations, owners and operators of real estate may be liable for the costs of investigating and remediating certain hazardous substances or other regulated materials affecting the property. These laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the presence of hazardous substances or materials. The presence of hazardous substances or materials, or the failure to properly remediate these substances, may adversely affect the owner’s or operator’s ability to lease, sell or rent the property or to borrow using the property as collateral. Persons who arrange for the disposal or treatment of hazardous substances or other regulated materials may be liable for the costs of removal or remediation of such substances at a disposal or treatment facility, whether or not the facility is owned or operated by the person. Certain environmental laws impose liability for release of asbestos-containing materials into the air and third parties may seek recovery from owners or operators of real properties for personal injury associated with asbestos-containing materials.

Certain environmental laws also impose liability, without regard to knowledge or fault, for removal or remediation of hazardous substances or other regulated materials upon owners and operators of contaminated property even after they no longer own or operate the property. Moreover, the past or present owner or operator from which a release emanates may be liable for any personal injuries or property damages that may result from such releases, as well as any damages to natural resources that may arise from such releases. Certain environmental laws impose compliance obligations on owners and operators of real property with respect to the management of hazardous materials and other regulated substances. For example, environmental laws govern the management of asbestos-containing materials and lead-based paint. Failure to comply with these laws can result in penalties or other sanctions.

No assurances can be given that existing environmental studies with respect to any of our properties reveal all environmental liabilities, that any prior owner or operator of our properties did not create any material environmental condition not known to us, or that a material environmental condition does not otherwise exist as to any one or more of our properties. There also exists the risk that material environmental conditions, liabilities or compliance concerns may have arisen after the review was completed or may arise in the future. Finally, future laws, ordinances or regulations and future interpretations of existing laws, ordinances or regulations may impose additional material environmental liability.

The realization of any or all of these risks may have a material adverse effect on our business, financial condition, results of operations, and ~~our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

Costs associated with complying with the Americans with Disabilities Act of 1990 may result in unanticipated expenses.

Under the Americans with Disabilities Act of 1990, or the ADA, all places of ~~public~~ public accommodation are required to meet certain U.S. federal requirements related to access and use by disabled persons. A number of additional U.S. federal, state and local laws may also require modifications to our properties, or restrict certain further renovations of the properties, with respect to access thereto by disabled persons. Noncompliance with the ADA could result in the imposition of fines or an award of damages to private litigants and/or an order to correct any non-complying feature, which could result in substantial capital expenditures. We have not conducted an audit or investigation of all of our properties to determine our compliance and we cannot predict the ultimate cost of compliance with the ADA or other legislation. If one or more of our properties is not in compliance with the ADA or other related legislation, then we would be required to incur additional costs to bring the facility into compliance. If we incur substantial costs to comply with the ADA or other related legislation, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

The bankruptcy or insolvency of our tenants under our leases could seriously harm our operating results and financial condition.

We ~~will~~ receive a substantial amount of our income as rent payments under leases of space in ~~our~~ our properties. We have no control over the success or failure of our tenants’ businesses and, at any time, any of our tenants may experience a downturn in its business that may weaken its financial condition. As a result, our tenants may delay lease commencement or renewal, fail to make rent payments when due, or declare bankruptcy. Any leasing delays, lessee failures to make rent payments when due, or tenant bankruptcies could result in the termination of a tenant’s lease and, particularly in the case of a large tenant, may have a material adverse effect on our business, financial condition and results of operations, and our ability to make distributions to our stockholders.

If tenants are unable to comply with the terms of our leases, we may be forced to modify lease terms in ways that are unfavorable to us. Alternatively, the failure of a tenant to perform under a lease or to extend a lease upon expiration of its term could require us to declare a default, repossess the property, find a suitable replacement tenant, operate the property, or sell the property. There is no assurance that we will be able to lease the property on substantially equivalent or better terms than the prior lease, or at all. We may not be able to find another tenant, successfully reposition the property for other uses, successfully operate the property, or sell the property on terms that are favorable to us.

If any lease expires or is terminated, we will be responsible for all of the operating expenses for that vacant space until it is re-let. If we experiences high levels of vacant space, our operating expenses may increase significantly. Any significant increase in our operating costs may have a material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

16Any bankruptcy filings by or relating to one of our tenants could bar all efforts by us to collect pre-bankruptcy debts from that lessee or seize its property, unless we receive an order permitting us to do so from the bankruptcy court, which we may be unable to obtain. A tenant bankruptcy could also delay our efforts to collect past due balances under the relevant leases and could ultimately preclude full collection of these sums. If a tenant assumes the lease while in bankruptcy, all pre-bankruptcy balances due under the lease must be paid to us in full. However, if a tenant rejects the lease while in bankruptcy, we would have only a general unsecured claim for pre-petition damages. Any unsecured claim we hold may be paid only to the extent that funds are available and only in the same percentage paid to all other holders of unsecured claims. It is possible that we may recover substantially less than the full value of any unsecured claims we hold, if any, which may have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock. Furthermore, dealing with a tenant bankruptcy or other default may divert management’s attention and cause us to incur substantial legal and other costs.

Any bankruptcy filings by or relating to one of our tenants could bar all efforts by us to collect pre-bankruptcy debts from that lessee or seize its property, unless we receive an order permitting us to do so from the bankruptcy court, which we may be unable to obtain. A tenant bankruptcy could also delay our efforts to collect past due balances under the relevant leases and could ultimately preclude full collection of these sums. If a tenant assumes the lease while in bankruptcy, all pre-bankruptcy balances due under the lease must be paid to us in full. However, if a tenant rejects the lease while in bankruptcy, we would have only a general unsecured claim for pre-petition damages. Any unsecured claim we hold may be paid only to the extent that funds are available and only in the same percentage paid to all other holders of unsecured claims. It is possible that we may recover substantially less than the full value of any unsecured claims we hold, if any, which may have a material adverse effect on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected. Furthermore, dealing with a tenant bankruptcy or other default may divert management’s attention and cause us to incur substantial legal and other costs.

Risks Related to our Design-Build and Development Segment

Continuing adverse economic conditions could cause our clients to delay, curtail or cancel proposed or existing projects, which could result in a decrease in demand for our services.

The demand for our services has been, and will likely continue to be, cyclical in nature and vulnerable to general downturns in the U.S. economy. Adverse economic conditions may decrease our clients’ willingness or ability to make capital expenditures or otherwise reduce their spending to purchase our services, which could result in reduced revenues or margins for our business. Many of our clients finance their projects through cash flow from operations, the incurrence of debt or the issuance of equity. Furthermore, our clients may be affected by economic downturns that decrease the need for their services or the profitability of their services, which could result in a decrease of their cash flow from operations. A reduction in our clients’ cash flow from operations ~~and~~ and the lack of availability of debt or equity financing could cause our clients to delay, curtail or cancel proposed or existing projects, which could result in a decrease in demand for our services. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Our results of operations depend upon the award of new design-build contracts and the nature and timing of those awards.

Our design-build revenues are derived primarily from contracts awarded on a project-by-project basis. Generally, it is very difficult to predict whether and when we will be awarded a new contract since many potential contracts involve a lengthy and complex bidding and selection process that may be affected by a number of factors, including changes in existing or assumed market conditions, financing arrangements, governmental approvals and environmental matters. Because our design-build revenues are derived primarily from these contracts, our results of operations and cash flows can fluctuate materially from period to period depending on the timing of contract awards.

In addition, adverse economic conditions could alter the overall mix of services that our clients seek to purchase, and increased competition during a period of economic decline could result in we accepting contract terms that are less favorable to we than it might otherwise be able to to negotiate. Changes in our mix of services or a less favorable contracting environment may cause our revenues and margins to decline. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

If we experience delays and/or defaults in client payments, we could be unable to recover all expenditures.

Because of the nature of our design-build contracts, we may at times commit our financial resources to projects prior to receiving payments from the client in amounts sufficient to cover expenditures on the projects as they are incurred. Delays in client payments may require us to make a working capital investment. If a client defaults in making payments on a project in which we have devoted significant financial resources, it could have a material adverse effect on our business. This risk can be exacerbated as a result of a downturn in economic conditions, including recent developments in the economy and capital markets.

We may experience reduced profits or, in some cases, losses under our guaranteed maximum price contracts if costs increase above our estimates.

Most of our design-build contracts are currently negotiated guaranteed maximum price or fixed price contracts, giving our clients a clear understanding of the project’s costs but also locking us in so that we bear a significant portion or all of the risk for cost overruns. Under these guaranteed maximum price or fixed price contracts, contract prices payable by clients are established in part on cost and scheduling estimates which are based on a number of assumptions, including assumptions about future economic conditions, prices and availability of labor, equipment and materials, and other exigencies. If these estimates prove inaccurate, or we encounter other unanticipated difficulties with respect to projects under guaranteed maximum price or fixed price contracts (such as errors, omissions or other deficiencies in the components of projects designed by or on behalf of us, problems with new technologies, difficulties in obtaining permits or approvals, adverse weather, unknown or unforeseen conditions, labor actions or disputes, changes in legal requirements, unanticipated decisions, interpretations or actions by governmental authorities having jurisdiction over our projects, fire or other casualties, terrorist or similar acts, unanticipated difficulty or delay in obtaining materials or equipment, unanticipated increase in the cost of materials or equipment, failures or defaults of suppliers or subcontractors to perform, or other causes within or beyond the control of we which delay the performance or completion of a project or increase our cost of performing the services and work to complete the project), cost overruns may occur, and we could experience reduced profits or, in some cases, a loss for that project. The existence or impact of these and other items may not be or become known until the end of a project which may negatively affect our cash flows and results of operations. As a result, our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

or beyond the control of we which delay the performance or completion of a project or increase our cost of performing the services and work to complete the project), cost overruns may occur, and we could experience reduced profits or, in some cases, a loss for that project. The existence or impact of these and other items may not be or become known until the end of a project which may negatively affect our cash flows and results of operations. As a result, our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock may be materially and adversely affected.

The nature of our design-build and development business creates exposure to potential liabilities and disputes which may reduce our profits.

We engage in engineering, architecture, construction and other services where design, construction or systems failures can result in substantial injury or damage to clients and/or third parties. In addition, the nature of our business results in clients, subcontractors, vendors, suppliers and governmental authorities occasionally asserting claims against us for damages or losses for which they believe we are liable, including damages and/or losses (including consequential damages or losses) arising from allegations of: (1) defective, nonconforming, legally noncompliant or otherwise deficient design, materials, equipment or workmanship; (2) late performance, completion or delivery of all or any portion of a project; (3) bodily injury, sickness, disease or death; (4) injury to or destruction of property; (5) failure to design or perform work in accordance with applicable laws, statutes, ordinances, and regulations of any governmental authority; (6) violations of the Federal “Occupational Safety and Health Act”, or any other laws, ordinances, rules regulations or orders of any Federal, State or local public authority having jurisdiction for the safety of persons or property, including but not limited to any Fire Department and Board of Health; (7) violations or infringements of any trademark, copyright or patent, or any unfair competition, or infringement of any other tangible or intangible personal or property rights; and (8) failure to pay parties providing services, labor, materials, equipment, supplies and similar items to projects.

Many of our design-build contracts do not limit our liability for damages or losses. These claims often arise in the normal course of our business, and may be asserted with respect to projects completed and/or past occurrences. When it is determined that we have liability, such liability may not be covered by insurance or, if covered, the dollar amount of the liability may exceed our policy limits. Any liability not covered by insurance, in excess of insurance limits or, if covered by insurance but subject to a high deductible, could result in significant loss, which could reduce profits and cash available for operations. Furthermore, claims asserting liability for these and other matters, whether for projects previously completed or projects to be completed in the future, may not be asserted or otherwise become known until a later date. Performance problems and/or liability claims for existing or future projects could adversely impact our reputation within its industry and among its client base, making it more difficult to obtain future projects. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Environmental compliance costs and liabilities associated with our business may affect our results of operation.

Our operations are subject to environmental laws and regulations, including those concerning:

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generation, storage, handling, treatment and disposal of hazardous material and wastes;

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emissions into the air;

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discharges into waterways; and

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health and safety.

Our projects often involve highly regulated materials, including hazardous wastes. Environmental laws and regulations generally impose limitations and standards for regulated materials and require us to obtain permits and comply with various other requirements. The improper characterization, handling, or disposal of regulated materials or any other failure by us to comply with federal, state and local environmental laws and regulations or associated environmental permits could subject weus to the assessment of administrative, civil and criminal penalties, the imposition of investigatory or remedial obligations, or the issuance of injunctions that could restrict or prevent our ability to operate its business and complete contracted projects.

In addition, under the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (“CERCLA”), and comparable state laws, we may be required to investigate and remediate regulated materials. CERCLA and the comparable state laws typically impose liability without regard to whether a company knew of or caused the release, and liability for the entire cost of clean-up can be imposed upon any responsible party.

The environmental, workplace, employment and health and safety laws and regulations, among others, to which we are subject to are complex, change frequently and could become more stringent in the future. It is impossible to predict the effect that any future changes to these laws and regulations could have on us. Any failure to comply with these laws and regulations could materially adversely affect our business, financial condition, results of operations, and ~~our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

Risks Related to the Healthcare Industry

Future changes to healthcare laws, implementation of healthcare legislation and adverse trends in healthcare provider operations may negatively affect our lease revenues and our ability to make distributions to our stockholders.

The healthcare industry is currently experiencing:

• changes in the demand for and methods of delivering healthcare services; • changes in third party reimbursement policies; • substantial competition for patients among healthcare providers; • continued pressure by private and government payors to reduce payments to providers of services; and • increased scrutiny of billing, referral and other practices by U.S. federal and state authorities.

~~These~~• ~~factors~~changes ~~may adversely affect the economic performance of some or all of our tenants and,~~ in ~~turn,~~third ~~our~~party ~~lease~~reimbursement revenues, which may have a material adverse effect on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected. policies;

19 • substantial competition for patients among healthcare providers;

~~Table~~• continued pressure by private and government payors to reduce payments to providers of ~~Contents~~services; and

In• ~~addition,~~increased ~~the~~scrutiny ~~U.S.~~of ~~Congress enacted on March 23~~billing, ~~2010~~referral ~~the Patient Protection~~ and ~~Affordable Care~~other ~~Act~~practices ~~(“PPACA”)~~by ~~that was intended to have a significant impact on the delivery and reimbursement of healthcare items and services. Currently, PPACA is the subject of repeal initiatives in the~~ U.S. ~~Congress.~~federal ~~In addition, PPACA is being challenged through lawsuits pending in several U.S. courts. See “Business — Regulation.” While any preliminary decisions in these lawsuits are subject to appeal~~ and ~~while~~state it is unclear whether any provisions of PPACA will be amended or repealed due to current legislative initiatives, the uncertainty concerning whether and when any or all of the provisions of PPACA will be implemented, or if implemented, their impact on the healthcare delivery system as a whole, make it difficult to predict the corresponding impact on our tenantsauthorities. We cannot predict the impact that PPACA or future healthcare legislation may have on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

These factors may adversely affect the economic performance of some or all of our tenants and, in turn, our lease revenues, which may have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock.

In addition, on March 23, 2010, the U.S. Congress enacted the Patient Protection and Affordable Care Act (“PPACA”) that was intended to have a significant impact on the delivery and reimbursement of healthcare items and services. Currently, PPACA is the subject of repeal initiatives in the U.S. Congress. In addition, PPACA is being challenged through lawsuits pending in several U.S. courts. See “Business – Regulation.” While any preliminary decisions in these lawsuits are subject to appeal and while it is unclear whether any provisions of PPACA will be amended or repealed due to current legislative initiatives, the uncertainty concerning whether and when any or all of the provisions of PPACA will be implemented, or if implemented, their impact on the healthcare delivery system as a whole, make it difficult to predict the corresponding impact on our tenants. The implementation of PPACA or future healthcare legislation may have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock.

Reductions in reimbursement from third party payors, including Medicare and Medicaid, could adversely affect the profitability of our tenants and hinder their ability to make rent payments to us.

Sources of revenue for our tenants may include the U.S. federal Medicare program, state Medicaid programs, private insurance carriers and health maintenance organizations, among others. ~~Declining~~ Declining reimbursement from government and private payors has increased pressure on healthcare providers to continue to control or reduce costs. Additional reductions in reimbursement may result from the implementation of PPACA or from future healthcare reform legislation enacted by the U.S. Congress or from regulations issued by the Centers for Medicare and Medicaid Services. Similar efforts by private payors to reduce reimbursement in order to attempt to reduce healthcare costs will likely continue. Budget reduction measures by state governments are likely to result in further reductions in reimbursement from Medicaid and other state funded healthcare programs. In addition, the failure of our tenants to comply with various laws and regulations could jeopardize their ability to continue participating in Medicare, Medicaid and other government payment programs. A reduction in reimbursements to our tenants from third party payors for any reason, including without limitation exclusion from participation in any government payor program, could adversely affect our tenants’ ability to make rent payments to us, which may have a material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

~~The~~23 healthcare industry is heavily regulated, and new laws or regulations, changes to existing laws or regulations, loss of licensure or failure to obtain licensure could result in the inability of our tenants to make rent payments to us.

The healthcare industry is heavily regulated by U.S. federal, state and local governmental bodies. Our tenants generally will be subject to laws and regulations covering, among other things, licensure, certification for participation in government programs and relationships with physicians and other referral sources, and the privacy and security of individually identifiable health information. Also, PPACA included amendments to laws that may apply to our tenants which enhance the ability of the government to investigate, enforce and impose fines and penalties for, violations of these laws, as described in the risk factor below. This enhanced government authority to enforce these laws and the imposition of any resulting fines or penalties upon one of our tenants or associated hospitals could jeopardize that tenant’s ability to operate or to make rent payments or affect the level of occupancy in our medical office buildings or healthcare facilities associated with that hospital, which may have a material adverse effect on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

In addition, some state and local laws regulate new healthcare services and the expansion of existing healthcare services, including the addition of new beds or services, the acquisition of medical equipment, and the construction of healthcare related facilities, by requiring a certificate of need or other comparable approvals. These approvals are issued by the applicable state health planning agency only after that agency makes a determination that a need exists in a particular area for a particular service, equipment or facility. New laws and regulations, changes in existing laws and regulations or changes in the interpretation of such laws or regulations could negatively affect the financial condition of our tenants. These changes, in some cases, could apply retroactively. The enactment, timing or effect of legislative or regulatory changes cannot be predicted. In addition, certain of our medical office buildings and healthcare facilities and their tenants may require licenses or certificates of need to operate. Failure to obtain a license or certificate of need, or loss of a required license would prevent a facility from operating in the manner intended by the tenant. These events could adversely affect our tenants’ ability to make rent payments to us, which may have a material adverse effect on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

~~Privacy~~The ~~and~~healthcare ~~security~~industry ~~regulations~~is ~~issued~~heavily ~~pursuant to Health Insurance Portability and Accountability Act~~regulated, and ~~subsequent~~new amendments thereto included in the Health Information Technology for Economic and Clinical Health Act (as amended, “HIPAA”), extensively regulate the use and disclosure of individually identifiable health information. These laws ~~and~~or regulations:, ~~(i) permit the~~changes ~~U.S. Department of Health and Human Services~~ to ~~impose civil monetary penalties; (ii) allow~~ ~~state~~existing ~~attorneys~~laws ~~general~~or ~~to bring civil actions for HIPAA violations; and (iii) require the U.S. Department of Health and Human Services to conduct audits of covered entities~~regulations, ~~such~~loss ~~as healthcare providers, to determine their compliance with HIPAA. The cost~~ of ~~complying~~licensure ~~with these requirements~~ or ~~the~~failure ~~imposition~~to ofobtain ~~penalties~~licensure ~~for HIPAA violations~~ could ~~adversely~~result ~~affect~~in the ~~ability~~inability of aour ~~tenant~~ tenants to make rent payments to us, which may have a material adverse effect on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

The healthcare industry is heavily regulated by U.S. federal, state and local governmental bodies. Our tenants generally will be subject to laws and regulations covering, among other things, licensure, certification for participation in government programs and relationships with physicians and other referral sources, and the privacy and security of individually identifiable health information. Also, PPACA included amendments to laws that may apply to our tenants which enhance the ability of the government to investigate, enforce and impose fines and penalties for, violations of these laws. This enhanced government authority to enforce these laws and the imposition of any resulting fines or penalties upon one of our tenants or associated hospitals could jeopardize that tenant’s ability to operate or to make rent payments or affect the level of occupancy in our medical office buildings or healthcare facilities associated with that hospital, which may have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock.

In addition, some state and local laws regulate new healthcare services and the expansion of existing healthcare services, including the addition of new beds or services, the acquisition of medical equipment, and the construction of healthcare related facilities, by requiring a certificate of need or other comparable approvals. These approvals are issued by the applicable state health planning agency only after that agency makes a determination that a need exists in a particular area for a particular service, equipment or facility. New laws and regulations, changes in existing laws and regulations or changes in the interpretation of such laws or regulations could negatively affect the financial condition of our tenants. These changes, in some cases, could apply retroactively. The enactment, timing or effect of legislative or regulatory changes cannot be predicted. In addition, certain of our medical office buildings and healthcare facilities and their tenants may require licenses or certificates of need to operate. Failure to obtain a license or certificate of need, or loss of a required license would prevent a facility from operating in the manner intended by the tenant. These events could adversely affect our tenants’ ability to make rent payments to us, which may have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock.

Privacy and security regulations issued pursuant to Health Insurance Portability and Accountability Act, and subsequent amendments thereto included in the Health Information Technology for Economic and Clinical Health Act (as amended, “HIPAA”), extensively regulate the use and disclosure of individually identifiable health information. These laws and regulations: (i) permit the U.S. Department of Health and Human Services to impose civil monetary penalties; (ii) allow state attorneys general to bring civil actions for HIPAA violations; and (iii) require the U.S. Department of Health and Human Services to conduct audits of covered entities, such as healthcare providers, to determine their compliance with HIPAA. The cost of complying with these requirements or the imposition of penalties for HIPAA violations could adversely affect the ability of a tenant to make rent payments to us, which may have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock.

Our tenants are subject to the Stark Law and fraud and abuse laws, the violation of which by a tenant may jeopardize the tenant’s ability to make rent payments to us.

There are various federal and state laws prohibiting fraudulent and abusive business practices by healthcare providers who participate in, receive payments from or are in a position to make referrals in connection with government healthcare programs, including the Medicare and Medicaid programs. Our lease arrangements with certain tenants may also be subject to the Stark Law and fraud and abuse laws, to the extent these lease arrangements create indirect financial relationships between the tenants and us that are subject to these laws and regulations.

~~These~~24 ~~laws that may apply to our tenants include:~~

• the Federal Anti-Kickback Statute, which prohibits, among other things, the offer, payment, solicitation or receipt of any form of remuneration in return for, or to induce, the referral of Medicare and Medicaid patients; • the Stark Law, which, subject to specific exceptions, restricts physicians who have financial relationships with healthcare providers from making referrals for specifically designated health services for which payment may be made under Medicare or Medicaid programs to an entity with which the physician, or an immediate family member, has a financial relationship; • the False Claims Act, which prohibits any person from knowingly presenting false or fraudulent claims for payment to the federal government, including under the Medicare and Medicaid programs; and • the Civil Monetary Penalties Law, which authorizes the Department of Health and Human Services to impose monetary penalties for certain fraudulent acts.

Each of these laws includes criminal and/or civil penalties for violations that range from punitive sanctions, damage assessments, penalties, imprisonment, denial of Medicare and Medicaid payments and/or exclusion from the Medicare and Medicaid programs. Additionally, certain laws, such as the False Claims Act, allow for individuals to bring whistleblower actions on behalf of the government for violations thereof. PPACA included amendments to each of these laws which enhance the ability of the government to investigate, enforce, and impose fines and penalties for violation of these laws. The enhanced government authority to enforce these laws and the imposition of any resulting penalties upon one of our tenants or associated hospitals could jeopardize that tenant’s ability to operate or to make rent payments or affect the level of occupancy in our medical office buildings or healthcare facilities associated with that hospital, which may have a material adverse effect on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

These laws that may apply to our tenants include:

•

the Federal Anti-Kickback Statute, which prohibits, among other things, the offer, payment, solicitation or receipt of any form of remuneration in return for, or to induce, the referral of Medicare and Medicaid patients;

•

the Stark Law, which, subject to specific exceptions, restricts physicians who have financial relationships with healthcare providers from making referrals for specifically designated health services for which payment may be made under Medicare or Medicaid programs to an entity with which the physician, or an immediate family member, has a financial relationship;

•

the False Claims Act, which prohibits any person from knowingly presenting false or fraudulent claims for payment to the federal government, including under the Medicare and Medicaid programs; and

•

the Civil Monetary Penalties Law, which authorizes the Department of Health and Human Services to impose monetary penalties for certain fraudulent acts.

Each of these laws includes criminal and/or civil penalties for violations that range from punitive sanctions, damage assessments, penalties, imprisonment, denial of Medicare and Medicaid payments and/or exclusion from the Medicare and Medicaid programs. Additionally, certain laws, such as the False Claims Act, allow for individuals to bring whistleblower actions on behalf of the government for violations thereof. PPACA included amendments to each of these laws which enhance the ability of the government to investigate, enforce, and impose fines and penalties for violation of these laws. The enhanced government authority to enforce these laws and the imposition of any resulting penalties upon one of our tenants or associated hospitals could jeopardize that tenant’s ability to operate or to make rent payments or affect the level of occupancy in our medical office buildings or healthcare facilities associated with that hospital, which may have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock.

Risks Related to the Real Estate Industry

Illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the performance of our properties.

Because real estate investments are relatively illiquid, our ability to promptly sell one or more properties in our portfolio in response to changing economic, financial and investment conditions is limited. The real estate market is affected by many factors, such as general economic conditions, availability of financing, interest rates and other factors, including supply and demand, that are beyond our control. We cannot predict whether we will be able to sell any property for the price or on the terms set by us or whether any price or other terms offered by a prospective purchaser would be acceptable to us. We also cannot predict the length of time needed to find a willing purchaser and to close the sale of a property.

We may be required to expend funds to correct defects or to make improvements before a property can be sold. We cannot assure you that we will have funds available to correct those defects or to make those improvements. In acquiring a property, we may agree to transfer restrictions that materially restrict us from selling that property for a period of time or impose other restrictions, such as a limitation on the amount of debt that can be placed or repaid on that property. These transfer restrictions would impede our ability to sell a property even if we deem it necessary or appropriate. These facts and any others that would impede our ability to respond to adverse changes in the performance of its properties may have a material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

Any investments in unimproved real property may take significantly longer to yield income-producing returns, if at all, and may result in additional costs to us to comply with re-zoning restrictions or environmental regulations.

We may invest in unimproved real property. Unimproved properties generally take longer to yield income-producing returns based on the typical time required for development. Any development of unimproved real property may also expose us to the risks and uncertainties associated with re-zoning the land for a higher use or development and environmental concerns of ~~governmental~~ governmental entities and/or community groups. Any unsuccessful investments or delays in realizing an income-producing return or increased costs to develop unimproved real property could restrict our ability to earn its targeted rate of return on an investment or adversely affect our ability to pay operating expenses, which may have a material adverse effect on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

~~Risks~~25 ~~Related to Debt Financings~~

Required payments of principal and interest on borrowings may leave us with insufficient cash to operate our properties or to pay the distributions currently contemplated or necessary to qualify as a REIT and may expose us to the risk of default under our debt obligations.

At December 31, 2010, we have approximately $362.2 million of outstanding indebtedness, of which $317.2 million is mortgage debt that is secured by performing properties and $45.0 million is outstanding under our Credit Facility. Approximately $77.4 million and $28.0 million of our outstanding indebtedness will mature in 2011 and 2012, respectively. We expect to incur additional debt in connection with future development and redevelopment projects and acquisitions. We may borrow under our Credit Facility, or borrow new funds to complete these projects and acquisitions. Additionally, we do not anticipate that our internally generated cash flow will be adequate to repay our existing indebtedness upon maturity and, therefore, we expect to repay our indebtedness through our Credit Facility, refinancing, and future offerings of equity and/or debt.

community groups. Any unsuccessful investments or delays in realizing an income-producing return or increased costs to develop unimproved real property could restrict our ability to earn its targeted rate of return on an investment or adversely affect our ability to pay operating expenses, which may have a material adverse effect on our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock.

Risks Related to Debt Financings

Required payments of principal and interest on borrowings may leave we with insufficient cash to operate our properties or to pay the distributions currently contemplated or necessary to qualify as a REIT and may expose us to the risk of default under our debt obligations.

At December 31, 2011, we have approximately $453.6 million of outstanding indebtedness, of which $277.8 million is mortgage debt that is secured by performing properties, $95.0 million is outstanding under our Credit Facility, and $80.8 million is outstanding under our Term Loan Facility. Approximately $16.4 million and $11.6 million of our outstanding indebtedness will mature in 2012 and 2013, respectively. Additionally, we will repay approximately $5.2 million and $6.0 million in principal amortization in 2012 and 2013, respectively. If we engage in future development or redevelopment projects or acquisitions, we expect to incur additional debt in connection with such projects and acquisitions, which may include borrowings under our Credit Facility. Additionally, we do not anticipate that our internally generated cash flow will be adequate to repay our existing indebtedness upon maturity and, therefore, we expect to repay our indebtedness through our Credit Facility, refinancing, and future offerings of equity and/or debt.

If we are required to utilize our Credit Facility for purposes other than development, redevelopment and acquisition activities, this will reduce the amount available for development and redevelopment projects and acquisitions and could slow our growth. Therefore, our level of debt and the limitations imposed on us by our debt agreements could have adverse consequences, including the following:

•

our cash flow may be insufficient to meet our required principal and interest payments;

•

we may be unable to borrow additional funds as needed or on favorable terms, including to make acquisitions;

•

we may be unable to refinance our indebtedness at maturity or the refinancing terms may be less favorable than the terms of our original indebtedness;

•

because a portion of our debt bears interest at variable rates, an increase in interest rates could materially increase our interest expense;

•

we may be forced to dispose of one or more of our properties, possibly on disadvantageous terms;

•

after debt service, the amount available for distributions to our stockholders is reduced;

•

our debt level could place us at a competitive disadvantage compared to our competitors with less debt;

•

we may experience increased vulnerability to economic and industry downturns, reducing our ability to respond to changing business and economic conditions;

•

we may default on our obligations and the lenders or mortgagees may foreclose on our properties that secure their loans and receive an assignment of rents and leases;

•

we may violate financial covenants which would cause a default on our obligations;

•

we may inadvertently violate non-financial restrictive covenants in our loan documents, such as covenants that require us to maintain the existence of entities, maintain insurance policies and provide financial statements, which would entitle the lenders to accelerate our debt obligations; and

•

we may default under any one of our mortgage loans with cross-default or cross-collateralization provisions that could result in default on other indebtedness or result in the foreclosures of other properties.

The realization of any or all of these risks may have a material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

As a result of recent market events, including the contraction among and failure of certain lenders, it may be more difficult for us to secure financing.

Our results of operations may be materially affected by conditions in the financial markets and the economy generally. Over the past several years, uncertainty over inflation, energy costs, geopolitical issues, unemployment, the availability and cost of credit, the mortgage market and a real estate market have contributed to increased volatility in access to and cost of capital.

Since 2008, housing market conditions have resulted in significant asset write-downs by financial institutions, which have caused many financial institutions to seek additional capital, merge with other institutions and, in some cases, to fail. We rely on the availability of financing to execute our business strategy. Institutions from which we may seek to obtain financing may have owned or financed residential mortgage loans, real estate-related securities and real estate loans which have declined in value and caused losses as a result of the recent downturn. Many lenders and institutional investors have reduced and, in some cases, ceased to provide funding to borrowers, including other financial institutions. If these conditions persist, these institutions may become insolvent. As a result of recent market events, it may be more difficult for us to secure financing as there are fewer institutional lenders and those remaining lenders have tightened their lending standards.

As a result of these events, it may be more difficult for us to obtain financing on attractive terms, or at all, and our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Our ability to pay distributions is dependent on a number of factors and is not assured, and our distributions to stockholders may decline at any time.

~~Our~~We are prevented by the terms of the merger agreement from paying any additional distributions on our shares of common stock prior to closing. If we do make any future distributions, our ability to make such distributions depends upon a variety of factors, including efficient management of our properties and the successful implementation by us of a variety of our growth initiatives, and may be adversely affected by the risks described elsewhere in this Annual Report on Form 10-K. All distributions will be made at the discretion of the Board of Directors and depend on our earnings, our financial condition, the REIT distribution requirements and other factors that the Board of Directors may consider from time to time. We cannot assure you that the level of our distributions will increase over time or that we will be able to maintain our future distributions at levels that equal or exceed our historical distributions. We may be required to fund future distributions either from borrowings under our Credit Facility, with the proceeds from equity offerings, which could be dilutive, or from property sales, which could be at a loss, or reduce such distributions. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Our outstanding debt obligations prohibit us from redeeming the Series A Preferred Stock.

We are, and may in the future become, party to agreements and instruments, which, among other things, restrict or prevent the payment of dividends on or the redemption of our classes and series of capital stock. Our Credit Facility prohibits us from redeeming or otherwise repurchasing any shares of our stock, including the Series A Preferred Stock, during the term of the Credit Facility. This restriction may prohibit us from redeeming the outstanding Series A Preferred Stock even if we believe to do so would be in the best interests of our stockholders. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Our organizational documents contain no limitations on the amount of debt we may incur.

Our organizational documents contain no limitations on the amount of indebtedness that we may incur. We could alter the balance between our total outstanding indebtedness and the value of our wholly-owned properties at any time. If we becomes more highly leveraged, the resulting increase in debt service could adversely affect our ability to make payments on our outstanding indebtedness and to pay our anticipated distributions and/or the distributions required to qualify as a REIT, and may ~~materially~~have ~~and~~a ~~adversely~~material ~~affect~~adverse effect on our business, financial condition, results of operations, ~~and~~ ~~our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

Increases in interest rates may increase our interest expense and adversely affect our cash flow and our ability to service our indebtedness and make distributions to our stockholders.

As of December 31, ~~2010~~2011, we have approximately $~~362~~453.2 6 million of outstanding indebtedness, of which approximately $75215.8 4 million, or 2047.95%, is subject to variable interest rates (excluding debt subject to variable to fixed interest rate swap agreements). This variable rate debt had a weighted average interest rate of approximately 13.76% per year as of December 31, ~~2010~~2011. Increases in interest rates on this variable rate debt would increase our interest expense, which could adversely affect our cash flow and our ability to pay distributions. For example, if market rates of interest on this variable rate debt increased by 100 basis points, the increase in interest expense would decrease future earnings and cash flows by approximately $02.82 million annually. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Failure to hedge effectively against interest rate changes may adversely affect our results of operations.

In certain cases, we may seek to manage our exposure to interest rate volatility by using interest rate hedging arrangements. Hedging involves risks, such as the risk that the counterparty may fail to honor its obligations under an arrangement, that the arrangements may not be effective in reducing our exposure to interest rate changes and that a court could rule that such an agreement is not legally enforceable. In addition, we may be limited in the type and amount of hedging transactions we may use in the future by our need to satisfy the REIT income tests under the Code. Failure to hedge effectively against interest rate changes may have a material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

24Our Credit Facility and our Term Loan Facility contain covenants that could limit our operations and our ability to make distributions to our stockholders.

~~Table~~Our Credit Facility and our Term Loan Facility contain financial and operating covenants, including tangible net worth requirements, fixed charge coverage and debt ratios and other limitations on our ability to make distributions or other payments to our stockholders (other than those required by the Code), sell all or substantially all of ~~Contents~~our assets and engage in mergers, consolidations and certain acquisitions.

~~Our~~ The Credit Facility ~~contains~~and ~~covenants~~the ~~that~~Term ~~could~~Loan ~~limit~~Facility contain customary terms and conditions for credit facilities of this type including, but not limited to: (1) affirmative covenants relating to our ~~operations~~corporate structure and ownership, maintenance of insurance, compliance with environmental laws and preparation of environmental reports, maintenance of our ~~ability~~REIT qualification and listing on the New York Stock Exchange (the “NYSE”), and (2) negative covenants relating to ~~make~~restrictions ~~distributions~~on redemptions of preferred stock, liens, indebtedness, certain investments (including loans and certain advances), mergers and other fundamental changes, sales and other dispositions of property or assets and transactions with affiliates. The Credit Facility and the Term Loan Facility have financial covenants to ~~our~~be ~~stockholders~~met by us at all times including a maximum total leverage ratio (65% through March 31, 2013, and 60% thereafter), maximum secured recourse indebtedness ratio, excluding the indebtedness under the Credit Facility (15%), minimum fixed charge coverage ratio (1.35 to 1.00 through March 31, 2012, and 1.50 to 1.00 thereafter), minimum consolidated tangible net worth ($237.1 million plus 80% of the net proceeds of equity issuances issued after the closing date of March 1, 2011) and minimum net operating income ratio from properties secured under the Credit Facility to Credit Facility interest expense (1.50 to 1.00).

~~Our~~These ~~Credit~~covenants ~~Facility~~may ~~contains~~restrict ~~financial~~our ~~and~~ability ~~operating~~to ~~covenants,~~engage ~~including~~in ~~tangible~~transactions ~~net~~that ~~worth~~we believe would otherwise be in the best ~~requirements,~~interests ~~fixed~~of ~~charge~~our ~~coverage~~stockholders. ~~and~~Failure ~~debt~~to ~~ratios~~comply with any of the covenants in the Credit Facility and ~~other~~the ~~limitations~~Term onLoan Facility could result in a default. This could cause one or more of our ~~ability~~lenders to ~~make distributions~~accelerate orthe ~~other~~timing of payments toand ~~our~~may ~~stockholders~~have ~~(other~~a material ~~than~~adverse ~~those~~effect ~~required~~on byour ~~the~~business, ~~Code)~~financial condition, ~~sell all~~results orof ~~substantially~~operations, ~~all~~ability ofto make distributions to our ~~assets~~stockholders and ~~engage~~the intrading ~~mergers,~~price ~~consolidations~~of ~~and~~our ~~certain acquisitions~~stock.

The Credit Facility contains customary terms and conditions for credit facilities of this type including, but not limited to: (1) affirmative covenants relating to our corporate structure and ownership, maintenance of insurance, compliance with environmental laws and preparation of environmental reports, maintenance of our REIT qualification and listing on the New York Stock Exchange (the “NYSE”), and (2) negative covenants relating to restrictions on redemptions of preferred stock, liens, indebtedness, certain investments (including loans and certain advances), mergers and other fundamental changes, sales and other dispositions of property or assets and transactions with affiliates. The Credit Facility has financial covenants to be met by us at all times including a maximum total leverage ratio (70%), maximum real estate leverage ratio (70%), minimum fixed charge coverage ratio (1.50 to 1.00), maximum total debt to real estate value ratio (90%) and minimum consolidated tangible net worth ($45 million plus 85% of the net proceeds of equity issuances issued after the closing date).

These covenants may restrict our ability to engage in transactions that we believe would otherwise be in the best interests of our stockholders. Failure to comply with any of the covenants in the Credit Facility could result in a default. This could cause one or more of our lenders to accelerate the timing of payments and may have a material adverse effect on our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

If lenders under our Credit Facility fail to meet their funding commitments, our financial position would be negatively impacted.

Access to external capital on favorable terms is critical to our success in growing and maintaining its portfolio. If financial institutions within our Credit Facility were unwilling or unable to meet their respective funding commitments to us, any such failure ~~would~~could have a ~~negative impact~~material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

Risks Related to our Organization and Structure

Our business could be harmed if key personnel terminate their employment with us.

Our success depends, to a significant extent, on the continued services of members of our senior management team. In addition, our ability to continue to acquire and develop properties depends on the significant relationships our senior management team has developed. There is no guarantee that any of them will remain employed by us. We do not maintain key person life insurance on any of our officers. The loss of services of one or more members of our senior management team could ~~harm~~have a material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

~~Tax~~29 ~~indemnification obligations could limit our operating flexibility by limiting our ability to sell specified properties.~~

In connection with the formation transactions and certain other property acquisitions, we entered into a tax protection agreement with the former owners of each contributed medical facility who received Operating Partnership units (“OP Units”).

Pursuant to these agreements, we will not sell, transfer or otherwise dispose of any of the medical facilities (each a “protected asset”) or any interest in a protected asset prior to the eighth anniversary of the closing of the offering unless:

1. a majority-in-interest of the former holders of interests in the predecessor partnerships or contributing entities (or their successors, which may include us to the extent any OP units have been redeemed or exchanged) with respect to such protected asset consent to the sale, transfer of other disposition; provided, however, with respect to three of the predecessor entities, Cabarrus POB, LLC, Medical Investors I, LLC and Medical Investors III, LLC, the required consent shall be a majority-in-interest of the beneficial owners of interests in the predecessor entities other than Messrs. Cogdell, our Chairman, and Spencer, our former Chief Executive Officer, and their affiliates; or

2. the Operating Partnership delivers to each such holder of interests, a cash payment intended to approximate the holder’s tax liability related to the recognition of such holder’s built-in gain resulting from the sale of such protected asset; or

3. the sale, transfer or other disposition would not result in the recognition of any built-in gain by any such holder of interests.

Protected assets represent approximately 66.2% of our total net rentable square feet. If we were to sell all of these protected assets and we undertook such sale without obtaining the requisite consent of the contributing holders, then we would be required to make material payments to these holders. The prospect of making payments under the tax protection agreements could impede our ability to respond to changing economic, financial and investment conditions. For example, it may not be economical for us to raise cash quickly through a sale of one or more of our protected assets or dispose of a poorly performing protected asset until the expiration of the eight-year protection period. As a result, our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Tax indemnification obligations may require the Operating Partnership to maintain certain debt levels.

Our tax protection agreements also provide that during the period from the closing of the initial public offering in 2005 through the twelfth anniversary thereof, the Operating Partnership will offer each holder who continues to hold at least 50% of the OP units received in respect of the consolidation transaction the opportunity to: (1) guarantee debt or (2) enter into a deficit restoration obligation. If we fail to offer such opportunities, we will be required to deliver to each holder a cash payment intended to approximate the holder’s tax liability resulting from our failure to make such opportunities available to that holder. We agreed to these provisions in order to assist such holders in deferring the recognition of taxable gain as a result of and after the consolidation transaction. These obligations may require us to maintain more or different indebtedness than we would otherwise require for our business. As a result, our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

We may pursue less vigorous enforcement of terms of contribution and other agreements because of conflicts of interest with certain of our directors and officers.

Mr. ~~Cogdell, our Chairman,~~ Charles M. Handy, our Chief Financial Officer, Executive Vice President and Secretary, and other members of our management team and board of directors, have direct or indirect ownership interests in certain properties contributed to the Operating ~~Partnership~~ Partnership at the initial public offering. We, under the agreements relating to the contribution of such interests, are entitled to indemnification and damages in the event of breaches of representations or warranties made by the contributors. We may choose not to enforce, or to enforce less vigorously, our rights under these agreements because of our desire to maintain our ongoing relationships with the individual party to these agreements. In connection with the acquisition of MEA Holdings, Inc. Holdings, Inc., we entered into various agreements with MEA Holdings, Inc., including the merger agreement, pursuant to which we are entitled to indemnification and damages in the event of breaches of representations and warranties made by MEA Holdings, Inc. Because ~~one member of our Board of Directors, Mr. Lubar, and~~ certain other key employees and personnel were also former owners, officers and directors of MEA Holdings, Inc., we may choose not to enforce, or to enforce less vigorously, our rights under these agreements. In addition, we are party to an employment ~~agreements~~agreement with ~~Messrs~~Mr. ~~Cogdell and~~ Handy, which provide for additional severance following termination of employment if we elect to subject the executive officer to certain non-competition, confidentiality and non-solicitation provisions. Although their employment agreements require that they devote substantially all of their full business time and attention to us, if the executive officer forgoes the additional severance, he will not be subject to such non-competition provisions, which would allow him to compete with us. None of these agreements were negotiated on an arm’s-length basis. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders~~, and~~ and the trading price of our stock may be materially and adversely affected.

Conflicts of interest could arise as a result of our UPREIT structure.

Conflicts of interest could arise in the future as a result of the relationships between us and our affiliates, on the one hand, and the Operating Partnership or any partner thereof, on the other. Our directors and officers have duties to us under applicable Maryland law in connection with their management of us. At the same time, we, through our wholly-owned subsidiary, have fiduciary duties, as a general partner, to the Operating Partnership and to the limited partners under Delaware law in connection with the management of the Operating Partnership. Our duties, through our wholly-owned subsidiary, as a general partner to the Operating Partnership and its partners may come into conflict with the duties of our directors and officers. The partnership agreement of the Operating Partnership does not require us to resolve such conflicts in favor of either our stockholders or the limited partners in the Operating Partnership.

Unless otherwise provided for in the relevant partnership agreement, Delaware law generally requires a general partner of a Delaware limited partnership to adhere to fiduciary duty standards under which it owes its limited partners the highest duties of good faith, fairness and loyalty and which generally prohibit such general partner from taking any action or engaging in any transaction as to which it has a conflict of interest.

Additionally, the partnership agreement expressly limits our liability by providing that neither we, nor our wholly-owned Maryland business trust subsidiary, as the general partner of the Operating Partnership, nor any of we or its trustees, directors or officers, will be liable or accountable in damages to the Operating Partnership, the limited partners or assignees for errors in judgment, mistakes of fact or law or for any act or omission if the general partner or such trustee, director or officer, acted in good faith. In addition, the Operating Partnership is required to indemnify us, our affiliates and each of our respective trustees, officers, directors, employees and agents to the fullest extent permitted by applicable law against any and all losses, claims, damages, liabilities (whether joint or several), expenses (including, without limitation, attorneys’ fees and other legal fees and expenses), judgments, fines, settlements and other amounts arising from any and all claims, demands, actions, suits or proceedings, civil, criminal, administrative or investigative, that relate to the operations of the Operating Partnership, provided that the Operating Partnership will not indemnify any such person for (1) willful misconduct or a knowing violation of the law, (2) any transaction for which such person received an improper personal benefit in violation or breach of any provision of the partnership agreement, or (3) in the case of a criminal proceeding, the person had reasonable cause to believe the act or omission was unlawful.

~~The~~30 provisions of Delaware law that allow the common law fiduciary duties of a general partner to be modified by a partnership agreement have not been resolved in a court of law, and we have not obtained an opinion of counsel covering the provisions set forth in the partnership agreement that purport to waive or restrict our fiduciary duties that would be in effect under common law were it not for the partnership agreement. As a result, our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Certain provisions of our organizational documents, including the stock ownership limit imposed by our charter, could prevent or delay a change in control transaction.

Our charter, subject to certain exceptions, authorizes our directors to take such actions as are necessary and desirable to preserve our qualification as a REIT and to limit any person to actual or constructive ownership of (1) 7.75% (by value or by number of shares, whichever is more restrictive) of our outstanding common stock, (2) 7.75% (by value or by number of shares, whichever is more restrictive) of our outstanding Series A Preferred Stock or (3) 7.75% (by value or by number of shares, whichever is more restrictive) of our outstanding capital stock. The Board of Directors, in its sole discretion, may exempt additional persons from the ownership limit. However, the Board of Directors may not grant an exemption from the ownership limit to any proposed transferee whose ownership could jeopardize our qualification as a REIT. These restrictions on ownership will not apply if the Board of Directors determines that it is no longer in our best interests to attempt to qualify, or to continue to qualify, as a REIT. The ownership limit may delay or impede a transaction or a change of control that might involve a premium price for our common stock, or otherwise be in the best interests of our stockholders. As a result, our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

Partnership will not indemnify any such person for (1) willful misconduct or a knowing violation of the law, (2) any transaction for which such person received an improper personal benefit in violation or breach of any provision of the partnership agreement, or (3) in the case of a criminal proceeding, the person had reasonable cause to believe the act or omission was unlawful.

The provisions of Delaware law that allow the common law fiduciary duties of a general partner to be modified by a partnership agreement have not been resolved in a court of law, and we have not obtained an opinion of counsel covering the provisions set forth in the partnership agreement that purport to waive or restrict our fiduciary duties that would be in effect under common law were it not for the partnership agreement. As a result, our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock may be materially and adversely affected.

Certain provisions of our organizational documents, including the stock ownership limit imposed by our charter, could prevent or delay a change in control transaction.

Our charter, subject to certain exceptions, authorizes our directors to take such actions as are necessary and desirable to preserve our qualification as a REIT and to limit any person to actual or constructive ownership of (1) 7.75% (by value or by number of shares, whichever is more restrictive) of our outstanding common stock, (2) 7.75% (by value or by number of shares, whichever is more restrictive) of our outstanding Series A Preferred Stock or (3) 7.75% (by value or by number of shares, whichever is more restrictive) of our outstanding capital stock. The Board of Directors, in its sole discretion, may exempt additional persons from the ownership limit. However, the Board of Directors may not grant an exemption from the ownership limit to any proposed transferee whose ownership could jeopardize our qualification as a REIT. These restrictions on ownership will not apply if the Board of Directors determines that it is no longer in our best interests to attempt to qualify, or to continue to qualify, as a REIT. The ownership limit may delay or impede a transaction or a change of control that might involve a premium price for our common stock, or otherwise be in the best interests of our stockholders. As a result, our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock may be materially and adversely affected.

Certain provisions of Maryland law may limit the ability of a third party to acquire control of us.

Certain provisions of the Maryland General Corporation Law, or the MGCL, may have the effect of delaying, deferring or preventing a transaction or a change in control of us that might involve a premium price for holders of our common stock or otherwise be in their best interests, including:

•

“business combination” provisions that, subject to certain limitations, prohibit certain business combinations between us and an “interested stockholder” (defined generally as any person who beneficially owns 10% or more of the voting power of our shares or an affiliate thereof) for five years after the most recent date on which the stockholder becomes an interested stockholder, and thereafter impose special minimum price provisions and special stockholder voting requirements on these combinations; and

• “control share” provisions that provide that “control shares” of us (defined as shares which, when aggregated with other shares controlled by the stockholder, entitle the stockholder to exercise one of three increasing ranges of voting power in electing directors) acquired in a “control share acquisition” (defined as the direct or indirect acquisition of ownership or control of “control shares”) have no voting rights except to the extent approved by our stockholders by the affirmative vote of at least two-thirds of all the votes entitled to be cast on the matter, excluding all interested shares.

These provisions of the MGCL relating to business combinations do not apply, however, to business combinations that are approved or exempted by a board of directors prior to the time that the interested stockholder becomes an interested stockholder. Pursuant to the statute, the Board of Directors has by resolution exempted ~~Mr. Cogdell, his affiliates and associates and all persons acting in concert with~~ the ~~foregoing, and Mr. Spencer, his affiliates and associates and all~~Company ~~persons~~Merger ~~acting in concert with the foregoing,~~ from ~~these provisions of~~ the ~~MGCL and, consequently, the five-year prohibition and the supermajority vote requirements will not apply to~~ “business ~~combinations~~ ~~between~~combination” we and these persons. As a result, these persons may be able to enter into business combinations with us that may not be in the best interests of our stockholders without compliance by us with the supermajority vote requirements and the other provisions ofdiscussed ~~the statute~~above. In addition, our by-laws contain a provision exempting from the provisions of the MGCL relating to control share acquisitions any and all acquisitions by any person of our common stock. There can be no assurance that such provision will not be amended or eliminated at any time in the future.

~~Additionally,~~In ~~Title 3~~addition, ~~Subtitle 8 of~~ the ~~MGCL permits the~~ Board of Directors has exempted Mr. Cogdell, ~~without stockholder~~his ~~approval~~affiliates and ~~regardless~~associates ofand ~~what~~all ispersons ~~currently~~acting ~~provided~~ in ~~our~~concert ~~charter~~with orthe ~~bylaws~~foregoing, toand ~~take certain~~Mr. Spencer, ~~actions~~his ~~that~~affiliates ~~may~~and ~~have~~associates ~~the~~and ~~effect~~all ofpersons ~~delaying,~~acting ~~deferring~~in orconcert ~~preventing~~with athe ~~transaction~~foregoing, orfrom athese ~~change~~provisions ~~in control~~ of ~~us that might involve a premium to~~ the ~~market~~MGCL ~~price of our common stock or otherwise be in our stockholders’ best interests. As a result~~and, ~~our business~~consequently, ~~financial~~the ~~condition, results~~five-year ofprohibition ~~operations,~~ and ~~our~~the ~~ability~~supermajority tovote ~~make~~requirements ~~distributions~~will tonot ~~our~~apply ~~stockholders,~~to ~~and~~business ~~the~~combinations ~~trading price~~between ofus ~~our stock may be materially and adversely affected.~~

~~The~~31 ~~Board of Directors has the power to cause us to issue additional shares of our stock and the general partner has the power to issue additional OP units without stockholder approval.~~

Our charter authorizes the Board of Directors to cause us to issue additional authorized but unissued shares of common stock or preferred stock, and to amend our charter to increase the aggregate number of authorized shares or the authorized number of shares of any class or series without stockholder approval. The general partner will be given the authority to issue additional OP units or preferred units. In addition, the Board of Directors may classify or reclassify any unissued shares of common stock or preferred stock and set the preferences, rights and other terms of the classified or reclassified shares. The Board of Directors could cause us to issue additional shares of our common stock or Series A Preferred Stock, or establish an additional series of preferred stock that could have the effect of delaying, deferring or preventing a change in control or other transaction that might involve a premium price for our common stock, or otherwise be in the best interests of our stockholders. As a result, our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

and these persons. As a result, these persons may be able to enter into business combinations with us that may not be in the best interests of our stockholders without compliance by us with the supermajority vote requirements and the other provisions of the statute. In addition, our by-laws contain a provision exempting from the provisions of the MGCL relating to control share acquisitions any and all acquisitions by any person of our common stock. There can be no assurance that such provision will not be amended or eliminated at any time in the future.

Additionally, Title 3, Subtitle 8 of the MGCL permits the Board of Directors, without stockholder approval and regardless of what is currently provided in our charter or bylaws, to take certain actions that may have the effect of delaying, deferring or preventing a transaction or a change in control of us that might involve a premium to the market price of our common stock or otherwise be in our stockholders’ best interests. As a result, our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock may be materially and adversely affected.

The Board of Directors has the power to cause us to issue additional shares of our stock and the general partner has the power to issue additional OP units without stockholder approval.

Our charter authorizes the Board of Directors to cause us to issue additional authorized but unissued shares of common stock or preferred stock, and to amend our charter to increase the aggregate number of authorized shares or the authorized number of shares of any class or series without stockholder approval. The general partner will be given the authority to issue additional OP units or preferred units. In addition, the Board of Directors may classify or reclassify any unissued shares of common stock or preferred stock and set the preferences, rights and other terms of the classified or reclassified shares. The Board of Directors could cause us to issue additional shares of our common stock or Series A Preferred Stock, or establish an additional series of preferred stock that could have the effect of delaying, deferring or preventing a change in control or other transaction that might involve a premium price for our common stock, or otherwise be in the best interests of our stockholders. As a result, our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock may be materially and adversely affected.

Our rights and the rights of our stockholders to take action to recover money damages from our directors and officers are limited.

Our charter eliminates our directors’ and officers’ liability to we and our stockholders for money damages, except for liability resulting from actual receipt of an improper benefit in money, property or services or active and deliberate dishonesty established by a final judgment and which is material to the cause of action. Our charter authorizes us, and our bylaws require us, to indemnify our directors and officers for liability resulting from actions taken by them in those capacities to the maximum extent permitted by Maryland law. In addition, we may be obligated to fund the defense costs incurred by our directors and officers. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

You will have limited ability as a stockholder to prevent us from making any changes to we policies that you believe could harm our business, prospects, operating results or share price.

The Board of Directors will adopt policies with respect to certain activities, such as investments, dispositions, financing, lending, our equity capital, conflicts of interest and reporting. These policies may be amended or revised from time to time at the discretion of the Board of Directors without a vote of our stockholders. This means that our stockholders will have limited control over changes in our policies. Such changes in our policies intended to improve, expand or diversify our business may not have the anticipated effects and consequently may have a material adverse effect on our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock ~~may be materially and adversely affected~~.

To the extent our distributions represent a return of capital for U.S. federal income tax purposes you could recognize an increased capital gain upon a subsequent sale by you of our common stock or preferred stock.

Distributions in excess of our current and accumulated earnings and profits and not treated by us as a dividend will not be taxable to a U.S. stockholder to the extent those distributions do not exceed the stockholder’s adjusted tax basis in its common stock, but instead will constitute a return of capital and will reduce the stockholder’s adjusted tax basis in its common stock. If distributions result in a reduction of a stockholder’s adjusted basis in such holder’s common stock, subsequent dispositions of such holder’s common stock potentially will result in recognition of an increased capital gain or reduced capital loss due to the reduction in such adjusted basis.

Risks Related to Qualification and Operation as a REIT

Our failure to qualify or remain qualified as a REIT would have significant adverse consequences to us.

We intend to operate in a manner that will allow us to qualify as a REIT for U.S. federal income tax purposes under the Code. We have not requested and do not plan to request a ruling from the IRS that we qualify as a REIT, and the statements in our prospectus and other filings are not binding on the IRS or any court. If we fail to qualify or lose our qualification as a REIT, we will face serious tax consequences that would substantially reduce the funds available for distribution to our stockholders for each of the years involved because:

•

we would not be allowed a deduction for distributions to stockholders in computing our taxable income and we would be subject to U.S. federal income tax at regular corporate rates;

•

we also could be subject to the U.S. federal alternative minimum tax and possibly increased state and local taxes; and

•

unless we are entitled to relief under applicable statutory provisions, we could not elect to be taxed as a REIT for four taxable years following a year during which we were disqualified.

In addition, if we lose our qualification as a REIT, we will not be required to make distributions to stockholders, and all distributions to our stockholders will be subject to tax as regular corporate dividends to the extent of our current and accumulated earnings and profits. This means that our U.S. individual stockholders would be taxed on our dividends at a maximum U.S. federal income tax rate of 15% (through 2012), and our corporate stockholders generally would be entitled to the dividends received deduction with respect to such dividends, subject, in each case, to applicable limitations under the Code.

Qualification as a REIT involves the application of highly technical and complex Code provisions and regulations promulgated thereunder for which there are only limited judicial and administrative interpretations. The complexity of these provisions and of the applicable U.S. Treasury Department regulations, or Treasury Regulations, that have been promulgated under the Code is greater in the case of a REIT that, like us, holds its assets through a partnership. The determination of various factual matters and circumstances not entirely within our control may affect our ability to qualify as a REIT. In order to qualify as a REIT, we must satisfy a number of requirements, including requirements regarding the composition of our assets and sources of our gross income. Also, we must make distributions to stockholders aggregating annually at least 90% of our net taxable income, excluding capital gains.

As a result of these factors, our loss of our qualification as a REIT also could impair our ability to expand our business and raise capital. Also, our business, financial condition, results of of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

To maintain its REIT qualification, we may be forced to borrow funds during unfavorable market conditions.

To qualify as a REIT, we generally must distribute to our stockholders at least 90% of our net taxable income each year, excluding net capital gains, and we will be subject to regular corporate income taxes to the extent that we distributes less than 100% of our net taxable income each year. In addition, we will be subject to a 4% nondeductible excise tax on the amount, if any, by which distributions paid by us in any calendar year are less than the sum of 85% of our ordinary income, 95% of our capital gain net income and 100% of our undistributed income from prior years. To qualify as a REIT and avoid the payment of income and excise taxes, we may need to borrow funds on a short-term basis, or possibly on a long-term basis, to meet the REIT distribution requirements even if the then prevailing market conditions are not favorable for these borrowings. ~~These~~ These borrowing needs could result from, among other things, a difference in timing between the actual receipt of cash and inclusion of income for U.S. federal income tax purposes, the effect of non-deductible capital expenditures, the creation of reserves or required debt amortization payments. As a result, our business, financial condition, results of operations, and our ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

between the actual receipt of cash and inclusion of income for U.S. federal income tax purposes, the effect of non-deductible capital expenditures, the creation of reserves or required debt amortization payments. As a result, our business, financial condition, results of operations, ability to make distributions to our stockholders and the trading price of our stock may be materially and adversely affected.

Dividends payable by REITs generally do not qualify for reduced tax rates.

The maximum tax rate for dividends payable by domestic corporations to individual U.S. stockholders is 15% (through 2012). Dividends payable by REITs, however, are generally not eligible for the reduced rates. The more favorable rates applicable to regular corporate dividends could cause stockholders who are individuals to perceive investments in REITs to be relatively less attractive than investments in the stocks of non-REIT corporations that pay dividends, which could adversely affect the value of the stock of REITs, including our common stock.

In addition, the relative attractiveness of real estate in general may be adversely affected by the favorable tax treatment given to corporate dividends, which could negatively affect the value of our properties.

Possible legislative or other actions affecting REITs could adversely affect us and our stockholders.

The rules dealing with U.S. federal income taxation are constantly under review by persons involved in the legislative process and by the IRS and the U.S. Treasury Department. Changes to tax laws (which changes may have retroactive application) could adversely affect us or our stockholders. We cannot predict whether, when, in what forms, or with what effective dates, the tax laws applicable to we or our stockholders will be changed.

Complying with REIT requirements may cause weus to forego otherwise attractive opportunities.

To qualify as a REIT for U.S. federal income tax purposes, we must continually satisfy tests concerning, among other things, the sources of our income, the nature and diversification of our assets, the amounts we distribute to our stockholders and the ownership of our stock. In order to meet these tests, we may be required to forego attractive business or investment opportunities. Thus, compliance with the REIT requirements may adversely affect our ability to operate solely to maximize profits.

We will pay some taxes.

Even if we ~~qualifies~~qualify as a REIT for U.S. federal income tax purposes, we will be required to pay some U.S. federal, state and local taxes on our income and property. In addition, our TRSs are fully taxable corporations that will be subject to taxes on their income and the TRSs may be limited in their ability to deduct interest payments made to us or the Operating Partnership. We also will be subject to a 100% penalty tax on certain amounts if the economic arrangements among our tenants, our TRSs and us are not comparable to similar arrangements among unrelated parties or if we receive payments for inventory or property held for sale to customers in the ordinary course of business. To the extent that we or our TRSs are required to pay U.S. federal, state or local taxes, we will have less cash available for distribution to our stockholders. As a result, our business, financial condition, results of operations, ~~and our~~ ability to make distributions to our stockholders, and the trading price of our stock may be materially and adversely affected.

The ability of the Board of Directors to revoke our REIT election without stockholder approval may cause adverse consequences to our stockholders.

Our charter provides that the Board of Directors may revoke or otherwise terminate our REIT election, without the approval of our stockholders, if it determines that it is no longer in our best interests to continue to qualify as a REIT. If we cease to qualify as a REIT, we would become subject to U.S. federal income tax on our taxable income and we would no longer be required to distribute most of our taxable income to our stockholders, which may have adverse consequences on the total return to our stockholders.

Our ability to invest in TRSs is limited by our qualification as a REIT, and accordingly may limit our ability to grow the business of the Design-Build and Development segment.

In order for weus to qualify as a REIT, no more than 25% of the value of ~~its~~our assets may consist of securities of one or more TRSs ~~(20% for taxable years ended on or before December 31, 2008)~~. We have jointly elected with TRS Holdings and its subsidiaries to treat such entities as TRSs. Accordingly, our ability to grow and expand the business and of TRS Holdings and its subsidiaries, absent a corresponding increase in the value of our real estate assets, will be limited by our need to continue to meet the applicable TRS limitation which could adversely affect returns to its stockholders.

If the aggregate value of the securities we own in its TRSs were determined to be in excess of 25% of the value of its total assets, we could fail to qualify as a REIT or be subject to a penalty tax and forced to dispose of TRS securities.

For us to continue to qualify as a REIT, the aggregate value of all securities that we hold in our TRSs may not exceed 25% of the value of its total assets. The value of our TRS securities and our real estate assets is based on determinations of fair market value which are not subject to precise determination. We will not lose our qualification as a REIT if we were to fail the TRS limitation at the end of a quarter because of a discrepancy between the value of its TRSs and its other investments unless such discrepancy exists after the acquisition of TRS securities and is wholly or partially the result of such acquisition (including as a result of an increased investment in existing TRSs, either directly, or by way of a limited partner of the operating partnership exercising an exchange right, or we raising additional capital and contributing such capital to its operating partnership). If we were to fail to satisfy the TRS limitation at the end of a particular quarter and we were considered to have acquired TRS securities during such quarter, we would fail to qualify as a REIT unless we cured such failure by disposing of TRS securities or otherwise coming into compliance with the TRS limitation within 30 days after the close of such quarter. Based on such rules and our determination of the fair market value of our assets and the securities of our TRSs, we believe that we have satisfied and will continue to satisfy the TRS limitation. Notwithstanding the foregoing, as the fair market value of our TRS securities and real estate assets cannot be determined with absolute certainty, and we do not control when a limited partner of our operating partnership will exercise their redemption right, no assurance can be given that the IRS will not successfully challenge the valuations of our assets or that we have met and will continue to meet the TRS limitation. In addition, if the value of our real estate assets were to decrease, our ability to own TRS securities or other assets not qualifying as real estate assets will be limited and we could be forced to dispose of our TRS securities or such other assets in order to comply with REIT requirements.

If the IRS were to successfully challenge our valuation of certain of its subsidiaries, we may fail to qualify as a REIT.

While we believe we have properly valued the securities we holds in its TRSs, there is no guarantee that the IRS would agree with such valuation or that a court would not agree with such determination by the IRS. In the event we have improperly valued the securities we holds in its TRSs, we may fail to satisfy the 25% (20% with respect to its taxable year ended on or before December 31, 2008 and prior taxable years) asset test which may result in our failure to qualify as a REIT.

Item 1B. Unresolved Staff Comments

None.

32 35

Item

2. Properties

The following table contains information about our stabilized consolidated wholly-owned and joint venture properties as of December 31, ~~2010~~2011:

												Annualized
	September 30,		September 30,			September 30,		September 30,			September 30,		September 30,
												Rent Per
	Location	Ownership			Net RentableSquare Feet		OccupancyRate			AnnualizedRent (1)		AnnualizedRent PerLeasedSquare Foot (1)
					Net Rentable		Occupancy			Annualized		Leased
	Location	Ownership			Square Feet		Rate			Rent		Square Foot
California
Verdugo Hills Professional Bldg I	Glendale		100.0	%		64,056		9392.10	%	$	1,~~930~~947,~~055~~109	$	3233.3504
Verdugo Hills Professional Bldg II	Glendale		100.0	%		42,906		99.5	%		1,~~439~~463,~~002~~303		3334.7027
						106,962		95.70	%		3,~~369~~410,~~057~~412		3233.9156
Florida
Woodlands Center for Specialized Medicine	Pensacola		40.0	%		75,985		100.0	%		2,~~452~~614,~~055~~797		3234.2741
Georgia
Augusta POB I	Augusta		100.0	%		99,494		9395.21	%		1,~~356~~387,~~650~~647		14.6366
Augusta POB II	Augusta		100.0	%		125,634		87.6	%		2,~~304~~311,~~051~~621		2021.9301
Augusta POB III	Augusta		100.0	%		47,034		90100.0	%		~~909~~924,~~175~~491		2119.4866
Augusta POB IV	Augusta		100.0	%		55,134		8351.17	%		~~895~~489,~~774~~873		1917.5419
Summit Professional Plaza I	Brunswick		100.0	%		33,039		93.5	%		~~858~~861,~~710~~470		27.8089
Summit Professional Plaza II	Brunswick		100.0	%		64,233		96.7	%		1,~~760~~779,~~881~~432		28.3463
						424,568		9087.59	%		87,~~085~~754,~~241~~534		2120.0578
Indiana
Methodist Professional Center I (1)	Indianapolis		100.0	%		150,243		95.2	%		3,480,256		24.34
Methodist Professional Center I (2)	Indianapolis		100.0	%		150,243		100.0	%		3,698,468		24.62
Methodist Professional Center II (sub-lease)	Indianapolis		100.0	%		24,080		100.0	%		~~653,~~679,892		2728.1523
						174,323		95100.80	%		4,~~133~~378,~~935~~360		2425.7512
Kentucky
OLBH Same Day Surgery Center and MOB	Ashland		100.0	%		46,907		95100.70	%		~~978~~1,~~786~~035,238		2122.8107
OLBH Parking Garage											~~890~~904,~~962~~717
						46,907		95100.70	%		1,~~869~~939,~~748~~955		2122.8107	(23)
Louisiana
East Jefferson MOB	Metairie		100.0	%		119,921		9996.18	%		2,~~574~~489,~~872~~905		21.6744
East Jefferson Medical Plaza	Metairie		100.0	%		123,184		100.0	%		2,~~785~~894,~~905~~023		2223.6249
East Jefferson MRI	Metairie		100.0	%		10,809		100.0	%		~~995~~1,~~663~~005,991		9293.1107
						253,914		9998.65	%		6,~~356~~389,~~440~~919		25.1455
Minnesota
Health Partners Medical & Dental Clinics	Sartell		100.0	%		60,108		94.9	%		12,~~970~~232,~~692~~530		3439.5412
Mississippi
University Physicians — Grants Ferry	Flowood		100.0	%		50,575		100.0	%		1,619,447		32.02
University Physicians—Grants Ferry	Flowood		100.0	%		50,575		100.0	%		1,717,816		33.97
New York
Central NY Medical Center (3)	Syracuse		100.0	%		111,634		97.8	%		2,918,133		26.73
Central NY Medical Center (4)	Syracuse		100.0	%		111,634		97.8	%		2,871,587		26.31
North Carolina
Alamance Regional Mebane Outpatient Center	Mebane		35.1	%		68,206		7177.16	%		1,~~853~~967,~~215~~685		3837.2419
Barclay Downs	Charlotte		100.0	%		38,395		100.0	%		~~645~~713,~~085~~303		1618.8058
Birkdale Bldgs C, D, E and Birkdale Wellness	Huntersville		100.0	%		64,669		9693.40	%		1,~~389~~372,~~705~~868		22.2983
Birkdale II	Huntersville		100.0	%		8,269		100.0	%		~~203~~193,~~672~~272		2423.6337
Copperfield Medical Mall	Concord		100.0	%		26,000		100.0	%		~~631~~634,~~660~~655		24.2941
East Rocky Mount Kidney Center	Rocky Mount		100.0	%		8,043		100.0	%		~~161~~163,~~232~~650		20.0535
English Road Medical Center	Rocky Mount		34.5	%		35,393		95.7	%		~~950~~960,~~728~~002		28.0836
Gaston Professional & Ambulatory Surgery Centers	Gastonia		100.0	%		114,956		100.0	%		2,~~739~~819,~~964~~916		2324.8353
Gaston Parking											606,141
Gateway Medical Office Building	Concord		100.0	%		61,789		69.1	%		1,~~119~~123,~~819~~454		26.2130
Harrisburg Family Physicians	Harrisburg		100.0	%		810,~~202~~802		100.0	%		~~224~~294,~~301~~354		27.3525
Harrisburg Medical Mall	Harrisburg		100.0	%		18,360		100.0	%		~~500~~514,~~851~~742		~~27.~~28.04
Lincoln/Lakemont Family Practice	Lincolnton		100.0	%		16,500		100.0	%		~~397~~405,~~713~~458		24.1057
Mallard Crossing Medical Park	Charlotte		100.0	%		52,540		6669.0	%		~~858~~871,~~662~~511		24.7703
Medical Arts Building	Concord		100.0	%		84,972		9398.32	%		1,~~817~~966,~~675~~304		2223.9357
Midland Medical Park	Midland		100.0	%		14,610		100.0	%		~~441~~449,~~985~~849		30.2579
Mulberry Medical Park	Lenoir		100.0	%		24,992		87100.0	%		~~467~~511,~~570~~135		2120.5045
Northcross Family Physicians	Charlotte		100.0	%		8,018		100.0	%		~~234~~239,~~496~~186		29.2583
Randolph Medical Park	Charlotte		100.0	%		84,131		6976.24	%		1,~~292~~355,~~498~~528		~~22.~~21.08

33 36

												Annualized
	September 30,		September 30,			September 30,		September 30,			September 30,		September 30,
												Rent Per
	Location	Ownership			Net RentableSquare Feet		OccupancyRate			AnnualizedRent (1)		AnnualizedRent PerLeasedSquare Foot (1)
					Net Rentable		Occupancy			Annualized		Leased
	Location	Ownership			Square Feet		Rate			Rent		Square Foot
North Carolina (continued)
Rocky Mount Kidney Center	Rocky Mount		100.0	%		10,105		100.0	%		~~202~~205,~~567~~606		20.0535
Rocky Mount Medical Park	Rocky Mount		100.0	%		96,993		100.0	%		2,~~091~~082,~~904~~396		21.5747
Rowan Outpatient Surgery Center	Salisbury		100.0	%		19,464		100.0	%		~~435~~440,~~162~~139		22.3661
Weddington Internal & Pediatric Medicine	Concord		100.0	%		7,750		100.0	%		~~203~~204,~~224~~204		26.2235
						872,357		89.1	%		19,469,829		24.28	(2)
						874,957		91.1	%		20,095,358		24.46	(3)
Pennsylvania
Lancaster Rehabilitation Hospital	Lancaster		100.0	%		57,508		100.0	%		1,484,740		25.82
Doylestown Health & Wellness Center	Doylestown		99.0	%		99,132		97.0	%		3,066,451		31.90
Lancaster ASC MOB	Lancaster		80.9	%		64,214		100.0	%		2,130,199		33.17
Lancaster Rehabilitation Hospital	Lancaster		100.0	%		57,508		100.0	%		1,511,065		26.28
						121,722		100.0	%		3,614,939		29.70
Lancaster ASC MOB	Lancaster		80.9	%		64,214		100.0	%		2,220,166		34.57
						220,854		98.6	%		6,797,682		31.20
South Carolina
200 Andrews	Greenville		100.0	%		25,902		100.0	%		~~628~~635,~~047~~812		24.2555
Beaufort Medical Plaza	Beaufort		100.0	%		59,340		100.0	%		1,~~346~~387,~~384~~344		2223.6938
Carolina Forest Medical Plaza	Myrtle Beach		100.0	%		38,902		43.5	%		~~533~~547,~~125~~848		3132.5340
Mary Black Westside Medical Office Bldg	Spartanburg		100.0	%		37,455		100.0	%		~~728~~732,~~004~~042		19.4454
Medical Arts Center of Orangeburg	Orangeburg		100.0	%		49,324		78.0	%		~~766~~674,~~672~~507		1917.9454
Mount Pleasant Medical Office Long Point	Mt. Pleasant		100.0	%		38,735		7765.47	%		~~795~~682,~~812~~462		26.5582
One Medical Park	Columbia		100.0	%		69,840		8379.93	%		1,~~448~~342,~~084~~602		24.7323
Palmetto Health Parkridge	Columbia		100.0	%		89,451		94.6	%		2,~~147~~243,~~120~~493		2526.3751
Providence MOB I	Columbia		100.0	%		48,500		8273.08	%		~~879~~715,~~088~~518		2219.1099
Providence MOB II	Columbia		100.0	%		23,280		8889.86	%		~~424~~431,~~702~~925		20.5571
Providence MOB III	Columbia		100.0	%		54,417		7378.38	%		~~783~~750,~~493~~086		1917.6449
River Hills Medical Plaza	Little River		100.0	%		27,566		70.9	%		~~637~~639,~~881~~181		32.6370
Roper Medical Office Building	Charleston		100.0	%		122,~~785~~784		8487.71	%		2,~~223~~320,~~487~~567		21.3770
St. Francis CMOB	Greenville		100.0	%		45,140		96.6	%		1,~~154~~189,~~968~~373		2627.4927
St. Francis Medical Plaza (Charleston)	Charleston		100.0	%		28,734		100.0	%		~~840~~824,~~813~~788		2928.2670
St. Francis Medical Plaza (Greenville)	Greenville		100.0	%		62,724		6799.61	%		~~825~~1,~~515~~136,605		1918.4629
St. Francis Outpatient Surgery Center	Greenville		100.0	%		72,491		100.0	%		2,~~169~~225,~~417~~464		2930.9370
St. Francis Professional Medical Center	Greenville		100.0	%		49,767		100.0	%		1,~~131~~169,~~301~~200		2223.7349
St. Francis Women’s	Greenville		100.0	%		57,590		79.2	%		972,590		21.31
St. Francis Women's	Greenville		100.0	%		57,590		90.2	%		1,066,809		20.54
Three Medical Park	Columbia		100.0	%		88,755		8286.32	%		1,~~722~~805,~~577~~579		23.60
						1,090,698		85.3	%		22,159,080		23.81
						1,090,697		87.5	%		22,521,205		23.59
Tennessee
Health Park Medical Office Building	Chattanooga		100.0	%		52,151		88100.80	%		1,~~730~~604,~~882~~890		3730.3877
Peerless Crossing Medical Center	Cleveland		100.0	%		40,506		100.0	%		1,008,848		24.91
Medical Center Physicians Tower	Jackson		50.5	%		106,772		100.0	%		2,765,248		25.90
						92,657		93.7	%		2,739,730		31.56
Peerless Crossing Medical Center	Cleveland		100.0	%		40,506		100.0	%		1,033,384		25.51
						199,429		100.0	%		5,403,522		27.09
Virginia
MRMC MOB I	Mechanicsville		100.0	%		5657,~~610~~246		7793.2	%		1,~~275~~471,~~077~~235		2927.1958
St. Mary’s MOB North — (Floors 6 & 7)	Richmond		100.0	%		30,617		100.0	%		783,450		25.59
St. Mary’s MOB North—(Floors 6 & 7)	Richmond		100.0	%		30,617		100.0	%		765,719		25.01
						87,227		85.2	%		2,058,527		27.71
						87,863		95.6	%		2,236,954		26.64
Total						3,569,637		90.6	%	$	82,816,853	$	25.14	(2)
Washington
Bonney Lake Medical Office Building	Bonney Lake		61.7	%		55,991		97.1	%		2,382,533		43.81
Total						3,834,767		92.5	%	$	92,747,164	$	25.73	(3)

(1)		Parking revenue from an adjacent parking deck is approximately $90,000 per month, or $1,080,000 annualized.
(2)		Excludes annualized rent of adjacent parking decks to OLBH Same Day Surgery Center and MOB and Gaston Professional Center from calculation.
(3)		Parking revenue from an adjacent parking deck is approximately $100,000 per month, or $1,200,000 annualized.

⁽¹⁾	Annualized rent is based on contractual lease revenue as of December 31, 2011.

34 (2) Parking revenue from an adjacent parking deck is approximately $94,000 per month, or $1,128,000 annualized.

⁽³⁾	Excludes annualized rent of adjacent parking decks to OLBH Same Day Surgery Center and MOB and Gaston Professional Center from calculation.

⁽⁴⁾	Parking revenue from an adjacent parking deck is approximately $93,000 per month, or $1,116,000 annualized.

A property is considered stabilized upon the earlier of (1) achieving intended occupancy and substantial completion of tenant improvements, or (2) completion of the fill-up period specified within the property’s underwriting. Fill-up properties are newly available properties that have not achieved underwritten stabilized occupancy. At December 31, 2011, we had the following properties in fill-up:

September 30,

Completion/

Acquisition /

Fill-up

Acquired

Net Rentable

Percentage

Construction

Underwriting

Property

Location

Type

Date

Square Feet

Leased

Cost

Date

St. Elizabeth Florence Medical Office Building

Florence, KY

Acquisition

1Q 2011

53,833

6,150

1Q 2013

St. Elizabeth Covington Medical Center

Covington, KY

Acquisition

2Q 2011

59,794

12,300

2Q 2013

Good Sam Medical Office Building

Puyallup, WA

Development

4Q 2011

80,651

27,116

4Q 2013

194,278

45,566

Future lease expirations by tenants by year under non-cancelable ~~operating~~ leases as of of December 31, ~~2010~~2011, were as follows ~~(dollars in thousands, except per leased square foot amounts)~~:

					Percentage of					Percentage of			Annualized Rent
		September 30,		September 30,		September 30,			September 30,		September 30,			September 30,
	Number of		Net Rentable		Net Rentable			Annualized		Property			Per Leased
	Number ofLeases Expiring		Net RentableSquare Feet		Percentage ofNet RentableSquare Feet			AnnualizedRent		Percentage ofPropertyAnnualized Rent			Annualized RentPer LeasedSquare Foot
	Leases Expiring		Square Feet		Square Feet			Rent		Annualized Rent			Square Foot
Available		—		288,547		7.5	%	$	—		—		$	—
Available		—		335,140		9.4	%	$	—		—		$	—
2012		168		592,819		15.5	%		15,076,988		16.3	%		24.41	(1)
2011		118		380,104		10.6	%		8,822,530		10.7	%		23.21
2013		94		362,999		9.5	%		8,602,560		9.3	%		23.70
2012		137		563,865		15.8	%		15,488,211		18.7	%		24.81	(1)
2014		86		375,042		9.8	%		9,516,790		10.3	%		25.38
2013		88		371,802		10.4	%		8,558,824		10.3	%		23.02
2015		77		296,958		7.7	%		8,127,203		8.8	%		24.32	(1)
2014		80		367,583		10.3	%		9,143,332		11.0	%		24.87
2016		93		395,525		10.3	%		8,867,516		9.6	%		22.42
2015		69		266,544		7.5	%		6,117,214		7.4	%		22.95
2017		57		349,651		9.1	%		9,259,630		10.0	%		26.48
2016		31		150,487		4.2	%		3,093,863		3.7	%		20.56
2018		28		177,189		4.6	%		4,356,069		4.7	%		24.58
2017		47		285,658		8.0	%		7,617,039		9.2	%		26.66
2019		21		160,986		4.2	%		3,621,947		3.9	%		22.50
2018		19		112,358		3.1	%		2,886,922		3.5	%		25.69
2020		17		115,296		3.0	%		2,727,447		2.9	%		23.66
2019		19		143,101		4.0	%		3,188,922		3.9	%		22.28
2021		22		297,107		7.7	%		9,030,228		9.7	%		30.39
2020		13		87,324		2.4	%		2,017,720		2.4	%		23.11
Thereafter		16		422,648		11.0	%		13,560,786		14.6	%		32.09
Thereafter		17		505,671		14.2	%		15,882,276		19.2	%		31.41
Total		679		3,834,767		100.0	%	$	92,747,164		100.0	%	$	25.73	(1)
Total		638		3,569,637		100.0	%	$	82,816,853		100.0	%	$	25.14	(1)

⁽¹⁾	Excludes annualized rent of adjacent parking decks to OLBH Same Day Surgery Center and MOB and Gaston Professional Center from calculation.

No tenant occupied 10% or more of our net rentable square feet at our properties.

Item

3. Legal Proceedings

WeOn ~~are~~December ~~from~~29, ~~time~~2011, toa ~~time~~complaint ~~involved~~was filed in ~~routine~~the ~~litigation~~Superior ~~arising~~Court ~~out~~for State of North Carolina, Mecklenburg County, under the ~~ordinary~~caption, ~~course~~Sesholtz v. Braun, et al., Case No. 11 CVS 23162, against us, our directors and Ventas on behalf of a putative class of similarly situated investors, alleging that the our board of directors breached its fiduciary duties ~~business~~regarding the Company Merger and that Ventas aided and abetted the alleged breach of fiduciary duties. InBeginning on January 4, 2012, six other putative class action suits were filed in the Maryland Circuit Court for Baltimore City against the same defendants and alleging similar breach of fiduciary duty and aiding and abetting claims, although certain complaints also named our ~~opinion~~Operating Partnership, ~~after~~MergerSub ~~consultation~~and ~~with~~OP ~~legal~~MergerSub ~~counsel~~as defendants. On January 27, 2012, we also received a letter from an entity purporting to be a stockholder demanding that the ~~outcomes~~board terminate the Company Merger and the sale of ~~such~~the ~~matters~~Erdman ~~are~~business and that the board conduct an investigation into the Company Merger and the sale of the Erdman business. The letter ~~not~~also ~~expected~~made a request for access to ~~have~~certain abooks ~~material~~and ~~adverse~~records ~~effect~~of the company related to the Company Merger and the sale of the Erdman business. The cases pending in Maryland were consolidated by the Court on ~~our~~January ~~financial~~31, ~~position~~2012 under the caption, In ~~results~~re ofCogdell ~~operations~~Spencer Inc. Shareholder Litigation, orCase No. 24-C-12-000053. On February 3, 2012, the plaintiff in the North Carolina action filed an amended complaint, and on February 9, 2012, the plaintiffs in the Maryland ~~cash~~action ~~flows~~filed an amended complaint, including the class and derivative actions. All of the pending cases ask that the Company Merger be enjoined and seek other unspecified monetary relief. On February 21, 2012, defendants moved to dismiss the amended complaint.

~~Item~~On 4February 29, 2012, we entered into a memorandum of understanding with the plaintiffs in the Maryland and North Carolina cases regarding the settlement of the pending claims. ~~Removed~~Pursuant to the terms of the proposed settlement, we agreed to make certain supplemental disclosures related to the proposed Company Merger. The memorandum of understanding contemplates that the parties will enter into a settlement agreement after a period of confirmatory discovery, which will be subject to customary conditions, including court approval following notice to our stockholders. In the event the parties enter into a settlement agreement, a hearing will be scheduled in which the Maryland Court will consider the fairness, reasonableness, and ~~Reserved~~adequacy of the settlement. If the settlement is finally approved by the Court, it will resolve and release all claims in all actions that were or could have been brought challenging any aspect of the proposed Merger, the Merger Agreement, and any disclosure made in connection therewith, among other claims, pursuant to terms that will be disclosed to stockholders prior to final approval of the settlement.

35In addition, in connection with the settlement, the parties contemplate that plaintiffs’ counsel will file a petition in the Maryland Court for an award of attorneys’ fees and expenses to be paid by or on behalf of Defendants, which Defendants may oppose. Defendants will pay or cause to be paid any attorneys’ fees and expenses awarded by the Maryland Court. There can be no assurance that the parties will ultimately enter into a settlement agreement or that the Maryland Court will approve the settlement even if the parties were to enter into a settlement agreement. In such event, the proposed settlement as contemplated by the memorandum of understanding may be terminated.

Item

4. Mine Safety Disclosures

Not applicable.

PART II

Item 5. Market for Registrant’s Common Equity and Related Stockholder Matters and Issuer Purchases of Equity Securities

Market Information

Our common stock trades on the NYSE under the symbol “CSA.” The following table sets forth, for the period indicated, the high and low sales price for our common stock as reported by the NYSE and the per share dividends declared:

		September 30,		September 30,		September 30,
					Dividends
Period	High		Low		Declared
2009
First Quarter	$	10.00	$	4.50	$	0.225
Second Quarter	$	6.40	$	3.65	$	0.10
Third Quarter	$	5.25	$	3.87	$	0.10
Fourth Quarter	$	5.82	$	4.53	$	0.10
2010
First Quarter	$	7.6582	$	5.6662	$	0.10
Second Quarter	$	8.3552	$	62.3793	$	0.10
Third Quarter	$	7.5364	$	6.0700	$	0.10
Fourth Quarter	$	67.9102	$	5.7267	$	0.10
2011
First Quarter	$	6.71	$	5.57	$	0.10
Second Quarter	$	6.27	$	5.71	$	0.10
Third Quarter	$	6.31	$	3.58	$	0.10
Fourth Quarter	$	4.31	$	3.18	$	0.10

On March 98, ~~2011~~2012, the closing price of our common stock as reported by the NYSE was $64.0125. At March 98, ~~2011~~2012, we had ~~139~~ 129 holders of record of our common stock.

Holders of shares of common stock are entitled to receive distributions when and if declared by the Board of Directors out of any assets legally available for that purpose. As a REIT, we are required to distribute at least 90% of our “REIT taxable income” (computed without regard to the dividends paid deduction or net capital gains) to shareholders annually to maintain our REIT qualification for U.S. federal income tax purposes. Our Credit Facility includes limitations on our ability to make distributions to our stockholders, subject to complying with our REIT requirements.

During ~~2010~~2011, we paid four quarterly dividends of $0.10 per share, totaling $0.40 per share for ~~2010~~ 2011. We funded the dividend payments for ~~2010~~2011 through a combination of funds from operations and borrowings under the Credit Facility. We use borrowings available under the Credit Facility to fund dividend payments when our cash flows from operations is insufficient to meet the dividend payments. The ~~dividend~~dividends ~~payments~~ of $0.40 per share ~~paid in 2010~~ are classified for income tax purposes as 8245.50% taxable ordinary dividend, ~~and 17.~~5.0% ~~return~~capital ofgain ~~capital~~(2.5% long ASterm ofcapital ~~December 31,~~gain ~~2010, we~~and ~~expect~~2.5% tounrecaptured ~~pay~~Section 1250 ~~four~~gain) ~~quarterly~~and ~~dividends of $0~~50.100% ~~per~~return ~~share~~of ~~in 2011~~capital.

We have reserved 2.5 ~~million~~ million shares of common stock for issuance under our 2005 and 2010 long-term incentive plans of which 1.0 million remained available for issuance as of December 31, ~~2010~~ 2011.

As of December 31, ~~2010~~2011, there were 58.46 million OP units outstanding, of which 5051.92 million, or 87.14%, were owned by us and 7.54 million, or 12.96%, were owned by other partners (including certain directors and members of executive management).

36 39

Stockholder Return Performance

The following graph compares the cumulative total return on our common stock with that of the Standard and Poor’s 500 Stock Index (“S&P 500 Index”) and the National Association of Real Estate Investment Trusts Equity Index (“NAREIT Equity Index”) from ~~December~~January 311, ~~2005~~2007 through December 31, ~~2010~~ 2011. The stock price performance graph assumes that an investor invested $100 in each of us and the indices, and the reinvestment of any dividends. The comparisons in the graph are provided in accordance with the SEC disclosure requirements and are not intended to forecast or be ~~indicative~~ indicative of the future performance of our shares of common stock.

LOGO

September 30,

Period Ending

Index

12/31/0506

12/31/0607

12/31/0708

12/31/0809

12/31/0910

12/31/1011

Cogdell Spencer Inc.

100.00

~~136~~79.1793

~~108~~49.8488

6734.9241

4637.8540

5029.9381

NAREIT Equity

100.00

~~135~~84.0631

~~113~~52.8750

7067.9120

9085.7698

~~116~~93.1311

S&P 500

100.00

~~115~~105.7949

~~122~~66.1646

7684.9605

9796.3371

~~111~~98.9976

Except to the extent that we specifically incorporate this information by reference, the foregoing Stockholder Return Performance information shall not be deemed incorporated by reference by any general statement incorporating by reference this Annual Report on Form 10-K into any filing under (the Securities Act), or under the Securities Exchange Act of 1934, as amended. This information shall not otherwise be deemed filed under such acts.

Unregistered Sales of Equity Securities and Use of Proceeds

As disclosed in our Current Report on Form 8-K, filed with the SEC on September 24, 2010, in September 2010, in connection with the employment of Raymond W. Braun as our Chief Executive Officer and President, we sold 74,516 shares of common stock to Mr. Braun at a price per share equal to $6.71.

On40 October 20, 2009, the final escrow release related to our acquisition of MEA Holdings, Inc. (“MEA”) in 2008 (the “MEA transaction”) occurred and in connection therewith, the Operating Partnership issued an aggregate of 331,812 of OP units, having an aggregate value of $1.6 million, at the time of issuance, to the MEA sellers. These OP units were issued in exchange for ownership interests in MEA as part of a private placement transaction under Section 4(2) of the Securities Act and the rules and regulations promulgated thereunder. These OP units are redeemable for the cash equivalent thereof at a time one year after the date of issuance, or, at our option, exchangeable into shares of our common stock on a one-for-one basis. No underwriters were used in connection with this issuance of these OP units.

~~Pursuant~~On October 20, 2009, the final escrow release related to aour acquisition ~~Purchase~~of ~~Agreement~~MEA Holdings, ~~dated~~Inc. ~~January 23,~~(“MEA”) in 2008 (the “~~Purchase~~MEA ~~Agreement~~transaction”), ~~among Cogdell~~occurred ~~Spencer~~and ~~Inc.~~in connection therewith, the Operating Partnership ~~and~~issued ~~KeyBanc~~an ~~Capital~~aggregate ~~Markets~~of ~~Inc. (the “Initial Purchaser”)~~331,812 weof ~~sold~~OP 3units,~~448,278~~ ~~shares~~having ofan ~~common~~aggregate ~~stock, par~~ value of $1.016 million, at ~~per~~the ~~share~~time of issuance, to the ~~Initial Purchaser~~MEA insellers. aThese ~~private~~OP ~~offering.~~units ~~The~~were ~~Initial~~issued ~~Purchaser~~in ~~purchased~~exchange ~~the~~for ~~securities~~ownership ~~with~~interests ain ~~view~~MEA toas ~~the~~ part of a private ~~resale~~placement oftransaction ~~the~~under ~~securities~~Section 4(2) toof ~~certain~~the ~~institutional~~Securities ~~investors~~Act atand athe ~~price~~rules ofand ~~$15~~regulations promulgated thereunder.95 ~~per~~These ~~share. The~~OP ~~securities~~units ~~were~~are ~~issued~~redeemable tofor the ~~Initial~~cash ~~Purchaser~~equivalent ~~pursuant~~thereof toat ana ~~exemption~~time ~~from~~one ~~registration under~~year ~~Section 4(2)~~after the date of ~~the~~issuance, ~~Securities~~or, ~~Act~~at ~~and~~our ~~Regulation D~~option, ~~promulgated~~exchangeable ~~thereunder~~into ~~and~~shares ~~resold~~of toour ~~the institutional~~common ~~investors~~stock ~~pursuant~~on toa anone-for-one ~~exemption~~basis. ~~from~~No ~~registration~~underwriters ~~pursuant~~were toused ~~Rule 144A~~in connection with this issuance of ~~the Securities~~these ~~Act~~OP units.

We received net proceeds of approximately $53.8 million from the private offering. We used the net proceeds from the private offering to reduce borrowings under our Credit Facility.

In connection with the private offering, we entered into a Registration Rights Agreement (the “Registration Rights Agreement”) with the initial purchase on behalf of the holders of the securities named therein pursuant to which we agreed to prepare and file with the SEC a shelf registration statement providing for the resale of the securities and to cause such shelf registration statement to be declared effective by the SEC on the terms and subject to the conditions specified in the registration agreement.

On March 10, 2008, June 13, 2008, and November 5, 2008, the Operating Partnership issued an aggregate of 4,331,336, 208,496, and 148,926, respectively of OP units, having an aggregate value of $68.6 million, $3.3 million, and $2.4 million, respectively, at the time of issuance, related to the MEA transaction. These OP units were issued in exchange for ownership interests in MEA as part of a private placement transaction under Section 4(2) of the Securities Act and the rules and regulations promulgated thereunder. These OP units are redeemable for the cash equivalent thereof at a time one year after the date of issuance, or, at our option, exchangeable into shares of our common stock on a one-for-one basis. No underwriters were used in connection with this issuance of these OP units.

Issuer Purchases of Equity Securities

We did not repurchase any shares of common stock during the quarter ended December 31, ~~2010~~2011.

~~Equity~~41 ~~Compensation Plan Information~~

(a)

(c)

Number of

Number of Securities

Securities to be

(b)

Remaining Available for

Issued Upon

Weighted Average

Future Issuance Under

Exercise of

Exercise Price of

Equity Compensation

Outstanding

Plans (Excluding

Options, Warrants,

Securities Reflected in

Plan Category

and Rights

Columns (a))

Equity compensation plans approved by security holders

N/A

(1)

N/A

997,738

Equity compensation plans not approved by security holders

—

Total

N/A

(1)

N/A

997,738

(1) These amounts include information related to our 2005 and 2010 Long-term Incentive Plans. As of December 31, 2010, we issued 631,223 shares of restricted stock and 883,039 Long-term Incentive Plan (“LTIP”) units under this plan.

Item

6. Selected Financial Data

The following table sets forth our selected consolidated financial and operating data on an historical basis. The following table should be read in conjunction with the Financial Statements and notes thereto included in Item 8, “Financial Statements and Supplementary Data” and Item 7, “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in this Annual Report on Form 10-K.

		September 30,			September 30,			September 30,			September 30,			September 30,
	For the year ended December 31,
	2010			2009			2008			2007			2006
	2011			2010			2009			2008			2007
	~~(In thousand, except per share amounts)~~			(In thousand, except per share amounts)
Statements of Operations Data:
Rental revenue	$	8796,~~803~~253		$	7987,~~486~~803		$	7779,~~421~~486		$	6277,~~611~~421		$	5262,~~007~~611
Design-Build contract revenue and other sales		9179,~~256~~019			~~143~~91,~~416~~256			~~253~~143,~~596~~416			—253,596			—
Total revenues		~~182~~178,~~417~~537			~~229~~182,~~601~~417			~~335~~229,~~362~~601			66335,~~403~~362			5466,~~217~~403
Property operating and management expenses		3338,~~664~~861			3133,~~810~~664			31,~~065~~810			2531,~~405~~065			1925,~~572~~405
Costs related to design-build contract revenue and other sales		7269,~~001~~704			~~113~~72,~~961~~001			~~214~~113,~~019~~961			—214,019			—
Selling, general, and administrative expenses		3024,~~411~~841			3230,~~285~~411			3032,~~215~~285			730,~~365~~215			67,~~261~~365
Income (loss) from continuing operations before other income (expense), and income tax benefit (expense)		(113,541	)		(103,877	)		15,184			6,021			(1,359	)
Impairment charges		26,885			127,041			120,920			—			—
Interest expense		(21,994	)		(21,711	)		(25,017	)		(15,818	)		(14,046	)
Income (loss) from continuing operations before other income (expense) and income tax benefit (expense)		(15,046	)		(113,541	)		(103,877	)		15,184			6,021
Loss from continuing operations		(118,886	)		(100,435	)		(7,645	)		(8,821	)		(13,808	)
Interest expense		(21,287	)		(21,994	)		(21,711	)		(25,017	)		(15,818	)
Net loss		(118,616	)		(101,962	)		(7,857	)		(8,994	)		(14,034	)
Loss from continuing operations		(35,099	)		(118,886	)		(100,435	)		(7,645	)		(8,821	)
Net loss available to Cogdell Spencer Inc. common shareholders		(104,089	)		(69,728	)		(5,773	)		(6,341	)		(9,097	)
Net loss		(35,099	)		(118,616	)		(101,962	)		(7,857	)		(8,994	)
Per Share — basic and diluted:
Net loss attributable to Cogdell Spencer Inc. common shareholders		(36,961	)		(104,089	)		(69,728	)		(5,773	)		(6,341	)
Declared dividend	$	0.40		$	0.525		$	1.275		$	1.40		$	1.40
Per Share—basic and diluted:
Loss from continuing operations available to Cogdell Spencer Inc. common shareholders	$	(2.20	)	$	(2.10	)	$	(0.36	)	$	(0.56	)	$	(1.16	)
Declared dividend	$	0.40		$	0.40		$	0.525		$	1.275		$	1.40
Income (loss) from discontinued operations available to Cogdell Spencer Inc. common shareholders	$	—		$	(0.03	)	$	(0.01	)	$	(0.01	)	$	(0.01	)
Loss from continuing operations attributable to Cogdell Spencer Inc. common shareholders	$	(0.72	)	$	(2.20	)	$	(2.10	)	$	(0.36	)	$	(0.56	)
Net loss per share available to Cogdell Spencer Inc. common shareholders	$	(2.20	)	$	(2.14	)	$	(0.37	)	$	(0.57	)	$	(1.17	)
Income (loss) from discontinued operations attributable to Cogdell Spencer Inc. common shareholders	$	—		$	—		$	(0.04	)	$	(0.01	)	$	(0.01	)
Weighted average shares — basic and diluted		47,456			32,655			15,770			11,056			7,975
Net loss per share attributable to Cogdell Spencer Inc. common shareholders	$	(0.72	)	$	(2.20	)	$	(2.14	)	$	(0.37	)	$	(0.57	)
Weighted average shares and OP units — basic and diluted		55,206			40,616			24,098			15,637			12,612
Weighted average shares—basic and diluted		51,068			47,456			32,655			15,770			11,056
Weighted average shares and OP units—basic and diluted		58,496			55,206			40,616			24,098			15,637
Selected Balance Sheet Data (as of the end of the period):
Assets:
Real estate properties, net	$	~~537~~606,~~393~~561		$	~~511~~537,~~215~~393		$	~~474~~511,~~260~~215		$	~~451~~474,~~284~~260		$	~~348~~451,~~301~~284
Other assets, net		9585,~~547~~543			~~241~~95,~~448~~547			~~425~~241,~~830~~448			54425,~~953~~830			4454,~~757~~953
Total assets	$	~~632~~692,~~940~~104		$	~~752~~632,~~663~~940		$	~~900~~752,~~090~~663		$	~~506~~900,~~237~~090		$	~~393~~506,~~058~~237
Liabilities and equity:
Mortgages, credit facility, and term debt	$	~~362~~453,~~303~~634		$	~~410~~362,~~892~~303		$	~~462~~410,~~948~~892		$	~~314~~462,~~314~~948		$	~~259~~314,~~545~~314
Other liabilities, net		5376,~~117~~210			9353,~~991~~117			~~154~~93,~~148~~991			29154,~~667~~148			1929,~~837~~667
Equity		~~217~~162,~~520~~260			~~247~~217,~~780~~520			~~282~~247,~~994~~780			~~162~~282,~~256~~994			~~113~~162,~~676~~256
Total liabilities and equity	$	~~632~~692,~~940~~104		$	~~752~~632,~~663~~940		$	~~900~~752,~~090~~663		$	~~506~~900,~~237~~090		$	~~393~~506,~~058~~237
Cash Flow Data:
Net cash provided by operating activities	$	731,~~496~~897		$	457,~~443~~496		$	2445,~~740~~443		$	2324,~~796~~740		$	1523,~~900~~796
Net cash used in investing activities	$	(4496,~~214~~780	)	$	(5444,~~213~~214	)	$	(~~194~~54,~~277~~213	)	$	(~~117~~194,~~298~~277	)	$	(~~103~~117,~~587~~298	)
Net cash provided by financing activities	$	2369,~~007~~409		$	1623,007		$	~~200,650~~16		$	96200,~~055~~650		$	7896,~~932~~055
Other Data:
Funds from operations (FFO) (1)	$	(91,939	)	$	(73,897	)	$	21,380		$	18,259		$	15,036
Funds from operations (1)	$	(12,273	)	$	(91,939	)	$	(73,897	)	$	21,380		$	18,259
Funds from operations modified (FFOM) (1)	$	(90,447	)	$	(71,132	)	$	29,363		$	18,362		$	15,089
Funds from operations modified (1)	$	(11,348	)	$	(90,447	)	$	(71,132	)	$	29,363		$	18,362
FFOM, net of non-recurring items and impairments	$	28,818		$	31,229		$	30,675		$	18,362		$	15,089
FFOM, net of non-recurring items	$	16,498		$	28,818		$	31,229		$	30,675		$	18,362

(1) FFO is a supplemental non-GAAP financial measure used by the real estate industry to measure the operating performance of real estate companies. FFOM adds back to traditionally defined FFO non-cash amortization of non-real estate related intangible assets associated with purchase accounting. We present FFO and FFOM because we consider them important supplemental measures of operational performance. We believe FFO is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. We believe that FFOM allows securities analysts, investors and other interested parties to evaluate current period results to results prior to the acquisition of MEA Holdings, Inc. FFO and FFOM are intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time, and impairment of depreciable real estate assets. Historically, however, real estate values have risen or fallen with market conditions. Because FFO and FFOM excludes depreciation and amortization unique to real estate, gains and losses from property dispositions and extraordinary items, they provide performance measures that, when compared year over year, reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities and interest costs, providing a perspective not immediately apparent from net income. We compute FFO in accordance with standards established by the Board of Governors of NAREIT in its March 1995 White Paper (as amended in November 1999 and April 2002), which may differ from the methodology for calculating FFO and FFOM utilized by other equity REITs and, accordingly, may not be comparable to such other REITs. We adjust the NAREIT definition to add back noncontrolling interests in consolidated real estate partnerships before real estate related depreciation and amortization and deduct dividends on preferred stock. Further, FFO and FFOM do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations, or other commitments and uncertainties. FFO and FFOM should not be considered as an alternative to net income (loss) (computed in accordance with GAAP) as an indicator of our performance, nor are they indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions.

39 42

~~The~~November ~~following~~1999 ~~table~~and ~~presents~~April 2002), which may differ from the ~~reconciliation~~methodology offor calculating FFO and FFOM toutilized ~~net~~by ~~income~~other ~~(loss)~~equity REITs and, ~~which~~ isaccordingly, ~~the~~may ~~most~~not ~~directly~~be comparable ~~GAAP~~to ~~measure~~such other REITs. We adjust the NAREIT definition to add back noncontrolling interests in consolidated real estate partnerships before real estate related depreciation and amortization, acquisition-related expenses, and deduct dividends on preferred stock. Further, FFO and FFOM do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations, or other commitments and uncertainties. FFO and FFOM should not be considered as an alternative to net income (loss) (computed in ~~thousands~~accordance with GAAP): as an indicator of our performance, nor are they indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions.

	For the year ended December 31,
	2010			2009			2008			2007			2006
Funds from operations:
Net income (loss)	$	(118,616	)	$	(101,962	)	$	(7,857	)	$	(8,994	)	$	(14,034	)
Real estate related depreciation and amortization (1)		29,177			29,114			30,583			27,453			30,188
Noncontrolling interests in real estate partnerships, before real estate related depreciation and amortization		(2,031	)		(1,049	)		(1,346	)		(200	)		(199	)
Gain on sale of real estate properties		(264	)		—			—			—			(919	)
Dividends on preferred stock		(208	)		—			—			—			—
Funds from operations		(91,942	)		(73,897	)		21,380			18,259			15,036
Amortization of intangibles related to purchase accounting, net of income tax benefit		1,495			2,765			7,983			103			53
Funds from operations modified	$	(90,447	)	$	(71,132	)	$	29,363		$	18,362		$	15,089
Non-recurring events and impairments:
Intangible asset impairment charges, net of tax benefit	$	104,674		$	101,746		$	—		$	—		$	—
Tax valuation allowance		10,553			—			—			—			—
Mr. Spencer’s retirement compensation expense, net of tax benefit		2,545			—			—			—			—
Mr. Cogdell’s retirement compensation expense		1,493			—			—			—			—
Gain on settlement from MEA Holdings, Inc. transaction		—			(4,905	)		—			—			—
Impairment of real estate property held for sale		—			1,359			—			—			—
Strategic planning professional fees		—			2,641			—			—			—
Debt extinguishment and interest rate derivative expense, net of tax benefit		—			1,520			—			—			—
Restructuring and severance charges, net of tax benefit		—			—			1,312			—			—
Impact of non-recurring events	$	119,265		$	102,361		$	1,312		$	—		$	—
FFOM, excluding non-recurring events and impairments	$	28,818		$	31,229		$	30,675		$	18,362		$	15,089

The following table presents the reconciliation of FFO and FFOM to net loss, which is the most directly comparable GAAP measure to FFO and FFOM (in thousands):

		September 30,			September 30,			September 30,			September 30,			September 30,
	2011			2010			2009			2008			2007
Funds from operations:
Net loss	$	(35,099	)	$	(118,616	)	$	(101,962	)	$	(7,857	)	$	(8,994	)
Real estate related depreciation and amortization ⁽¹⁾		31,095			29,177			29,114			30,583			27,453
Noncontrolling interests in real estate partnerships, before real estate related depreciation and amortization		(2,544	)		(2,031	)		(1,049	)		(1,346	)		(200	)
Acquisition-related expenses		523			—			—			—			—
Gain on sale of real estate properties		—			(264	)		—			—			—
Divdends on preferred stock		(6,248	)		(208	)		—			—			—

Funds from operations		(12,273	)		(91,942	)		(73,897	)		21,380			18,259
Amortization of intangibles related to purchase accounting, net of income tax benefit		925			1,495			2,765			7,983			103

Funds from operations modified	$	(11,348	)	$	(90,447	)	$	(71,132	)	$	29,363		$	18,362

Other excluded items:
Long-lived and intangible asset impairment charges, net of tax benefit	$	26,885		$	104,674		$	101,746		$	—		$	—
Litigation loss provision		1,461			—			—			—			—
Litigation gain settlement		(500	)
Tax valuation allowance		—			10,553			—			—			—
Mr. Spencer’s retirement compensation expense, net of tax benefit		—			2,545			—			—			—
Mr. Cogdell’s employment non-renewal compensation expense		—			1,493			—			—			—
Gain on settlement from MEA Holdings, Inc. transaction		—			—			(4,905	)		—			—
Impairment of real estate property held for sale		—			—			1,359			—			—
Strategic planning professional fees		—			—			2,641			—			—
Debt extinguishment and interest rate derivative expense, net of tax benefit		—			—			1,520			—			—
Restructuring and severance charges, net of tax benefit		—			—			—			1,312			—

Impact of other excluded items	$	27,846		$	119,265		$	102,361		$	1,312		$	—


FFOM, excluding other excluded items	$	16,498		$	28,818		$	31,229		$	30,675		$	18,362

(1)	Real estate depreciation and amortization consists of depreciation and amortization from wholly-owned real estate properties and our share of real estate depreciation and amortization from consolidated and unconsolidated real estate partnerships.

40 43

Item

7. Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion should be read in conjunction with the Cogdell Spencer Inc. Consolidated Financial Statements and Notes thereto appearing elsewhere in this Annual Report on Form 10-K. We make statements in this section that are forward-looking statements within the meaning of the federal securities laws. For a complete discussion of forward-looking statements, see the section in this Annual Report on Form 10-K entitled “Statements Regarding Forward-Looking Information.” Certain risk factors may cause actual results, performance or achievements to differ materially from those expressed or implied by the following discussion. For a discussion of such risk factors, see the section in this Annual Report on Form 10-K entitled “Risk Factors.”

Overview

We are a fully-integrated, self-administered, and self-managed REIT that invests in healthcare facilities, including medical offices and ambulatory surgery and diagnostic centers. We focus on the ownership, delivery, acquisition, and management of strategically located healthcare facilities in the United States of America. We have been built around understanding and addressing the specialized real estate needs of the healthcare industry and providing services from strategic planning to long-term property ownership and management. Integrated delivery service offerings include strategic planning, design, construction, development and project management services for properties owned by us or by third parties.

We are building a national portfolio of healthcare properties primarily located on hospital campuses. Since our initial public offering in 2005, we have grown through acquisitions and facility development to encompass a national footprint, including seven ~~six~~ regional offices located throughout the United States (Atlanta, Charlotte, Dallas, Denver, Madison, Seattle, and Washington, D.C.) and 27 property management offices. Client relationships and advance planning services give us the ability to be included in the initial project discussions that can lead to ownership and investment in healthcare properties.

In ~~2010~~2011, we ~~completed~~acquired ~~construction on~~ three ~~wholly-owned medical office~~ buildings ~~located~~totaling ~~in Tennessee,~~approximately ~~Minnesota~~213,000 ~~and~~net ~~Mississippi~~rentable ~~for~~square afeet ~~combined~~for ~~total~~approximately of $5041.7 0 million. ~~and~~These ~~approximately 217,000~~acquisitions ~~net~~resulted ~~rentable~~in ~~square~~two ~~feet~~new hospital relationships. ~~For~~St. ~~the~~Elizabeth ~~Minnesota~~Florence ~~and~~Medical ~~Mississippi~~Office ~~projects~~Building, welocated ~~provided~~in ~~both development and design-build (architectural~~Florence, ~~engineering~~Kentucky, and ~~construction) services~~St. WeElizabeth ~~also acquired~~Covington anMedical ~~outpatient~~Center, ~~surgery~~located ~~center~~ in ~~South~~Covington, ~~Carolina for $16.6 million as a result of a client relationship. This 72~~Kentucky,~~491~~ ~~net~~are ~~rentable square foot facility is~~ located on campus ~~and is 100%~~ ~~leased~~with by the ~~hospital~~St. AtElizabeth ~~December 31,2010,~~Healthcare wehospital ~~had~~system. ~~two~~Doylestown ~~investment~~Health & ~~projects~~Wellness ~~under~~Center, ~~construction totaling~~located ~~approximately~~in ~~136~~Doylestown,~~000~~ ~~net~~Pennsylvania, ~~rentable~~is ~~square~~located ~~feet~~on campus with aDoylestown ~~total estimated investment of approximately $42~~Hospital.~~4 million.~~ ~~Both projects have an estimated second half of 2011 completion date.~~

AsIn ~~of December 31~~2011, ~~2010,~~we completed construction on two development projects for which we ~~owned~~provided both development and~~/or~~ ~~managed~~design-build (architectural, ~~113~~engineering, and construction) services. Bonney Lake Medical Office Building, located in Bonney Lake, WA, is a three story medical office ~~buildings~~building totaling 55,991 rentable square feet and ~~healthcare~~is 97.1% leased. Good Sam Medical Office ~~related~~Building, ~~facilities~~located in Puyallup, Washington, is a four story medical office building totaling 580,651 rentable square feet and is 67.97% leased. At December ~~million~~31, 2011, we have one investment project under construction in Duluth, Minnesota, totaling approximately 176,000 net rentable square feet with a total estimated investment of approximately $27.8 ~~Our~~million. ~~portfolio~~This ~~consists~~project is scheduled to be completed before the end of: 2012.

•In 652010, ~~consolidated~~we ~~wholly-owned~~completed ~~and~~construction ~~joint~~on ~~venture~~three ~~properties,~~wholly-owned ~~comprising~~medical aoffice ~~total~~buildings oflocated ~~approximately~~in ~~3.6~~Tennessee, ~~million net rentable square feet~~Minnesota, ~~90.6%~~and Mississippi ~~leased;~~for •a ~~one~~combined ~~wholly-owned~~total ~~property~~of in$50.7 ~~the~~million ~~lease-up~~and ~~phase, comprising~~ approximately ~~0.1~~217,000 ~~million~~ net rentable square feet,. ~~75%~~For ~~leased~~the Minnesota and ~~income~~Mississippi ~~producing~~projects, ~~with~~we ~~the~~provided ~~remaining~~both ~~25%~~development ~~leased~~ and ~~under~~design-build ~~construction~~(architectural, ~~for~~engineering, aand ~~third~~construction) ~~quarter~~services. We ~~2011~~also ~~scheduled~~acquired ~~date~~an ofoutpatient ~~occupancy;~~surgery •center ~~three~~in ~~unconsolidated~~South ~~joint~~Carolina ~~venture~~for ~~properties~~$16.6 ~~comprising~~million as a ~~total~~result of ~~approximately~~a 0client relationship.2 ~~million~~This 72,491 net rentable square ~~feet;~~foot ~~and~~facility •is 44located ~~properties~~on ~~managed~~campus ~~for~~and ~~third~~is ~~party~~100% ~~clients~~leased ~~comprising~~by athe ~~total of approximately 2~~hospital.0 ~~million net rentable square feet.~~

At44 December 31, 2010, 77.4% of our wholly-owned properties were located on hospital campuses and an additional 9.8% were located off-campus, but were hospital anchored. We believe that our on-campus and hospital anchored assets occupy a premier franchise location in relation to local hospitals, providing our properties with a distinct competitive advantage over alternative medical office space in an area. As of December 31, 2010, our 65 in-service, consolidated wholly-owned and joint venture properties were approximately 90.6% occupied, with a weighted average remaining lease term of approximately 5.4 years.

WeAs ~~derive the majority~~ of ~~our~~December 31, ~~revenues~~2011, ~~from~~we ~~two~~owned ~~main~~and/or ~~sources:~~managed 1)118 ~~rents~~medical ~~received from tenants~~office ~~under~~buildings ~~leases~~and in healthcare related facilities, ~~and~~totaling approximately 6.2) million ~~revenue~~net ~~earned~~rentable ~~from~~square ~~design-build construction contracts and development contracts~~feet. ToOur aportfolio ~~lesser~~consists ~~degree,~~of: ~~we have revenue from consulting and property management agreements.~~

We expect that rental revenue will remain stable due to multi-year, non-cancellable leases with annual rental increases based on the Consumer Price Index (“CPI”). We have been able to maintain a high occupancy rate for our in-service, consolidated wholly-owned and joint venture properties, due to our focus on customer relationships. During 2010, we renewed 84.2% of lease expirations. Generally, our property operating revenues and expenses have remained consistent over time except for growth due to property developments and property acquisitions.

		September 30,		September 30,		September 30,
			Net Rentable
	Number of		Square Feet		Percentage
	Properties		(in millions)		Leased
Stabilized properties:
Wholly-owned		61		3.33
Consolidated joint ventures		7		0.51

Total stabilized properties		68		3.84		92.5	%
Fill-up properties⁽¹⁾:		3		0.19		67.0	%

Total consolidated properties		71		4.03
Unconsolidated joint venture properties		3		0.21
Properties managed for third parties		44		1.99

Total portfolio		118		6.23

~~The~~(1) ~~demand for our design~~Fill-~~build~~up ~~and~~properties ~~development~~are ~~services~~newly ~~has~~available ~~been,~~properties ~~and~~that ~~will~~have ~~likely~~not ~~continue~~achieved ~~to be,~~underwritten ~~cyclical~~stabilized ~~in nature~~occupancy. Financial results can be affected by the amount and timing of capital spending by healthcare systems and providers, the demand for design-build and development’s services in the healthcare facilities market, the availability of construction level financing, and weather at the construction sites. In periods of adverse economic conditions, our design-build and development customers may be unwilling or unable to make capital expenditures and they may be unable to obtain debt or equity financings for projects. As a result, customers may defer projects to a later date, which could reduce our revenues.

WeAt ~~review~~December 31, ~~the~~2011, ~~value~~73.8% of ~~goodwill~~our ~~and~~wholly-owned ~~intangible assets on an annual basis~~ and ~~when circumstances~~consolidated ~~indicate~~properties awere ~~potential~~located ~~impairment~~on ~~may~~hospital ~~exist.~~campuses Inand ~~2010, we recorded~~ an ~~impairment charge~~ toadditional ~~goodwill of $85~~11.~~8 million~~5% ~~($79.4 million~~were ~~after~~located ~~taxes).~~off-campus, Webut ~~also~~were ~~recorded~~hospital ~~impairment charges of $41~~anchored.~~2 million~~ ~~($25.2 million~~We ~~after~~believe ~~taxes)~~that ~~related~~our toon-campus ~~trade names~~ and ~~trademarks.~~hospital ~~These~~anchored ~~are non-cash~~assets ~~charges.~~occupy Wea ~~reviewed~~premier ~~our~~franchise ~~position~~location in ~~the~~relation ~~healthcare~~to ~~construction~~local ~~market~~hospitals, ~~place~~providing ~~and~~ our ~~business~~ ~~development~~properties ~~strategy.~~with ~~Based~~a ondistinct ~~our review of industry data, it was noted that our~~competitive ~~Design-Build~~advantage ~~and~~over ~~Development~~alternative ~~segment~~medical ~~had~~office ~~lost~~space ~~market share~~ in ~~each~~an ~~of the last two years~~area. As ~~a result~~of December 31, we2011, ~~lowered~~ our ~~expected~~68 ~~future~~stabilized ~~Design-Build~~properties ~~and~~had ~~Development~~a ~~cash~~weighted ~~flows,~~average ~~which~~remaining ~~lowered~~lease ~~the valuation~~term of ~~the~~approximately ~~reporting unit and caused the impairment charges~~5. ~~See Note~~ 8 ~~in the accompanying Notes to Consolidated Financial Statements in this Form 10-K~~years.

InWe ~~September 2010,~~derive ~~our~~the ~~Board~~majority of ~~Directors appointed Raymond Braun to serve as~~ our ~~Chief Executive~~revenues ~~Officer~~from ~~and~~two ~~President.~~main ~~Our~~sources: ~~former~~1) ~~Chief~~rents ~~Executive~~received ~~Officer,~~from ~~Frank~~tenants ~~Spencer,~~under ~~had~~leases ~~announced his retirement~~ in ~~May 2010 and ended his full time leadership position as Chief Executive Officer~~healthcare ~~and President in September 2010. Also~~facilities, inand ~~September 2010,~~2) ~~Scott~~revenue ~~Ransom~~earned ~~transitioned~~ from ~~President and Chief Executive Officer of Erdman Company, our~~ design-build ~~subsidiary,~~construction tocontracts ~~Senior~~and ~~Advisor~~development ~~to Erdman Company~~contracts. ~~James~~To ~~Cogdell~~a ~~will~~lesser bedegree, ~~retiring~~we ~~from~~derive ~~the~~revenue ~~Board~~from ofconsulting ~~Directors in May 2011~~ and ~~retire from~~property ~~Cogdell~~management ~~Spencer in November 2011~~agreements.

InWe expect that rental revenue will remain stable due to multi-year, non-cancellable leases with annual rental increases based on the Consumer Price Index (“CPI”). We have been able to maintain a high occupancy rate for our stabilized, consolidated wholly-owned and joint venture properties due to our focus on customer relationships. For the year ended December ~~2010~~31, 2011, we ~~repaid~~renewed ~~the~~88.5% ~~$50~~of our scheduled lease expirations.~~0 million~~ ~~senior~~Generally, ~~secured~~our ~~term~~property ~~loan~~operating revenues and expenses have remained consistent over time, ~~which~~except ~~was~~for growth due to ~~mature~~ inproperty ~~March~~developments and property acquisitions. As of December 31, 2011, ~~using~~leases ~~proceeds~~representing ~~from~~15.5% ~~the~~of ~~issuance~~our ofnet rentable square feet will expire in 2012, 9.5% in 2013 and 9.8% in 2014.~~500~~ These expirations would account for 16.3%, ~~Series~~9.3% Aand ~~Cumulative~~10.3% ~~Redeemable Perpetual~~of ~~Preferred~~our ~~Stock~~annualized rent, respectively.

~~Critical~~The ~~Accounting~~demand ~~Estimates~~for our design-build and development services has been, and will likely continue to be, cyclical in nature. Financial results can be affected by the amount and timing of capital spending by healthcare systems and providers, the demand for design-build and development’s services in the healthcare facilities market, the availability of construction level financing, changes in our market share, and weather at the construction sites. In periods of adverse economic conditions, our design-build and development customers may be unwilling or unable to make capital expenditures and they may be unable to obtain debt or equity financings for projects. As a result, customers may defer projects to a later date, which could reduce our revenues.

~~Our~~In ~~discussion~~March ~~and~~2011, ~~analysis~~we ofamended ~~financial condition~~ and ~~results~~restated ~~of operations are based upon~~ our ~~consolidated~~secured ~~financial~~revolving ~~statements,~~credit ~~which~~facility. ~~have~~See ~~been~~Note ~~prepared~~10 onin the ~~accrual~~accompanying ~~basis~~Notes ofto ~~accounting in~~Consolidated ~~conformity~~Financial ~~with~~Statements ~~generally~~in ~~accepted~~this ~~accounting~~Form ~~principles (“GAAP”)~~10-K. ~~All significant intercompany balances and transactions have been eliminated in consolidation.~~

~~The~~In ~~preparation~~August of2011, ~~financial~~we ~~statements~~closed inon ~~conformity~~an ~~with~~$80.8 ~~GAAP~~million ~~requires~~Term ~~our~~Loan ~~management~~Facility ~~to make estimates~~ and ~~assumptions~~used ~~that affect~~ the ~~reported~~proceeds ~~amounts~~to ofrefinance ~~assets~~$58.6 ~~and~~million ~~liabilities at the~~of ~~date~~certain ofmortgages ~~the~~that ~~financial~~mature ~~statements~~in 2011 and ~~the~~2012 ~~reported amount of revenues~~ and ~~expenses~~to inpay ~~the~~down ~~reporting period~~$22.2 ~~Our~~million ~~actual~~of ~~results~~our ~~may~~$200 ~~differ~~million ~~from~~secured ~~these~~Credit ~~estimates~~Facility. WeSee ~~have provided a summary of our significant accounting policies in~~ Note 210 in the accompanying Notes to Consolidated Financial Statements ~~included~~ in this ~~Annual Report on~~ Form 10-K. Critical accounting policies are those judged to involve accounting estimates or assumptions that may be material due to the levels of subjectivity and judgment necessary to account for uncertain matters or susceptibility of such matters to change. Other companies in similar businesses may utilize different estimation policies and methodologies, which may impact the comparability of our results of operations and financial condition to those companies.

42We review the value of real property, goodwill, and intangible assets on an annual basis and when circumstances indicate a potential impairment may exist. For the year ended December 31, 2011, we recorded an impairment charge of $26.9 million related to the proposed sale of the Design-Build and Development segment. This charge reduced the carrying value of goodwill, fixed assets, and customer relationships by $22.9 million, $3.6 million, and $0.4 million, respectively. These are non-cash charges. See Note 9 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K.

In January 2012, Mr. David J. Lubar resigned from our Company’s Board of Directors.

Proposed Merger with Ventas; Sale of Erdman Business

Merger with Ventas

Sale of Erdman Business

Our stockholders will not receive any consideration from the sale of MEA pursuant to the Erdman purchase agreement distinct from the consideration received pursuant to the merger agreement.

Assuming all necessary conditions are satisfied, which cannot be guaranteed, the Mergers are expected to close in the second quarter of 2012.

Critical Accounting Estimates

Our discussion and analysis of financial condition and results of operations are based upon our condensed consolidated financial statements, which have been prepared on the accrual basis of accounting in conformity with GAAP. All significant intercompany balances and transactions have been eliminated in consolidation.

The preparation of financial statements in conformity with GAAP requires our management to make estimates and assumptions that affect the reported amounts of assets and liabilities at the date of the financial statements and the reported amount of revenues and expenses in the reporting period. Our actual results may differ from these estimates. We have provided a summary of our significant accounting policies in Note 2 in the Notes to Consolidated Financial Statements included in our Annual Report on Form 10-K for the year ended December 31, 2011. Critical accounting policies are those judged to involve accounting estimates or assumptions that may be material due to the levels of subjectivity and judgment necessary to account for uncertain matters or susceptibility of such matters to change. Other companies in similar businesses may utilize different estimation policies and methodologies, which may impact the comparability of our results of operations and financial condition to those companies.

Acquisition of Real Estate

The price we pay to acquire a property is impacted by many factors, including the condition of the buildings and improvements, the occupancy of the building, the existence of above and below market tenant leases, the creditworthiness of the tenants, favorable or unfavorable financing, above or below market ground leases and numerous other factors. Accordingly, we are required to make subjective assessments to allocate the purchase price paid to acquire investments in real estate among the assets acquired and liabilities assumed based on our estimate of the fair values of such assets and liabilities. This includes determining the value of the buildings and improvements, land, any ground leases, tenant improvements, in-place tenant leases, tenant relationships, the value (or negative value) of above (or below) market leases and any debt assumed from the seller or loans made by the seller to us. Each of these estimates requires ~~significant~~ significant judgment and some of the estimates involve complex calculations. Our calculation methodology is summarized in Note 2 in the ~~accompanying~~ Notes to Consolidated Financial Statements included in ~~this~~ our Annual Report on Form 10-K for the year ended December 31, 2011. These allocation assessments have a direct impact on our results of operations. ~~because~~If if we were to allocate more value to land, there would be no depreciation with respect to such amount. orSimilarly, if we were to allocate more value to the buildings as opposed to allocating to the value of tenant leases, this amount would be recognized as an expense over a much longer period of time, since the amounts allocated to buildings are depreciated over the estimated lives of the buildings whereas amounts allocated to tenant leases are amortized over the terms of the leases. Additionally, the amortization of value (or negative value) assigned to above (or below) market rate leases is recorded as an adjustment to rental revenue as compared to amortization of the value of in-place leases and tenant relationships, which is included in depreciation and amortization in our consolidated statements of operations.

of the leases. Additionally, the amortization of value (or negative value) assigned to above (or below) market rate leases is recorded as an adjustment to rental revenue as compared to amortization of the value of in-place leases and tenant relationships, which is included in depreciation and amortization in our consolidated statements of operations.

Useful Lives of Assets

We are required to make subjective assessments as to the useful lives of our properties and intangible assets for purposes of determining the amount of depreciation and amortization to record on an annual basis with respect to our assets. These assessments have a direct impact on our net income (loss) because if we were to shorten the expected useful lives, then we would depreciate or amortize such assets over fewer years, resulting in more depreciation or amortization expense on an annual basis.

Asset Impairment Valuation

We review the carrying value of our properties, investments in real estate partnerships, and amortizing intangible assets annually and when circumstances, such as adverse market conditions, indicate that a potential impairment may exist. WeTypically, we base our review on an estimate of the future cash flows (excluding interest charges) expected to result from the asset’s use and potential eventual disposition. 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 evaluation indicates that we may be unable to recover the carrying value of an investment, an impairment loss is recorded to the extent that the carrying value exceeds the estimated fair value of the asset. These losses have a direct impact on our net income (loss) because recording an impairment loss results in an immediate negative adjustment to operating results. The evaluation of anticipated cash flows is highly subjective and is based in part on assumptions regarding future sales, backlog, occupancy, rental rates and capital requirements that could differ materially from actual results in future periods. Because cash flows on properties considered to be long-lived assets to be held and used are considered on an undiscounted basis to determine whether an asset has been impaired, our strategy of holding properties over the long-term directly decreases the likelihood of recording an impairment loss for properties. 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 impairment has occurred, the affected assets must be reduced to their fair value. We estimate the fair value of rental properties utilizing a discounted cash ~~flow~~ flow analysis that includes projections of future revenues, expenses and capital improvement costs, similar to the income approach that is commonly utilized by appraisers.

We review the value of goodwill using an income approach and market approach on an annual basis and when circumstances indicate a potential impairment may exist. Our methodology to review goodwill impairment, which includes a significant amount of judgment and estimates, provides a reasonable basis to determine whether impairment has occurred. However, many of the factors employed in determining whether or not goodwill is impaired are outside of our control and it is likely that assumptions and estimates will change in future periods. These changes can result in future impairments which could be material.

43The goodwill impairment review involves a two-step process. The first step is a comparison of the reporting unit’s fair value to its carrying value. Fair value is estimated by utilizing two approaches, an income approach and a market approach. The income approach uses the reporting unit’s projected operating results and discounted cash flows using a weighted-average cost of capital that reflects current market conditions. The cash flow projections use estimates of economic and market information over the projection period, including growth rates in revenues and costs and estimates of future expected changes in operating margins and cash expenditures. Other significant estimates and assumptions include terminal value growth rates, future estimates of capital expenditures, and changes in future working capital requirements. The market approach estimates fair value by applying cash flow multiples to the reporting unit's operating performance. The multiples are derived from comparable publicly traded companies with similar operating and profitability characteristics. Additionally, we reconcile the total of the estimated fair values of all our reporting units to our market capitalization to determine if the sum of the individual fair values is reasonable compared to the external market indicators.

The goodwill impairment review involves a two-step process. The first step is a comparison of the reporting unit’s fair value to its carrying value. Fair value is estimated by utilizing two approaches, an income approach and a market approach. The income approach uses the reporting unit’s projected operating results and discounted cash flows using a weighted-average cost of capital that reflects current market conditions. The cash flow projections use estimates of economic and market information over the projection period, including growth rates in revenues and costs and estimates of future expected changes in operating margins and cash expenditures. Other significant estimates and assumptions include terminal value growth rates, future estimates of capital expenditures, and changes in future working capital requirements. The market approach estimates fair value by applying cash flow multiples to the reporting unit’s operating performance. The multiples are derived from comparable publicly traded companies with similar operating and profitability characteristics. Additionally, we reconcile the total of the estimated fair values of all our reporting units to our market capitalization to determine if the sum of the individual fair values is reasonable compared to the external market indicators.

If the carrying value of the reporting unit is higher than its fair value, then an indication of impairment may exist and a second step must be performed to measure the amount of impairment. The amount of impairment is determined by comparing the implied fair value of the reporting unit’s goodwill to the carrying value of the goodwill calculated in the same manner as if the reporting unit was being acquired in a business combination. If the implied fair value of goodwill is less than the recorded goodwill, then an impairment charge for the difference is recorded. For non-amortizing intangible assets, we estimate fair value by applying an estimated market royalty rate to projected revenues and discount using a weighted-average cost of capital that reflects current market conditions.

IfFor ~~market~~the ~~and~~analysis ~~economic~~at ~~conditions deteriorate and cause (1)~~December ~~declines~~31, ~~in our stock price~~2011, ~~(2) increases~~related into the ~~estimated~~proposed ~~weighted-average~~sale ~~cost~~ of ~~capital,~~the ~~(3) changes~~Design-Build inand ~~cash~~Development ~~flow multiples or projections~~segment, ~~or (4) changes in other inputs to goodwill assessment estimates, then a goodwill~~we ~~impairment~~used ~~review~~the ~~may~~pending besales ~~required~~price ~~prior~~as to our ~~next~~indicator ~~annual~~of ~~test. It is reasonably possible that changes in~~ the ~~numerous~~implied ~~variables~~fair ~~associated~~value ~~with~~of ~~the~~our ~~judgments,~~goodwill ~~assumptions,~~ and ~~estimates could cause the goodwill or non-amortizing~~ intangible assets ~~to become impaired~~. ~~If goodwill or non-amortizing intangible assets are impaired, we are required to record a non-cash charge that could have a material adverse affect on our consolidated financial statements.~~

Revenue Recognition

Rental income related to non-cancelable operating leases is recognized using the straight line method over the terms of the tenant leases. Deferred rents included in our consolidated balance sheets represent the aggregate excess of rental revenue recognized on a straight line basis over the rental revenue that would be recognized under the cash flow received, based on the terms of the leases. Our leases generally contain provisions under which the tenants reimburse us for all property operating expenses and real estate taxes we incur. Such reimbursements are recognized in the period that the expenses are incurred. Lease termination fees are recognized when the related leases are canceled and we have no continuing obligation to provide services to such former tenants. We recognize amortization of the value of acquired above or below market tenant leases as a reduction of rental income in the case of above market leases or an increase to rental revenue in the case of below market leases.

For design-build contracts, we recognize revenue under the percentage of completion method. Due to the volume, varying complexity, and other factors related to our design-build contracts, the estimates required to determine percentage of completion are complex and use subjective judgments. Changes in labor costs and material inputs can have a significant impact on the percentage of completion calculations. We have a long history of developing reasonable and dependable estimates related to design-build contracts with clear requirements and rights of the parties to the contracts. As long-term design-build projects extend over one or more years, revisions in cost and estimated earnings during the course of the work are reflected in the accounting period in which the facts which require the revision become known. At the time a loss on a design-build project becomes known, the entire amount of the estimated ultimate loss is recognized in our consolidated financial statements.

We receive fees for property management and development and consulting services from time to time from third parties which are reflected as fee revenue. Management fees are generally based on a percentage of revenues for the month as defined in the related property management agreements. Revenue from development and consulting agreements is recognized as earned per the agreements. Due to the amount of control we retain, most joint venture developments will be consolidated; therefore, those development fees will be eliminated in consolidation.

Other income shown in the statement of operations generally includes interest income, primarily from the amortization of unearned income on a sales-type capital lease recognized in accordance with GAAP, and other income incidental to our operations and is recognized when earned.

We must make subjective estimates as to when our revenue is earned and the ~~collectibility~~collectability of our accounts receivable related to design-build contracts and other sales, deferred rent, expense reimbursements, lease termination fees and other income. We specifically analyze accounts receivable and historical bad debts, tenant and customer concentrations, tenant and ~~customer~~ customer creditworthiness, and current economic trends when evaluating the adequacy of the allowance for bad debts. These estimates have a direct impact on our net income because a higher bad debt allowance would result in lower net income, and recognizing rental revenue as earned in one period versus another would result in higher or lower net income for a particular period.

Income Taxes

We use certain assumptions and estimates in determining income taxes payable or refundable, deferred income tax liabilities and assets for events recognized differently in our consolidated financial statements and income tax returns, and income tax expense. Determining these amounts requires analysis of certain transactions and interpretation of tax laws and regulations. We exercise considerable judgment in evaluating the amount and timing of recognition of the resulting income tax liabilities and assets. These judgments and estimates are re-evaluated on a continual basis as regulatory and business factors change.

Tax returns submitted by us or the income tax reported on the consolidated financial statements may be subject to adjustment by either adverse rulings by the U.S. Tax Court, changes in the tax code, or assessments made by the Internal Revenue Service (“IRS”). We are subject to potential adverse adjustments, including but not limited to: an increase in the statutory federal or state income tax rates, the permanent nondeductibility of amounts currently considered deductible either now or in future periods, and the dependency on the generation of future taxable income, including capital gains, in order to ultimately realize deferred income tax assets.

We will only include the current and deferred tax impact of our tax positions in the financial statements when it is more likely than not (likelihood of greater than 50%) that such positions will be sustained by taxing authorities, with full knowledge of relevant information, based on the technical merits of the tax position. While we support our tax positions by unambiguous tax law, prior experience with the taxing authority, and analysis that considers all relevant facts, circumstances and regulations, we must still rely on assumptions and estimates to determine the overall likelihood of success and proper quantification of a given tax position.

We recognize deferred tax assets and liabilities based on differences between the financial statement carrying amounts and the tax bases of assets and liabilities. We regularly review our deferred tax assets for recoverability. Accounting literature states that a deferred tax asset should be reduced by a valuation allowance if based on the weight of all available evidence, it is more likely than not (a likelihood of more than 50%) that some portion or the entire deferred tax asset will not be realized. The determination of whether a deferred tax asset is realizable is based on weighting all available evidence, including both positive and negative evidence. In making such judgments, significant weight is given to evidence that can be objectively verified.

REIT Qualification Requirements

We are subject to a number of operational and organizational requirements to qualify and then maintain qualification as a REIT. If we do not qualify as a REIT, our income would become subject to U.S. federal, state and local income taxes at regular corporate rates which could be substantial and we could not re-elect to qualify as a REIT for four taxable years following the year we failed to quality as a REIT. The resulting adverse effects on our results of operations, liquidity and amounts distributable to stockholders may be material.

Changes in Financial Condition

In ~~May 2010~~January 2011, we issued approximately 70.13 million shares of ~~common~~8.500% ~~stock~~Series A Cumulative Redeemable Perpetual Preferred Stock (“Series A preferred shares”) in a follow-on offering, resulting in net proceeds of approximately $478.6 2 million. The initial offering of Series A preferred shares occurred in December 2010. The net proceeds were used to reduce borrowings under the ~~secured~~ ~~revolving credit facility (the “~~Credit Facility”), to fund build to suit development projects, and for working capital and other general corporate purposes.

InTotal ~~December 2010,~~assets weincreased ~~issued~~from ~~approximately 2~~$632.6 9 million ~~shares~~to ~~of 8~~$692.~~500%~~1 ~~Series~~million from December A31, ~~Cumulative Redeemable~~2010 ~~Perpetual~~to ~~Preferred~~December 31, ~~Stock~~2011, primarily ~~resulting~~due into ~~net~~acquisitions ~~proceeds~~ of ~~approximately~~medical ~~$62.6 million. The~~office ~~net~~buildings ~~proceeds~~and ~~were~~construction ~~used~~of tonew ~~repay~~medical ~~the~~office ~~$50~~buildings.~~0 million~~ ~~outstanding~~This ~~balance~~increase ~~under~~is aoffset ~~senior secured~~by ~~term~~impairment ~~loan~~charges (at the ~~“Term~~Design-Build ~~Loan”),~~and toDevelopment ~~reduce~~segment. ~~borrowings~~For ~~under~~additional ~~the~~information ~~Credit~~regarding ~~Facility~~the impairment, tosee ~~fund build~~Note to9 ~~suit~~in ~~development~~the ~~projects,~~accompanying ~~and~~Notes ~~for~~to ~~working~~Consolidated ~~capital~~Financial ~~and~~Statements ~~other~~in ~~general~~this ~~corporate~~Form ~~purposes~~10-K.

Total assets decreased from $752.7 million to $632.9 million from December 31, 2009 to December 31, 2010, primarily due to goodwill and intangible assets impairment charges. For additional information, see Note 8 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K.

Results of Operations

Our income (loss) from operations is generated primarily from operations of our properties and design-build services and to a lesser degree from consulting and property management agreements. The changes in operating results from period to period reflect changes in existing property performance, changes in the number of properties due to development, acquisition, or disposition of properties, and the operating results of the Design-Build and Development segment. For the year ended December 31, ~~2010~~2011, a significant proportion of our loss from operations is due to the $~~104~~26.69 million, ~~net of tax,~~ non-cash impairment charge discussed previously in the “Overview” section.

~~Business~~50 ~~Segments~~

We have two identified reportable segments: (1) Property Operations and (2) Design-Build and Development. We define business segments by their distinct customer base and service provided. While we operate as a single entity, we produce discrete financial information for each segment, which is reviewed by the chief operating decision maker to make resource allocation decisions and assess performance. Property Operations includes real estate investment and rental activities as well as properly management for third parties. Design-Build and Development includes design-build construction activities as well as development and consulting activities. For additional information, see Note 6 in the accompanying Notes to Consolidated Financial Statements in the Form 10-K.

Business Segments

We have two identified reportable segments: (1) Property Operations and (2) Design-Build and Development. We define business segments by their distinct customer base and service provided. While we operate as a single entity, we produce discrete financial information for each segment, which is reviewed by the chief operating decision maker to make resource allocation decisions and assess performance. Property Operations includes real estate investment and rental activities as well as properly management for third parties. Design-Build and Development includes design-build construction activities as well as development and consulting activities. For additional information, see Note 7 in the accompanying Notes to Consolidated Financial Statements in the Form 10-K.

Property Summary

The following is an activity summary of our property portfolio (excluding unconsolidated real estate partnerships) for the years ended December 31, ~~2010~~2011 and ~~2009~~2010:

	2010		2009
		September 30,		September 30,
Properties at January 1		62		62
	For the Year Ended
Acquisitions		1		—
	2011		2010
Developments		3		1
Properties at January 1		66		62
Discontinued operations held for sale		—		(1	)
Acquisitions		3		1
Properties at December 31		66		62
Developments		2		3
Properties at December 31		71		66

The tables above ~~table~~include ~~includes~~ East Jefferson MRI, which is accounted for as a sales-type capital lease.

A property is considered ~~“in-service”~~stabilized upon the earlier of (1) ~~lease-up~~achieving intended occupancy and substantial completion of tenant improvements, or (2) ~~one~~completion ~~year~~of ~~after~~the ~~cessation~~fill-up ofperiod ~~major~~specified ~~construction~~within the property’s underwriting. ~~For~~Fill-up properties are newly available properties that have not achieved underwritten stabilized occupancy. For portfolio and operational data, a single ~~in-service~~stabilized date is used. For GAAP reporting purposes, a property is placed into service in stages as construction is completed and the property and tenant space is available for its intended use. WeAt December 31, 2011, we had ~~one~~three ~~property~~properties in fill-up, ~~Medical~~St. ~~Center~~Elizabeth ~~Physicians~~Florence ~~Tower~~Medical Office Building located in ~~Jackson~~ Florence, ~~Tennessee~~Kentucky, St. Elizabeth Covington Medical Center, located in ~~lease-up~~Covington, atKentucky, ~~December 31~~and Good Sam Medical Office Building, ~~2010~~located in Puyallup, Washington.

Year ended December 31, 2011 compared to the year ended December 31, 2010

Funds from Operations Modified (“FFOM”)

For the year ended December 31, 2011, FFOM, excluding our impairment, litigation gains and losses, deferred tax asset valuation allowance, and retirement compensation, decreased $12.3 million, or 42.8% compared to the same period in the prior year. This decrease is due to 1) decrease in Design-Build and Development segment revenue due to fewer active revenue generating third-party design-build construction projects for the periods, 2) decreases in gross margins for the Design-Build and Development segment, and 3) additional preferred stock dividends of $6.0 million, offset by five additional stabilized properties in our portfolio.

The following is a summary of FFOM for the year ended December 31, 2011 and 2010 (in thousands):

		September 30,			September 30,
	For the Year Ended
	December 31,			December 31,
	2011			2010
FFOM attributable to:
Property operations	$	59,294		$	56,054
Design-Build and development, excluding impairment charges and litigation gains and losses		(4,597	)		3,930
Intersegment eliminations		(1,456	)		(2,896	)
Unallocated and other, excluding CEO retirement expense		(36,743	)		(28,270	)

FFOM, excluding impairment, litigation gains and losses, deferred tax asset valuation allowance, and retirement compensation		16,498			28,818
Impact of impairment, litigation gains and losses, deferred tax asset valuation allowance, and retirement compensation:
Long-lived and intangible asset impairment charges, net of tax benefit		(26,885	)		(104,674	)
Litigation gain (loss) provision		(1,461	)		—
Litigation gain settlement		500			—
Deferred tax asset valuation allowance		—			(10,553	)
Mr. Spencer’s retirement compensation expense, net of tax benefit		—			(2,545	)
Mr. Cogdell’s retirement compensation expense		—			(1,493	)

FFOM	$	(11,348	)	$	(90,447	)

See Note 7 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K for business segment information and management’s use of FFO and FFOM to evaluate operating performance. The following table presents the reconciliation of FFO and FFOM to net loss, which is the most directly comparable GAAP measure to FFO and FFOM, for the years ended December 31, 2011 and 2010 (in thousands):

		September 30,			September 30,
	For the Year Ended
	December 31,			December 31,
	2011			2010
Net loss	$	(35,099	)	$	(118,616	)
Add:
Real estate related depreciation and amortization:
Wholly-owned and consolidated properties		31,085			29,164
Unconsolidated real estate partnerships		10			13
Acquisition-related expenses		523			—
Less:
Noncontrolling interests in real estate partnerships, before real estate related depreciation and amortization		(2,544	)		(2,031	)
Gain on sale of real estate property		—			(264	)
Dividends on preferred stock		(6,248	)		(208	)

Funds from Operations (FFO)		(12,273	)		(91,942	)
Amortization of intangibles related to purchase accounting, net of income tax benefit		925			1,495

Funds from Operations Modified (FFOM)	$	(11,348	)	$	(90,447	)

FFOM attributable to Property Operations, net of intersegment eliminations

The following is a summary of FFOM attributable to the Property Operations segment, net of intersegment eliminations, for the years ended December 31, 2011 and 2010 (in thousands):

		September 30,			September 30,
	For the Year Ended
	December 31,			December 31,
	2011			2010
Rental revenue, net of intersegment eliminations of $0 in 2011 and $92 in 2010	$	96,253		$	87,803
Property management and other fee revenue		3,143			3,212
Property operating and management expenses		(38,338	)		(33,664	)
Interest and other income		749			607
Earnings from unconsolidated real estate partnerships, before real estate related depreciation and amortization		31			26
Noncontrolling interests in real estate partnerships, before real estate related depreciation and amortization		(2,544	)		(2,031	)
Income from discontinued operations, before gain on sale		—			9

FFOM, net of intersegment eliminations		59,294			55,962
Intersegment eliminations		—			92

FFOM	$	59,294		$	56,054

See Note 7 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K for a reconciliation of above segment FFOM to net income (loss).

For the year ended December 31, 2011, FFOM attributable to Property Operations, net of intersegment eliminations, increased $3.3 million, or 6.0%, compared to the same period last year. The increase in rental revenue is primarily due to the addition of five properties, as well as increases in rental rates associated with CPI increases and reimbursable expenses. The increase in property operating and management expenses are primarily due to the addition of the five new properties.

FFOM attributable to Design-Build and Development, net of intersegment eliminations

The following is a summary of FFOM attributable to the Design-Build and Development segment, net of intersegment eliminations, for the years ended December 31, 2011 and 2010 (in thousands):

		September 30,			September 30,
	For the Year Ended
	December 31,			December 31,
	2011			2010
Design-Build contract revenue and other sales, net of intersegment eliminations of $43,061 in 2011 and $22,741 in 2010	$	79,019		$	91,256
Development management and other income, net of intersegment eliminations of $1,832 in 2011 and $5,715 in 2010		122			146
Design-Build contract and development management expenses, net of intersegment eliminations of $43,437 in 2011 and $25,560 in 2010		(69,704	)		(72,001	)
Selling, general, and administrative expenses, net of intersegment eliminations of $0 in 2011 and $92 in 2010		(14,402	)		(17,281	)
Interest and other income		16			3
Depreciation and amortization		(1,104	)		(997	)

FFOM, excluding impairment and litigation gains and losses; net of intersegment eliminations		(6,053	)		1,126
Intersegment eliminations		1,456			2,804

FFOM, excluding impairment and litigation gains and losses		(4,597	)		3,930
Impact of litigation gains and losses and impairment charges:
Long-lived and intangible asset impairment charges, net of tax benefit		(26,885	)		(127,041	)
Litigation gain (loss) provision		(1,461	)		—
Litigation gain settlement		500			—

FFOM	$	(32,443	)	$	(123,111	)

See Note 7 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K for a reconciliation of above segment FFOM to net income (loss).

For the year ended December 31, 2011, FFOM attributable to the Design-Build and Development segment, net of intersegment eliminations, excluding impairment and litigation gains and losses, decreased $7.2 million, compared to the same period last year. The decrease is due to fewer active revenue generating third-party design-build construction projects, compared to the same period last year, and lower total gross margin percentage.

Design-Build Revenues decreased $12.2 million, or 13.4%, for the year ended December 31, 2011, compared to the same period last year. Included in 2010 revenue was $9.8 million related to an agreement for design services only. There were no similar design services only agreements in the current period.

Intersegment Design-Build Revenues increased $16.4 million, or 57.8%, for year ended December 31, 2011, compared to the same period last year. The number of projects under construction for our ownership has increased from two in 2010 to three in 2011. Additionally, there was an increased number of tenant improvement projects for operating buildings performed in 2011 compared to 2010.

For the year ended December 31, 2011, gross margin percentage (Design-Build Revenues less design-build contract and development management expenses and as a percent of revenues) decreased from 21.1% to 11.8% from the prior year. The decrease is primarily due to the gross margin on the $9.8 million revenue discussed in the Design-Build Revenues paragraph above having a greater than normal gross margin because it was an analysis and design agreement that utilized our engineering and architectural professionals and no construction sub-contractors.

For the year ended December 31, 2011, selling, general, and administrative expenses attributable to the Design-Build and Development segment decreased $2.9 million, or 16.7%, as compared to the same period last year. This decrease is primarily due to severance charges related to a reduction in force that occurred in June 2010.

For the year ended December 31, 2011, we recorded an impairment charge of $26.9 million related to the proposed sale of the Design-Build and Development segment. See further explanation of this charge below.

For the year ended December 31, 2011, an arbitrator awarded $2.5 million to plaintiffs in a case in which we were named as the defendant. We accrued $1.5 million of this award during 2011 and accrued $1.0 million during 2009. We paid the $2.5 million award in 2011.

For the year ended December 31, 2011, we settled a separate case for $0.5 million in cash in which we were the plaintiff. We recorded a litigation gain of $0.5 million in 2011.

Selling, general, and administrative

For the year ended December 31, 2011, selling, general, and administrative expenses decreased $5.6 million, or 18.3%, as compared to the same period last year. Excluding the changes attributable to the Design-Build and Development segment, which are discussed above, selling, general and administrative expenses decreased $4.1 million. The decrease is primarily due to non-recurring compensation expenses in 2010 associated with the retirement of Mr. Spencer and Mr. Cogdell. During 2010, we incurred a $2.5 million charge, net of tax benefit, related to the retirement of Mr. Spencer, our former Chief Executive Officer, and a $1.5 million charge related to the retirement of Mr. Cogdell, our founder as well as a former member of senior management, in accordance with their employment agreements.

Depreciation and amortization

For the year ended December 31, 2011, depreciation and amortization expenses increased $0.5 million, or 1.4%, as compared to last year. The increase is primarily due to the addition of five new properties, Good Samaritan Medical Office Building which began operations in December 2011, Bonney Lake Medical Office Building which began operations in August 2011, Doylestown Health & Wellness Center which was acquired in June 2011, St Elizabeth Covington which was acquired in June 2011, St Elizabeth Florence MOB which was acquired in January 2011, offset by the timing of a decrease in the amortization of intangible assets due to these assets becoming fully amortized.

Impairment charges

We recorded a goodwill and intangible asset impairment charge of $23.3 million at December 31, 2011, related to the proposed sale of the Design-Build and Development segment. This charge reduced the carrying value of goodwill and customer relationships by $22.9 million and $0.4 million, respectively. These are non-cash charges. See Note 3 to these Consolidated Financial Statements for a discussion of the proposed sale of our company. Additionally, we recorded an impairment charge of $3.6 million at December 31, 2011, related to property, plant, and equipment associated with the Design-Build and Development segment. The total impairment charge for goodwill, customer relationships, and property, plant, and equipment was $26.9 million. For the analysis at December 31, 2011, related to the proposed sale of the Design-Build and Development segment, we used the pending sales price as our indicator of the implied fair value of our goodwill and intangible assets.

We performed an interim impairment review of goodwill and intangible assets related to the Design-Build and Development business segment as of June 30, 2010, and an annual review as of December 31, 2010. For the year ended December 31, 2010, we recorded an impairment charge to goodwill of $85.8 million ($79.4 million after taxes) and we also recorded impairment charges of $41.2 million ($25.2 million after taxes) related to trade names and trademarks. These are non-cash charges. We reviewed our position in the healthcare construction market place and our business development strategy. Based on our review of industry data, it was noted that our Design-Build and Development segment had lost market share in each of the last two years. As a result, we lowered our expected future Design-Build and Development cash flows, which lowered the valuation of the reporting unit and caused the impairment charges. Due to decreases in market share, changes in our brand name, and decreased emphasis on branding, we had valued our acquired trade names and trademarks at zero as of December 31, 2010. We also evaluated our amortizing intangible assets and concluded no impairment existed for those assets.

Interest expense

For the year ended December 31, 2011, interest expense decreased $0.7 million, or 3.2%, as compared to the same period last year. This decrease is primarily due to the repayment of a $50.0 million term loan in December 2010, offset by interest on notes payable for the properties that became operational or were acquired in 2011 and 2010.

Income tax benefit (expense)

For the year ended December 31, 2011, income tax benefit (expense) decreased $16.4 million as compared to the same period last year. We record income taxes associated with our taxable REIT subsidiaries (“TRSs”), which include our Design-Build and Development business segment. During 2010, we recorded an income tax benefit related to the Design-Build and Development segment’s impairment charges. During 2011, the income tax benefit associated with the net losses incurred by the Design-Build and Development segment was fully offset by a deferred tax asset valuation allowance and there was no similar income tax benefit related to the segment’s impairment charges.

Cash Flows

Cash provided by operating activities increased $24.4 million, or 325.5%, for the year ended December 31, 2011, as compared to the same period last year, and is summarized below (in thousands):

		September 30,		September 30,
	2011		2010
Net loss plus non-cash adjustments	$	25,596	$	25,193
Changes in operating assets and liabilities		6,301		(17,697	)

Net cash provided by operating activities	$	31,897	$	7,496

The net loss plus non-cash adjustments increased $0.4 million, or 1.6%, for the year ended December 31, 2011, as compared to the same period last year. This increase is primarily due to increased net income after non-cash adjustments for the Property Operations segment, offset by decreased net loss after non-cash adjustments for the Design-Build and Development. The changes in operating assets and liabilities increased $24.0 million for the year ended December 31, 2011, as compared to the same period last year. This increase is primarily due to 1) stabilization of active design-build projects which resulted in the stabilization of design-build billings in excess of costs and estimated earnings on uncompleted contracts as compared to the same period last year where there was a significant decrease in billing in excess of costs and estimated earnings; and 2) an increase in tenant funding responsibility for development projects.

Cash used in investing activities increased $52.6 million, or 118.9%, for the year ended December 31, 2011, as compared to the same period last year. The increase resulted from our current year acquisitions, having more development projects under construction in the current period compared to the same period last year, and increased second generation leasing activity.

Investment in real estate properties consisted of the following for the years ended December 31, 2011 and 2010 (in thousands):

		September 30,		September 30,
	2011		2010
Development, redevelopment, and acquisitions	$	86,097	$	38,841
Second generation tenant improvements		10,311		2,977
Recurring property capital expenditures		3,364		1,096

Investment in real estate properties	$	99,772	$	42,914

Investments in development, redevelopment, and acquisitions increased from 2010 to 2011 due to more development projects under construction and increased second generation leasing activity.

Cash provided by financing activities increased by $46.4 million for the year ended December 31, 2011, as compared to the same period last year. The change is primarily due to net proceeds drawn down from the Credit Facility of $50.0 million and the addition of a term loan of $80.8 million, offset by net mortgage note repayments of $39.4 million, an increase in financing costs of $3.8 million, and dividends to preferred shareholders of $5.9 million for the year ended December 31, 2011, compared to net debt and equity proceeds of $43.8 million for the year ended December 31, 2010.

Year ended December 31, 2010 compared to the year ended December 31, 2009

Funds from Operations Modified (“FFOM”)

For the year ended December 31, 2010, FFOM, excluding non-recurring events and impairment charges, decreased $1.2 million, or 3.9%, compared to the same period in the prior year. The $1.2 million decrease is due to decreased Design-Build and Development FFOM, offset by increased Property Operations FFOM, decreased corporate general and administrative expenses, and increased income tax benefit applicable to FFOM.

The following is a summary of FFOM for the year ended December 31, 2010 and 2009 (in thousands):

		September 30,			September 30,
	2010			2009
FFOM attributable to:
Property operations, excluding impairment charges	$	56,054		$	50,729
Design-Build and development, excluding impairment charges		3,930			19,297
Intersegment eliminations		(2,896	)		(7,751	)
Unallocated and other, excluding non-recurring events		(28,270	)		(31,046	)
FFOM, excluding non-recurring events and impairment charges		28,818			31,229
Non-recurring events and impairment charges:
Goodwill and intangible asset impairment charges, net of tax benefit		(104,674	)		(101,746	)
Deferred tax asset valuation allowance		(10,553	)		—
Mr. Spencer’s retirement compensation expense, net of tax benefit		(2,545	)		—
Mr. Cogdell’s retirement compensation expense		(1,493	)		—
Gain on settlement from MEA Holdings, Inc. transaction		—			4,905
Strategic planning professional fees		—			(2,641	)
Debt extinguishment and interest rate derivative expense, net of income tax benefit		—			(1,520	)
Impairment of real estate property held for sale		—			(1,359	)
FFOM	$	(90,447	)	$	(71,132	)

47 56

See Note 67 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K for business segment information and management’s use of FFO and FFOM to evaluate operating performance. The following table presents the reconciliation of FFO and FFOM to net loss, which is the most directly comparable GAAP measure to FFO and FFOM, for the years ended December 31, 2010 and 2009 (in thousands):

		September 30,			September 30,
	2010			2009
Net loss	$	(118,616	)	$	(101,962	)
Add:
Real estate related depreciation and amortization:
Wholly-owned and consolidated properties, including amounts in discontinued operations		29,164			29,102
Unconsolidated real estate partnerships		13			12
Less:
Noncontrolling interests in real estate partnerships, before real estate related depreciation and amortization		(2,031	)		(1,049	)
Gain on sale of real estate property		(264	)		—
Dividends on preferred stock		(208	)		—
Funds from Operations (FFO)		(91,942	)		(73,897	)
Amortization of intangibles related to purchase accounting, net of income tax benefit		1,495			2,765
Funds from Operations Modified (FFOM)	$	(90,447	)	$	(71,132	)

FFOM attributable to Property Operations, net of intersegment eliminations

The following is a summary of FFOM attributable to the Property Operations segment, net of intersegment eliminations, for the years ended December 31, 2010 and 2009 (in thousands):

		September 30,			September 30,
	2010			2009
Rental revenue, net of intersegment eliminations of $92 in 2010 and 2009	$	87,803		$	79,486
Property management and other fee revenue		3,212			3,336
Property operating and management expenses		(33,664	)		(31,810	)
Interest and other income		607			541
Earnings (loss) from unconsolidated real estate partnerships, before real estate related depreciation and amortization		26			27
Noncontrolling interests in real estate partnerships, before real estate related depreciation and amortization		(2,031	)		(1,049	)
Income from discontinued operations, before real estate related depreciation and amortization and gain on sale		9			(1,253	)
FFOM, net of intersegment eliminations		55,962			49,278
Intersegment eliminations		92			92
FFOM	$	56,054		$	49,370

See Note 67 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K for a reconciliation of above segment FFOM to net income (loss).

For the year ended December 31, 2010, FFOM attributable to Property Operations, net of intersegment eliminations, increased $6.7 million, or 13.6%, compared to the same period last year. The increase in rental revenue is primarily due to the addition of four properties, the ~~Woodlands~~ Woodlands Center for Specialized Medicine property (a consolidated real estate partnership) which began operations in December 2009, Medical Center Physicians Tower which began operations in February 2010, University Physicians — Grants Ferry medical office building which began operations in June 2010, and HealthPartners Medical & Dental Clinics medical office building which began operations in June 2010, as well as increases in rental rates associated with CPI increases and ~~reimbursable~~ reimbursable expenses. The increase in property operating and management expenses and the increase in noncontrolling interests in real estate partnerships before real estate related depreciation and amortization ~~are~~were primarily due to the addition of the properties previously mentioned.

48 57

FFOM attributable to Design-Build and Development, net of intersegment eliminations

The following is a summary of FFOM attributable to the Design-Build and Development segment, net of intersegment eliminations, for the years ended December 31, 2010 and 2009 (in thousands):

		September 30,			September 30,
	2010			2009
Design-Build contract revenue and other sales, net of intersegment eliminations of $22,741 in 2010 and $32,708 in 2009	$	91,256		$	143,416
Development management and other income, net of intersegment eliminations of $5,715 in 2010 and $3,387 in 2009		146			3,363
Design-Build contract and development management expenses, net of intersegment eliminations of $25,560 in 2010 and $28,344 in 2009		(72,001	)		(113,961	)
Selling, general, and administrative expenses, net of intersegment eliminations of $92 in 2010 and 2009		(17,281	)		(20,449	)
Interest and other income		3			48
Depreciation and amortization		(997	)		(779	)
FFOM, excluding impairment charge, net of intersegment eliminations		1,126			11,638
Goodwill and intangible asset impairment charges		(127,041	)		(120,920	)
FFOM, net of intersegment eliminations		(125,915	)		(109,282	)
Intersegment eliminations		2,804			7,659
FFOM	$	(123,111	)	$	(101,623	)

See Note 67 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K for a reconciliation of above segment FFOM to net income (loss).

For the year ended December 31, 2010, FFOM, excluding impairment charges, attributable to the Design-Build and Development segment, net of intersegment eliminations, decreased $10.5 million, or 90.3%, compared to the same period last year. The decrease is due to fewer active revenue generating third-party design-build construction projects and lower gross margin percentages.

Design-Build contract revenue and other sales plus development management and other income, all net of intersegment eliminations (“Design-Build Revenues”) decreased $55.4 million, or 37.7%, for the year ended December 31, 2010 compared to the same period last year. This decrease is due to a lower volume of activity as the number of active revenue generating design-build construction projects has decreased from 18 at December 31, 2009 to nine at December 31, 2010. The decreased activity is due to the current economic environment, general uncertainty regarding government health care reform implementation and government payor reimbursement rates, clients’ difficulty in obtaining financing, and ~~decreased~~ our decreased market share. Unless we add new revenue generating design-build construction projects for third parties, the number of revenue generating design-build construction projects will decline further as existing projects are completed. We are actively pursuing a number of new project opportunities for third parties and are starting to see some pick-up in requests for proposals and client advance planning opportunities but there is no assurance that any of these opportunities will result in new engagements for us.

Gross margin percentage (design-build and development revenues less design-build contract and development management expenses and as a percent of revenues) decreased from 22.4% for the year ~~ended~~ ended December 31, 2009 to 21.2% for the year ended December 31, 2010. This decrease iswas primarily due to costs being absorbed by fewer projects due to the lower volume of active projects in 2010 compared to 2009. ~~Gross margin percentage may continue to decrease in 2011 should revenue continue to decrease and fixed costs account for a larger portion of the cost of sales.~~

Selling, general, and administrative expenses attributable to the Design-Build and Development segment decreased $3.2 million, or 15.5%, for the year ended December 31, 2010 compared to the same period last year. This decrease iswas primarily due to an allowance for uncollectible accounts that was recorded in the third quarter of 2009 related to a client project that lost financing during construction and no such allowance was recorded for the year ended December 31, 2010.

Selling, general, and administrative

For the year ended December 31, 2010, selling, general, and administrative expenses increased $1.9 million, or 5.8%, as compared to the same period last year. Excluding the changes attributable to the Design-Build and Development segment, which are discussed above, selling, general and administrative expenses increased $1.3 million primarily due to compensation related payments and expenses made to Mr. Cogdell, our founder as well as a member of senior management, and Mr. Spencer, our former Chief Executive Officer, offset by a decrease in professional fees related to an exploration of strategic alternatives.

During 2010, we incurred a $2.5 million charge, net of tax benefit, related to the retirement of Mr. Spencer and a $1.5 million charge related to the retirement of Mr. Cogdell in accordance with their employment agreements.

During 2009, we explored a range of strategic alternatives that included: an assessment of potential change of control transactions; asset dispositions and acquisitions; business and portfolio combinations; debt financings and refinancings. For the year ended December 31, 2009, the selling, general and administrative expense associated with this exercise totaled approximately $2.6 million and included fees for consultants, accountants, attorneys, and other service providers. There were no such expenses in 2010.

Depreciation and amortization

For the year ended December 31, 2010, depreciation and amortization expenses decreased $1.7 million, or 4.8%, as compared to the same period last year. The decrease iswas primarily due to a decrease in amortization of intangible assets due to lower carrying values resulting from the impairment recorded in the first quarter of 2009 offset by the addition of four properties, the Woodlands Center for Specialized Medicine property (a consolidated real estate partnership) which began operations in December 2009, Medical Center Physicians Tower which began operations in February 2010, University Physicians — Grants Ferry medical office building which began operations in June 2010, and HealthPartners Medical & Dental Clinics medical office building which began operations in June 2010.

Impairment charges

We performed an interim impairment review of goodwill and intangible assets related to the Design-Build and Development business segment as of June 30, 2010, and an annual review as of December 31, 2010. For the year ended December 31, 2010, we recorded an impairment charge to goodwill of $85.8 million ($79.4 million after taxes) and we also recorded impairment charges of $41.2 million ($25.2 million after taxes) related to trade names and trademarks. These are non-cash charges. We reviewed our position in the healthcare construction market place and our ~~business~~ business development strategy. Based on our review of industry data, it was noted that our Design-Build and Development segment had lost market share in each of the last two years. As a result, we lowered our expected future Design-Build and Development cash flows, which lowered the valuation of the reporting unit and caused the impairment charges. Due to decreases in market share, changes in our brand name, and decreased emphasis on branding, we ~~have~~had valued our acquired trade names and trademarks at zero as of December 31, 2010. We also evaluated our amortizing intangible assets and had concluded no impairment existed for those assets.

An interim review of the Design-Build and Development’s intangible assets was also performed on March 31, 2009, due to a decline in our stock price, a decline in the cash flow multiples for comparable public engineering and construction companies, and changes in the cash flow projections for the Design-Build and Development business segment resulting from a decline in backlog and delays and cancellations of client building projects. As a result of the March 31, 2009, review, we recorded, during the three months ended March 31, 2009, an impairment charge to goodwill of $71.8 million. We also recorded impairment charges of $34.7 million ($21.2 million after taxes) related to trade names and trademarks and $14.4 million ($8.8 million after taxes) related to the amortizing intangibles of proposals and customer relationships. These are non-cash charges.

Interest expense

For the year ended December 31, 2010, interest expense increased $0.3 million, or 1.3%, as compared to the same period last year. This increase is primarily due to interest on mortgage notes payable for properties that became operational December 2009, February 2010, and June 2010 offset by lower debt balances as we used a portion of the proceeds from the June 2009, May 2010, and December 2010 equity offerings to repay debt.

Income tax benefit (expense)

For the year ended December 31, 2010, income tax benefit decreased $5.8 million, or 26.1%, as compared to the same period last year. This decrease was primarily due to the $10.5 million deferred tax asset valuation allowance recorded in 2010 compared to no valuation allowance recorded in 2009. This decrease was offset by a pre-tax loss that was greater in 2010 compared to 2009, resulting in an income tax benefit that was $6.7 million greater in 2010 compared to 2009.

Cash Flows

Cash provided by operating activities decreased $37.9 million, or 83.5%, for the year ended December 31, 2010, as compared to the same period last year, and is summarized below (in thousands):

		September 30,			September 30,
	2010			2009
Net loss plus non-cash adjustments	$	25,193		$	37,599
Changes in operating assets and liabilities		(17,697	)		7,844
Net cash provided by operating activities	$	7,496		$	45,443

The net loss plus non-cash adjustments decreased $12.4 million, or 33.0%, for the year ended December 31, 2010, as compared to the same period last year. This decrease is primarily due to ~~increased~~decreased net loss after non-cash adjustments for the Design-Build and Development segment offset by increased net income after non-cash adjustments for the Property Operations segment. The changes in operating assets and liabilities decreased $25.5 million for the year ended December 31, 2010, as compared to the same period last year. This decrease is primarily due to a decrease in design-build billings in excess of costs and estimated earnings on uncompleted contracts, which decreases cash provided by operations. Due to the decrease in the number of active design-build projects and the timing of the current projects, there was a significant decrease in billings in excess of costs and estimated earnings on uncompleted projects.

Cash used in investing activities decreased $10.0 million, or 18.4%, for the year ended December 31, 2010, as compared to the same period last year. The decrease resulted from us having ~~fewer~~ fewer development projects under construction in 2010 compared to 2009. The increase in restricted cash is related to funds that we deposited with our construction lender for the Puyallup, Washington project as well as funds deposited in relation to other development projects. ~~The Puyallup, Washington funds will be drawn down at the beginning of construction and then we will draw from the construction loan.~~ We received cash proceeds from the sale of Harbison Medical Office Building in the second quarter of 2010. See Note 67 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K.

Investment in real estate properties consisted of the following for the years ended December 31, 2010 and 2009 (in thousands):

		September 30,		September 30,
	2010		2009
Development, redevelopment, and acquisitions	$	38,841	$	49,007
Second generation tenant improvements		2,977		3,932
Recurring property capital expenditures		1,096		1,633
Investment in real estate properties	$	42,914	$	54,572

Investments in development, redevelopment, and acquisitions decreased from 2009 to 2010 due to one fewer project under construction.

Cash provided by financing activities increased by $23.0 million for the year ended December 31, 2010, as compared to same period last year. The change is primarily due to an increase of equity net proceeds of $33.7 million offset by a decrease in mortgage and Credit Facility proceeds of $14.0 million.

Year ended December 31, 2009 compared to year ended December 31, 2008

Funds from Operations Modified (“FFOM”)

For the year ended December 31, 2009, FFOM, excluding non-recurring events, increased $0.5 million, or 1.8%, compared to the same period in the prior year. Property Operations’ FFOM, excluding non-recurring events and intersegment eliminations, increased slightly from 2008 to 2009. However, Design-Build and Development FFOM, excluding non-recurring events and intersegment eliminations and net of taxes, decreased significantly from 2008 to 2009. The decrease in Design-Build and Development FFOM was offset by a decrease in interest expense. The following is a summary of FFOM for the years ended December 31, 2009 and 2008 (in thousands):

	2009			2008
FFOM attributable to:
Property operations, excluding impairment charges	$	50,729		$	49,212
Design-Build and development, excluding non-recurring event and impairment charges		19,297			21,420
Intersegment eliminations		(7,751	)		(627	)
Unallocated and other, excluding non-recurring events		(31,046	)		(39,370	)
FFOM, excluding non-recurring events and impairment charges		31,229			30,635
Non-recurring events and impairment charges:
Gain on settlement from MEA Holdings, Inc. transaction		4,905			—
Goodwill and intangible asset impairment charges, net of tax benefit		(101,746	)		—
Strategic planning professional fees		(2,641	)		—
Debt extinguishment and interest rate derivative expense, net of income tax benefit		(1,520	)		—
Impairment of real estate property held for sale		(1,359	)		—
Restructuring and severance charges, net of tax benefit		—			(1,312	)
FFOM	$	(71,132	)	$	29,323

See Note 6 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K for business segment information and management’s use of FFO and FFOM to evaluate operating performance. The following table presents the reconciliation of FFO and FFOM to net income (loss), which is the most directly comparable GAAP measure to FFO and FFOM, for the years ended December 31, 2009 and 2008 (in thousands):

	2009			2008
Net loss	$	(101,962	)	$	(7,857	)
Add:
Real estate related depreciation and amortization:
Wholly-owned and consolidated properties, including amounts in discontinued operations		29,102			30,570
Unconsolidated real estate partnerships		12			13
Less:
Noncontrolling interests in real estate partnerships, before real estate related depreciation and amortization		(1,049	)		(1,346	)
Gain on sale of real estate property		—			—
Funds from Operations (FFO)		(73,897	)		21,380
Amortization of intangibles related to purchase accounting, net of income tax benefit		2,765			7,983
Funds from Operations Modified (FFOM)	$	(71,132	)	$	29,363

FFOM attributable to Property Operations, net of intersegment eliminations

The following is a summary of FFOM attributable to property operations, net of intersegment eliminations, for the year ended December 31, 2009 and 2008 (in thousands):

	2009			2008
Rental revenue, net of intersegment eliminations of $92 in 2009 and $43 in 2008	$	79,486		$	77,421
Property management and other fee revenue		3,336			3,460
Property operating and management expenses		(31,810	)		(31,065	)
Interest and other income		541			597
Earnings from unconsolidated real estate partnerships, before real estate related depreciation and amortization		27			35
Noncontrolling interests in real estate partnerships, before real estate related depreciation and amortization		(1,049	)		(1,346	)
Income from discontinued operations, before real estate related depreciation and amortization and gain on sale		(1,253	)		67
FFOM, net of intersegment eliminations		49,278			49,169
Intersegment eliminations		92			43
FFOM	$	49,370		$	49,212

See Note 6 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K for a reconciliation of above segment FFOM to net income (loss).

For the year ended December 31, 2009, FFOM, net of intersegment eliminations, attributable to property operations increased $0.1 million, or 0.2%, compared to the same period in the prior year. The increase in rental revenue and property operating and management expenses is primarily due to the addition of the Alamance Regional Mebane Outpatient Center property, which began operations in June 2008. Rental revenue also increased due to rental rates associated with CPI increases and reimbursable expenses. These increases were offset by a decrease in occupancy from 2008 to 2009. The decrease in discontinued operations and impairment of real estate property, before real estate related depreciation and amortization, is due to recording a non-cash impairment charge of $1.4 million in order to reduce the carrying value of the Harbison Medical Officer Building (formerly known as Baptist Northwest) real estate property to its estimated net sale proceeds.

FFOM attributable to Design-Build and Development, net of intersegment eliminations

The Design-Build and Development segment includes MEA Holdings, Inc., which we acquired in March 2008, and results for the years ended December 31, 2009 and 2008, reflect twelve and ten months, respectively, of operating activity related to the subsidiary, reflecting operations from the acquisition date to December 31, 2008. The following is a summary of FFOM attributable to Design-Build and Development, net of intersegment eliminations, for the years ended December 31, 2009 and 2008 (in thousands):

	2009			2008
Design-Build contract revenue and other sales, net of intersegment eliminations of $32,708 in 2009 and $4,536 in 2008	$	143,416		$	253,596
Development management and other income, net of intersegment eliminations of $3,387 in 2009 and $803 in 2008		3,363			885
Design-Build contract and development management expenses, net of intersegment eliminations of $28,344 in 2009 and $4,712 in 2008		(113,961	)		(214,019	)
Selling, general, and administrative expenses, net of intersegment eliminations of $92 in 2009 and $43 in 2008		(20,449	)		(20,184	)
Interest and other income		48			149
Depreciation and amortization		(779	)		(1,129	)
FFOM, excluding impairment charge, net of intersegment eliminations		11,638			19,298
Goodwill and intangible asset impairment charges		(120,920	)		—
FFOM, net of intersegment eliminations		(109,282	)		19,298
Intersegment eliminations		7,659			627
FFOM	$	(101,623	)	$	19,925

See Note 6 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K for a reconciliation of above segment FFOM to net income (loss).

For the year ended December 31, 2009, FFOM, excluding impairment charge, attributable to Design-Build and Development, net of intersegment eliminations, decreased $7.8 million, or 40.2%, compared to the same period in the prior year. Further, there were twelve months of activity in 2009 compared to ten months of activity in 2008 due to the acquisition of MEA Holdings, Inc. in March 2008. Comparing full year 2009 FFOM to full year 2008 FFOM, there was a larger decrease in FFOM due to a decrease in the volume of project activity.

Revenues (design-build contract revenue and other sales plus development management and other income) decreased $107.7 million, or 42.3%, from 2008 to 2009. This decrease is due to a lower volume of activity as the number of active revenue generating design-build construction projects has decreased from 23 at December 31, 2008 to 18 at December 31, 2009. The decreased activity is due to the current economic environment, the volatility in the credit markets, and general uncertainty regarding government health care reform bills, which have resulted in clients delaying project starts and client project cancellations.

However, gross margin percentage (revenues, as defined above, less design-build contract and development management expenses and as a percent of revenues) increased from 15.9% in 2008 to 22.4% in 2009, or an increase of 40.9%. This increase is primarily due to cost controls implemented by the Company and favorable pricing in the sub-contracting market leading to lower overall costs.

Development management and other income increased $2.5 million, or 280.0%, from 2008 to 2009. The increase is due to three active third party development engagements during 2009 compared to two engagements in 2008. One of the development engagements, which accounted for $2.0 million of the increase, relates to the St. Luke’s Riverside engagement in Bethlehem, Pennsylvania. This was a three building engagement project, of which we were to wholly-own or partially-own one of the three buildings. Due to changes in the scope, size, and timing of the project, we no longer intend to invest in the building under the original terms. In accordance with the development agreement, the hospital system client paid for all reimbursable projects costs and for development services performed by us.

Selling, general, and administrative expenses attributable to the Design-Build and Development segment increased $0.4 million, or 1.8%, from 2008 to 2009. The increase is primarily due to a $2.6 million increase in the allowance for doubtful accounts, of which $2.2 million related to one customer. The increase is also due to two additional months of costs in 2009 as compared to 2008 because the MEA Holdings, Inc. acquisition occurred in March 2008. These increases were offset by fewer employees in 2009 as compared to 2008 due to reductions in force that occurred in December 2008 and May 2009, a $1.5 million expense in 2008 resulting from restructuring and severance charges, and a reduction of incentive compensation in 2009 due to the decreased profitability related to the business segment.

Selling, general, and administrative

For the year ended December 31, 2009, selling, general, and administrative expenses increased $2.1 million, or 6.9%, as compared to the same period in the prior year. Excluding the increase attributable to the Design-Build and Development segment, which is discussed above, selling, general and administrative increased $1.7 million due to several factors including non-recurring costs for consultants, accountants, attorneys, and other service providers associated with our exploration of a range of strategic alternatives as well as increased costs associated with a marketing campaign. These costs were offset by a reduction of incentive compensation due to decreased profitability.

Depreciation and amortization

For the year ended December 31, 2009, depreciation and amortization expenses decreased $10.4 million, or 23.1%, as compared to the same period in the prior year. The decrease is primarily due to a decrease in intangible amortization due to lower carrying values due to the impairment recorded in the first quarter of 2009, as discussed below. The decrease was also due to a decrease in the amortization of acquired in place lease intangible assets associated with properties acquired in 2005 as they have become fully amortized, offset by two additional months of expense in 2009 as compared to 2008 because the MEA Holdings, Inc. acquisition occurred in March 2008.

Impairment charge

We review the value of goodwill and intangible assets on an annual basis and when circumstances indicate a potential impairment may exist. An interim review of the Design-Build and Development’s intangible assets was performed as of March 31, 2009, due to a decline in our stock price, a decline in the cash flow multiples for comparable public engineering and construction companies, and changes in the cash flow projections for the Design-Build and Development business segment resulting from a decline in backlog and delays and cancellations of client building projects.

As a result of the March 31, 2009 review, we recorded a pre-tax, non-cash impairment charge of $120.9 million and we recognized a non-cash income tax benefit of $19.2 million, resulting in an after-tax impairment charge of $101.7 million. Our goodwill, amortizing and non-amortizing intangible assets, and deferred tax liabilities associated with the Design-Build and Development segment have been reduced from the December 31, 2008 carrying amounts as a result of the impairment charge. There were no subsequent interim reviews and there was no impairment charge recorded as part of the annual review as of December 31, 2009.

There was no such charge in the same period in the prior year.

Gain on settlement from MEA transaction

During the year ended December 31, 2009, the final escrow release related to the MEA Holdings, Inc. transaction occurred. Pursuant to an agreement between us and the MEA Holdings, Inc. Seller Representatives, $5.0 million of the escrow was paid to us in consideration of full and final settlement of certain claims made by us in connection with the MEA Holdings, Inc. transaction. We recorded other income of $4.9 million related to this settlement. We also received cash of $2.9 million and OP units valued at $2.0 million were not issued.

There was no such income in the same period in the prior year.

Interest expense

For the year ended December 31, 2009, interest expense decreased $3.3 million, or 13.2%, as compared to the same period in the prior year. The decrease was due to a decrease in variable interest rates and lower debt balances as we used a majority of the proceeds from our June 2009 and September 2008 equity offerings to repay debt offset by two additional months of interest expense in 2009 compared to 2008 relating to the Term Debt.

Income tax benefit

For the year ended December 31, 2009, income tax benefit increased $20.9 million as compared to the same period in the prior year. The increase was primarily due to the non-cash income tax benefit associated with the intangible asset impairment charge recorded during the first quarter of 2009. The increase is also due to lower income for the Design-Build and Development segment, which resulted in a greater income tax benefit in 2009 compared to 2008.

Impairment of real estate property

For the year ended December 31, 2009, we reclassified the wholly-owned property Harbison Medical Office Building (formerly known as Baptist Northwest) as held for sale discontinued operations. Related to this property, we recorded a non-cash impairment charge of $1.4 million in order to reduce the carrying value of the real estate property to its estimated net sale proceeds.

There was no such impairment charge in the same period in the prior year.

Net loss attributable to the noncontrolling interest in Operating Partnership

For the year ended December 31, 2009, net loss attributable to the noncontrolling interest in Operating Partnership increased $29.5 million, or 967.0%, as compared to the same period in the prior year. The increase was primarily due to the increase in net loss, which primarily increased due to the impairment charge offset by a smaller noncontrolling ownership percentage due to the common stock equity raise in June 2009.

Cash Flows

Cash provided by operating activities increased $20.7 million for the year ended December 31, 2009, as compared to the same period in the prior year, and is summarized below for the years ended December 31, 2009 and 2008 (in thousands):

	2009		2008
Net loss plus non-cash adjustments	$	37,599	$	32,972
Changes in operating assets and liabilities		7,844		(8,232	)
Net cash provided by operating activities	$	45,443	$	24,740

The net loss plus non-cash adjustments increased $4.6 million, or 14.0%, for the year ended December 31, 2009, as compared to the same period in the prior year. The increase is primarily due to the $2.9 million of cash received due to the gain on settlement from the MEA Holdings, Inc. transaction and a $2.6 million increase in our provision for bad debts. The changes in operating assets and liabilities increased $15.9 million for the year ended December 31, 2009, as compared to the same period in the prior year. The increase is primarily due to 1) a decrease in Design-Build and Development accounts receivable, which increases cash provided by operations and 2) decreased incentive compensation accrued liabilities, which increases cash provided by operations, offset by 1) a decrease in Design-Build and Development billings in excess of costs and estimated earnings on uncompleted contracts, which decreases cash provided by operations and 2) severance costs paid in the first quarter of 2009 compared to no such payments in 2008, which decreases cash provided by operations.

Cash used in investing activities decreased $140.1 million, or 72.1%, for the year ended December 31, 2009, as compared to the same period in the prior year. The decrease is primarily due to the cash paid for the MEA Holdings, Inc. transaction in 2008. The increase in purchases of corporate property, plant, and equipment is primarily due the construction of a steel fabrication facility for the Design-Build and Development segment. We are currently leasing a facility on a month-to-month basis. Investment in real estate properties consisted of the following for the year ended December 31, 2009 and 2008 (in thousands):

	2009		2008
Development, redevelopment, and acquisitions	$	49,007	$	39,163
Second generation tenant improvements		3,932		3,722
Recurring property capital expenditures		1,633		2,630
Investment in real estate properties	$	54,572	$	45,515

Cash provided by financing activities decreased $200.6 million, or 100.0%, for the year ended December 31, 2009, as compared to same period in the prior year. The decrease is primarily due to fewer debt and equity proceeds received in 2009 compared to 2008.

Construction in Progress

Construction in progress at December 31, ~~2010~~2011, consisted of the following (dollars in thousands):

		Estimated				Net Rentable								Estimated
	September 30,	September 30,			September 30,				September 30,				September 30,
		Completion				Square Feet				Investment				Total
		Estimated		Net Rentable								Estimated
Property	Location	Date				(unaudited)				to Date				Investment
		Completion		Square Feet				Investment				Total
Good Sam MOB Investors, LLC	Puyallup, WA		4Q 2011				80,000			$	8,906			$	24,700
Property	Location	Date		(unaudited)				to Date				Investment
Bonney Lake MOB Investors, LLC (1)	Bonney Lake, WA		3Q 2011				56,000				10,220				17,700
St Lukes Medical Office Building	Duluth, MN	3Q 2012			176,000			$	10,043			$	27,800
Land and pre-construction developments					—		—		2,214		~~3,117~~		—		—
							136,000			$	22,243			$	42,400
					176,000			$	12,257			$	27,800

(1) We have a 61.7% ownership interest at December 31, 2010.

Liquidity and Capital Resources

In addition to amounts available under the Credit Facility, as of December 31, ~~2010~~2011, we had approximately $1216.2 7 million available in cash and cash equivalents.

WeOn ~~have~~March 1, a2011, we amended and restated our secured revolving credit facility (“Credit Facility”). This $~~150~~200.0 million ~~secured~~Credit ~~revolving~~Facility ~~credit~~is ~~facility~~held with a syndicate of financial institutions. The Credit Facility is available (1) to fund working capital and ~~for~~ other general corporate purposes; , (2) to finance acquisition and development activity;, and (3) to refinance existing and future indebtedness. The Credit Facility permits us to borrow, subject to borrowing base availability, up to $~~150~~200.0 million of revolving loans, with sub-limits of $25.0 million for swingline loans and $25.0 million for letters of credit. As of December 31, 2011, the

56 60

~~The~~maximum ~~Credit~~available ~~Facility~~borrowings ~~also~~under ~~allows~~the ~~for~~Credit upFacility towas $~~100~~121.0 5 million, ofbased ~~increased~~on ~~availability~~70% ~~(to a total~~of ~~aggregate~~the ~~available~~value ~~amount~~ of ~~$250.0 million),~~the ataggregate ~~our~~property ~~option~~pledged ~~but~~as ~~subject~~collateral. toAs ~~each~~of ~~lender’s~~December 31, ~~option~~2011, ~~to increase~~there ~~its~~was ~~commitment~~$18.5 ~~The~~million ~~interest~~available ~~rate on loans~~ under the Credit Facility ~~equals,~~as ~~at our election, either (1) LIBOR (0~~$95.~~26%~~0 asmillion ofwas ~~December 31,~~outstanding ~~2010)~~and ~~plus~~$8.0 amillion ~~margin~~ of ~~between~~availability 95was torestricted ~~140~~related ~~basis~~to ~~points~~outstanding ~~based~~letters onof ~~our total leverage ratio (1~~credit.~~15%~~ asWe ofhave ~~December 31, 2010) or (2)~~ the ~~higher~~ability ofto increase the ~~federal~~ ~~funds~~availability ~~rate~~by ~~plus~~pledging 50additional ~~basis~~unencumbered ~~points~~property orto ~~Bank~~the ofCredit ~~America, N~~Facility.~~A.’s~~ ~~prime rate (3.25% as of December 31, 2010).~~

The Credit Facility ~~contains~~also ~~customary~~allows ~~terms~~for ~~and~~up ~~conditions~~to ~~for~~$150.0 ~~credit~~million ~~facilities~~ of ~~this type,~~increased ~~including,~~availability ~~but not limited~~ (to: ~~(1) affirmative~~a ~~covenants~~total ~~relating~~aggregate toavailable ~~our~~amount ~~corporate~~of ~~structure and~~$350.0 ~~ownership~~million), ~~maintenance~~at ofour ~~insurance,~~request ~~compliance~~but ~~with~~subject ~~environmental~~to ~~laws~~each ~~and~~lender’s ~~preparation~~option ofto ~~environmental~~increase ~~reports,~~its ~~maintenance~~commitment. ofThe ~~our~~interest ~~REIT~~rate ~~qualification~~on ~~and~~loans ~~listing~~under on the ~~NYSE,~~Credit ~~(2) negative covenants~~Facility ~~relating~~equals, toat ~~restrictions~~our ~~on liens~~election, ~~indebtedness,~~either ~~certain investments~~ (~~including loans and certain advances~~1), LIBOR ~~mergers~~(0.30% ~~and~~as ~~other~~of ~~fundamental changes~~December 31, ~~sales~~2011) ~~and~~plus ~~other~~a ~~dispositions~~margin of ~~property or~~between ~~assets~~275 ~~and transactions with affiliates, and (3) financial covenants~~ to be350 ~~met~~basis atpoints ~~all~~based ~~times, including~~on aour ~~maximum~~ total leverage ratio (703.25%), ~~maximum~~as ~~real~~of ~~estate~~December 31, ~~leverage~~2011) ~~ratio~~or (~~70%~~2), the ~~minimum fixed~~higher ~~charge~~of ~~coverage~~the ~~ratio~~federal ~~(1.50~~funds torate ~~1.00),~~plus ~~maximum~~50 ~~total~~basis ~~debt~~points toor ~~real~~Bank ~~estate~~of ~~value~~America, ~~ratio~~N.A.’s prime rate (903.25%) ~~and minimum~~as ~~consolidated~~of ~~tangible net worth ($45~~December ~~million~~31, 2011) plus ~~85%~~a ofmargin ~~the net proceeds~~ of ~~equity issuances~~between ~~issued~~175 ~~after~~to ~~the~~250 ~~closing date)~~(2.25% ~~Additionally,~~as ~~the Credit Facility prohibits us from~~of ~~redeeming~~December 31, or2011) ~~otherwise~~basis ~~repurchasing~~points ~~any~~based ~~shares~~on of our ~~stock,~~total ~~including~~leverage ~~our preferred stock~~ratio.

The Credit Facility ~~has~~contains customary terms and conditions for credit facilities of this type, including, but not limited to, (1) affirmative covenants relating to our corporate structure and ownership, maintenance of insurance, compliance with environmental laws and preparation of environmental reports, (2) negative covenants relating to restrictions on liens, indebtedness, certain investments (including loans and certain advances), mergers and other fundamental changes, sales and other dispositions of property or assets and transactions with affiliates, maintenance of our REIT qualification and listing on the ~~following~~NYSE or NASDAQ, and (3) financial covenants asto ofbe ~~December~~met at all times including a maximum total leverage ratio (65% through March 31, ~~2010~~2013, and 60% thereafter), maximum secured recourse indebtedness ratio, excluding the indebtedness under the Credit Facility (~~dollars~~15%), inminimum fixed charge coverage ratio (1.35 to 1.00 through March 31, 2012, and 1.50 to 1.00 ~~thousands~~thereafter):, minimum consolidated tangible net worth ($237.1 million plus 80% of the net proceeds of equity issuances issued after the closing date of March 1, 2011) and minimum net operating income ratio from properties secured under the Credit Facility to Credit Facility interest expense (1.50 to 1.00). Additionally, provisions in the Credit Facility indirectly prohibit us from redeeming or otherwise repurchasing any shares of our stock, including our preferred stock.

Financial Covenant	December 31, 2010
Maximum total leverage ratio (0.70 to 1.00)		0.44 to 1.00
Maximum real estate leverage ratio (0.70 to 1.00)		0.45 to 1.00
Minimum fixed charge coverage ratio (1.50 to 1.00)		1.94 to 1.00
Minimum consolidated tangible net worth ($235,636)	$	329,051
Maximum total debt to real estate value ratio (0.90 to 1.00)		0.45 to 1.00

On August 1, 2011, we entered into Amendment No. 2 to the Credit Facility (“Amendment No. 2 to the Credit Facility”). Amendment No. 2 to the Credit Facility modified, among other things, the financial covenant to exclude the $80.8 million secured term loan facility (the “Term Loan Facility”), discussed below, from the calculation of the secured recourse indebtedness ratio and to decrease the maximum secured recourse indebtedness ratio to 15%. Prior to Amendment No. 2 to the Credit Facility, we entered into Amendment No. 1 to the Credit Facility (“Amendment No. 1 to the Credit Facility”) to make a non-material change to revise a negative covenant that unintentionally restricted our ability to incur liens securing recourse indebtedness for us or our subsidiaries.

AsBorrowings under the Term Loan Facility bear interest at either (1) LIBOR (0.30% as of December 31, ~~2010~~2011) plus a margin of between 325 to 400 basis points based on our total leverage ratio (3.75% as of December 31, we2011) ~~believe~~or ~~that~~(2) the wehigher ~~were~~of inthe ~~compliance~~federal ~~with~~funds ~~all~~rate plus 50 basis points or Bank of ~~our~~America, ~~debt covenants~~N.A.’s prime rate (3.25% as of December 31, 2011) plus a margin of between 225 to 300 (2.75% as of December 31, 2011) basis points based on our total leverage ratio.

OnThe ~~March 1,~~Term ~~2011,~~Loan ~~we amended and restated the Credit~~ Facility. ~~The~~is ~~amended~~secured ~~and~~by ~~restated agreement matures in March 2014, with~~ a ~~one-year~~pledge ~~extension at the Company’s option conditioned upon continued compliance with the representations, warranties and covenants, delivery~~ of ~~updated appraisals~~our ofownership ~~mortgaged~~interests ~~properties~~in ~~and~~certain ~~payment~~ of aour ~~fee~~property-owning ~~to the lenders~~subsidiaries. ~~The~~We ~~amended~~will ~~and~~be ~~restated agreement permits us to borrow~~required, ~~subject to borrowing base availability~~however, up to ~~$200.0 million~~deliver ~~of revolving~~mortgages loans, with sub-limits of $25.0 million for swingline loans and $25.0 million for letters of credit. The amended and restated agreement also allows for up to $150.0 million of increased availability (to a total aggregate available amount of $350.0 million), at our option but subject to each lender’s option to increase its commitment. The interest rate on ~~loans~~the ~~under~~borrowing ~~the~~base ~~amended~~properties ~~and~~if ~~restated~~we ~~agreement~~exceed ~~equals, at our election, either (1) LIBOR (0.26% as of December 31, 2010) plus~~ a ~~margin~~specified ~~of between 275 to 350 basis points based on our total~~ leverage ratio ~~(3.00% as of March 1, 2011)~~ or ~~(2) the~~fail ~~higher~~to ofmeet ~~the~~a ~~federal~~specified ~~funds~~fixed ~~rate~~charge ~~plus 50 basis points or Bank of America, N~~ratio.~~A.’s~~ ~~prime~~The ~~rate~~Term ~~(3.25%~~Loan asFacility ofis ~~December 31,~~guaranteed ~~2010)~~by ~~plus~~us aand ~~margin~~certain of ~~between 175 to 250 basis points based on~~ our ~~total leverage ratio (2~~subsidiaries.~~00%~~ ~~as of March 1, 2011).~~

~~The~~We ~~amended~~are ~~and~~subject ~~restated~~to ~~agreement~~customary ~~contains~~covenants ~~customary~~substantially ~~terms~~similar ~~and~~to ~~conditions~~those for ~~credit facilities~~the ofCredit ~~this~~Facility ~~type,~~ including, but not limited to, (1) affirmative covenants relating to our corporate structure and ownership, maintenance of insurance, compliance with environmental laws and preparation of environmental reports, (2) negative covenants relating to restrictions on liens, indebtedness, certain investments (including loans and certain advances), mergers and other fundamental changes, sales and other dispositions of property or assets and transactions with affiliates, maintenance of our REIT qualification and listing on the NYSE or NASDAQ, and (3) financial covenants to be met by us at all times including a maximum total leverage ratio (65% through March 31, 2013, and 60% thereafter), maximum secured recourse indebtedness ratio, excluding the indebtedness under the ~~Restated~~Term ~~Revolving~~Loan Facility and the Credit Facility (2015%), minimum fixed charge coverage ratio (1.35 to 1.00 through March 31, 2013, and 1.50 to 1.00 thereafter), ~~minimum consolidated tangible net worth ($237.1 million plus 80% of the net proceeds of equity issuances issued after the closing date)~~ and minimum ~~net~~consolidated ~~operating income ratio from properties secured under the Restated Revolving Facility to Restated Revolving Facility interest expense (1.50 to 1.00).~~

57 61

tangible net worth ($237.1 million plus 80% of the net proceeds of equity issuances occurring after the closing date of the Term Loan Facility). In addition to the covenants above, we are also subject to a debt service coverage ratio (1.30 to 1.00 or greater), which is based on our net operating income attributable to the borrowing base properties.

In December 2010, we repaid $50.0 million outstanding under the 2008 amended senior secured term facility (the “2008 Term Loan”) in full and there was no amount outstanding as of December 31, 2010.

The Credit Facility and the Term Loan have the following financial covenants as of December 31, 2011 (dollars in thousands):

		September 30,
	Compliance as of
Financial Covenant	December 31, 2011

Maximum total leverage ratio (0.65 to 1.00 through March 31, 2013, and 0.60 to 1.00 thereafter)		0.53 to 1.00

Maximum secured recourse indebtedness ratio (0.15 to 1.00)		0.06 to 1.00

Minimum fixed charge coverage ratio (1.35 to 1.00 through March 31, 2012, and 1.50 to 1.00 thereafter)		1.44 to 1.00

Minimum consolidated tangible net worth ($237,106 plus 80% of the net proceeds of equity issuance after March 1, 2011)	$	280,161

Minimum facility interest coverage ratio (1.50 to 1.00)		5.32 to 1.00

As of December 31, 2011, we believe that we were in compliance with all of our debt covenants.

The financial covenants related to our Credit Facility and our Term Loan Facility require a minimum fixed charge coverage ratio (ratio of adjusted consolidated earnings before interest taxes and depreciation for a trailing 12 month period, as defined in the facilities, to fixed charges, representing interest, scheduled principal payments and preferred dividends) of 1.35 to 1.00 through March 31, 2012, and 1.50 to 1.00 beginning April 1, 2012 through the initial maturity of the facilities. As of December 31, 2011, our ratio for this covenant was 1.44 to 1.00. Should our ratio for this covenant fall below 1.35 to 1.00 for the first quarter of 2012 or below 1.50 to 1.00 for quarters subsequent to first quarter 2012, then we will be in default on the facilities’ agreements and may be required to repay the outstanding balances or pay a default rate interest rate.

As discussed in Note 2 to our consolidated financial statements, in the event that the Company Merger is not completed, we may not remain in compliance with the minimum fixed charge coverage ratio and then we would be in default under the agreements for the Credit Facility and the Term Loan Facility and may be required to repay the outstanding balances. This condition raises substantial doubt about our ability to continue as a going concern, and our independent registered public accounting firm has included an explanatory paragraph in its audit report about our ability to continue as a going concern. As of March 27, 2012, we entered into Amendment and Waiver Agreements with respect to both the Credit Facility and the Term Loan Facility to, among other things, extend the time for delivery to our lenders of our audited financial statements with an unqualified opinion until April 20, 2012. If we do not close the Company Merger and the Loans are not repaid and we are not able to deliver audited financial statements with an unqualified opinion by April 20, 2012, we will be in default under both our Credit Facility and our Term Loan Facility.

Short-Term Liquidity Needs

We believe that we will have sufficient capital resources as a result of operations and ~~the~~ the borrowings in place to fund ongoing operations and distributions required to maintain REIT compliance. We anticipate using our cash flow from continuing operations, cash and cash equivalents, and Credit Facility availability to fund our business operations, cash dividends and distributions, debt amortization, and recurring capital expenditures. Capital requirements for significant acquisitions and development projects may require funding from borrowings and/or equity offerings. If we are unable to fund future development projects with borrowings and/or equity offerings, then our Design-Build and Development segment could incur substantial losses as its pipeline of potential projects are mostly development projects that require our capital to fund.

As of December 31, ~~2010~~2011, we had $7721.4 5 million of principal and maturity payments related to mortgage notes payable due in ~~2011~~2012. The $7721.4 5 million is comprised of $45.6 1 million for principal amortization and $7216.8 4 million for maturities. ~~Of the $72.8 million in maturing mortgage notes payable, $12.3 million relates to Alamance Regional Mebane Outpatient Center and can be extended for one year to May 2012.~~ We believe we will be able to refinance or extend the remaining $6016.5 4 million of ~~2011~~2012 balloon maturities as a result of the current loan to value ratios at individual properties and preliminary discussions with lenders. ~~The weighted average interest rate on the debt that matures in 2011 is approximately 3.0%. We expect upon refinancing that the weighted average interest rate on this debt will be greater than 3.0%.~~

As of December 31, ~~2010~~2011, we had no outstanding equity commitments to unconsolidated joint ventures formed prior to December 31, ~~2010~~2011.

On December 1719, ~~2010~~2011, we announced that our Board of Directors had declared a quarterly dividend of $0.10 per share and operating partnership unit that was paid in cash on January 19, ~~2011,~~ 2012 to holders of record on December 27, ~~2010~~2011.

On62 February 1, 2011, we announced that our Board of Directors had declared a quarterly dividend of $0.419 per share on our Series A preferred shares for the period from December 20, 2010, the date of original issue, to February 28, 2011. The dividend was paid on March 1, 2011, to shareholders of record on February 15, 2011.

On February 2, 2011, we announced that our Board of Directors had declared a quarterly dividend of $0.531 per share on our Series A preferred shares for the period from December 1, 2011, to February 29, 2012.

Long-Term Liquidity Needs

Our principal long-term liquidity needs consist primarily of new property development, property acquisitions, and principal payments under various mortgages and other credit facilities and non-recurring capital expenditures. We do not expect that our net cash provided by operations will be sufficient to meet all of these long-term liquidity needs. Instead, we expect to finance new property developments through cash equity capital together with construction loan proceeds, as well as through cash equity investments by our tenants or third parties. We intend to have construction financing agreements in place before construction begins on development projects. We expect to fund property acquisitions through a combination of borrowings under our Credit Facility, traditional secured mortgage financing, and equity offerings. In addition, we may use OP units issued by the Operating Partnership to acquire properties from existing owners seeking a tax deferred transaction.

Generally we continue to expect to meet long-term liquidity requirements through net cash provided by operations and through additional equity and debt financings, including loans from banks, institutional investors or other lenders, bridge loans, letters of credit, and other lending arrangements, most of which will be secured by mortgages. We may also issue unsecured debt in the future. We do not, in general, expect to meet our long-term liquidity needs through dispositions of our properties. In the event that we were to sell any of our properties in the future, depending on which property were to be sold, we may need to structure the sale or disposition as a tax deferred transaction which would require the reinvestment of the proceeds from such transaction in another property or the proceeds that would be available from such sales may be reduced by amounts that we may owe under the tax protection agreements entered into in connection with our formation transactions and certain property acquisitions. In addition, our ability to sell certain of our assets could be adversely affected by the general illiquidity of real estate assets and certain additional factors particular to our portfolio such as the specialized nature of its target property type, property use restrictions and the need to obtain consents or waivers of rights of first refusal or rights of first offers from ground lessors in the case of sales of its properties that are subject to ground leases.

We intend to repay indebtedness incurred under our Credit Facility from time to time, for acquisitions or otherwise, out of cash flow from operations and from the proceeds, to the extent possible and desirable, of additional debt or equity issuances. In the future, we may seek to increase the amount of the Credit Facility, negotiate additional credit facilities or issue corporate debt instruments. Any indebtedness incurred or issued may be secured or unsecured, short-, medium- or long-term, fixed or variable interest rate and may be subject to other terms and conditions we deem acceptable. We generally intend to refinance at maturity the mortgage notes payable that have balloon payments at maturity.

Contractual Obligations

The following table summarizes the Company’s contractual obligations as of December 31, ~~2010~~2011, including the maturities and scheduled principal repayments and the commitments due in connection with the Company’s ground leases and operating leases for the periods indicated (in thousands):

	2011		2012		2013		2014		2015		Thereafter		Total
Obligation:
Long-term debt principal payments and maturities (1)	$	77,443	$	28,046	$	15,976	$	109,212	$	11,422	$	120,140	$	362,239
Standby letters of credit (2)		8,128		—		—		—				—		8,128
Interest payments (3)		13,744		11,356		10,315		8,641		6,252		12,437		62,745
Purchase commitments (4)		608		—		—		—				—		608
Ground and air rights leases (5)		881		978		978		978		978		19,324		24,117
Operating leases (6)		4,955		4,298		3,521		3,443		3,364		20,987		40,568
Total	$	105,759	$	44,678	$	30,790	$	122,274	$	22,016	$	172,888	$	498,405

(1)		Includes notes payable under the Company’s Credit Facility
(2)		As collateral for performance, the Company is contingently liable under standby letters of credit, which also reduces the availability under the Credit Facility
(3)		Assumes one-month LIBOR of 0.26% and Prime Rate of 3.25% which were the rates as of December 31, 2010 and includes fixed rate interest swap agreements.
(4)		These purchase commitments are related to the Company’s development projects that are currently under construction.
(5)		Substantially all of the ground and air rights leases effectively limit our control over various aspects of the operation of the applicable property, restrict our ability to transfer the property and allow the lessor the right of first refusal to purchase the building and improvements. All of the ground and air rights leases provide for the property to revert to the lessor for no consideration upon the expiration or earlier termination of the ground or air rights lease.
(6)		Payments under operating lease agreements relate to various of our properties’ equipment and office space leases. The future minimum lease commitments under these leases are as indicated.

For additional information, see Notes 9 and 11 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K.

		September 30,		September 30,		September 30,		September 30,		September 30,
			2013 to		2015 to
	2012		2014		2016		After 2017		Total
Obligation:
Long-term debt principal payments and maturities ⁽¹⁾	$	21,516	$	274,391	$	44,735	$	112,952	$	453,594
Standby letters of credit ⁽²⁾		7,954		—		—		—		7,954
Interest payments ⁽³⁾		20,581		31,561		14,150		7,250		73,542
Purchase commitments ⁽⁴⁾		—		—		—		—		—
Ground and air rights leases ⁽⁵⁾		607		1,326		1,328		25,246		28,507
Operating leases ⁽⁶⁾		4,712		7,861		6,597		17,217		36,387

Total	$	55,370	$	315,139	$	66,810	$	162,665	$	599,984

⁽¹⁾	Includes notes payable under the Company's Credit Facility, excludes unamortized premium

⁽²⁾	As collateral for performance, the Company is contingently liable under standby letters of credit, which also reduces the availability under the Credit Facility

⁽³⁾	Assumes one-month LIBOR of 0.295% and Prime Rate of 3.25% which were the rates as of December 31, 2011 and includes fixed rate interest swap agreements.

⁽⁴⁾	These purchase commitments are related to the Company's development projects that are currently under construction.

⁽⁵⁾

Substantially all of the ground and air rights leases effectively limit our control over various aspects of the operation of the applicable property, restrict our ability to transfer the property and allow the lessor the right of first refusal to purchase the building and improvements. All of the ground and air rights leases provide for the property to revert to the lessor for no consideration upon the expiration or earlier termination of the ground or air rights lease.

⁽⁶⁾	Payments under operating lease agreements relate to various of our properties' equipment and office space leases. The future minimum lease commitments under these leases are as indicated.

For additional information, see Notes 10 and 12 in the accompanying Notes to Consolidated Financial Statements in this Form 10-K.

Warranties

We provide standard industry warranties in our design-build business, which generally are for one year after completion of a project. Buildings are guaranteed against defects in workmanship for one year after completion. The typical warranty requires that we replace or repair the defective item. We record an estimate for future warranty related costs based on actual historical warranty claims. This estimated liability is included in “Other liabilities” in the consolidated balance sheets. Based on analysis of warranty costs, the warranty provisions are adjusted as necessary. While warranty costs have historically been within calculated expectations, it is possible that future warranty costs could exceed expectations.

The changes in the carrying amounts of the total warranty liabilities for the periods shown are as follows (in thousands):

		September 30,			September 30,			September 30,
	For the Year Ended			For the Year Ended			For the Year Ended
	December 31,			December 31,			December 31,
	2010			2009			2008
	2011			2010			2009
Balance at the beginning of period	$	~~1,500~~980		$	41,~~331~~500		$	—4,331
Design-Build acquisition		—			—			4,600
Accruals		619			1,187			(218	)
Accruals		1,187			(218	)		2,217
Settlements		(579	)		(1,707	)		(2,613	)
Settlements		(1,707	)		(2,613	)		(2,486	)
Balance at the end of period	$	1,020		$	980		$	1,500
Balance at the end of period	$	980		$	1,500		$	4,331

Off-Balance Sheet Arrangements

We may guarantee debt in connection with certain of our development activities, including joint ventures, from time to time. As of December 31, ~~2010~~2011, we did not have any such guarantees or other off-balance sheet arrangements outstanding.

Real Estate Taxes

Our leases generally require the tenants to be responsible for all real estate taxes.

Inflation

Our leases at wholly-owned and consolidated partnership properties generally provide for either indexed escalators, based on the CPI or other measures or, to a lesser extent, fixed increases in base rents. The leases also contain provisions under which the tenants reimburse us for a portion of property operating expenses and real estate taxes. Our property management and related services provided to third parties typically provide for fees based on a percentage of revenues for the month as defined in the related property management agreements. The revenues collected from leases are generally structured as described above, with year over year increases. We also pay certain payroll and related costs related to the operations of third party properties that we manage. Under terms of the related management agreements, these costs are reimbursed by the third party property owners. We believe that inflationary increases in expenses will be offset, in part, by the contractual rent increases and tenant expense reimbursements described above.

Seasonality

Business under the Design-Build and Development segment can be subject to seasonality due to weather conditions at construction sites. In addition, construction starts and contract signings can be impacted by the timing of budget cycles at healthcare systems and providers.

Recent Accounting Pronouncements

~~None~~In May 2011, the Financial Accounting Standards Board (“FASB”) issued an accounting standard update, codified in Accounting Standards Codification (“ASC”) 820, Fair Value Measurement, which increases the disclosures around assets and liabilities measured at fair value. Entities will be required to disclose any significant transfers between Levels 1 and 2 of the fair value hierarchy, provide additional quantitative and qualitative information regarding fair value measurements categorized as Level 3 of the fair value hierarchy, and include the hierarchy classification for items whose fair value is not recorded on their consolidated balance sheets but are disclosed in their notes. This will become effective for fiscal years beginning after December 15, 2011. We have not yet adopted this accounting standard update and do not expect it to have a material impact on our consolidated financial statements.

60In June 2011, the FASB issued an accounting standard update, codified in ASC 220, Comprehensive Income, which changes the presentation of comprehensive income. Entities will have the option to present the total of comprehensive income, the components of net income, and the components of other comprehensive income either in a single continuous statement of comprehensive income or in two separate but consecutive statements. In both instances, an entity is required to present each component of net income along with total net income, each component of other comprehensive income along with a total for other comprehensive income, and a total amount for comprehensive income. This update eliminates the option to present the components of other comprehensive income as part of the statement of changes in stockholders' equity. The amendments in this update do not change the items that must be reported in other comprehensive income or when an item of other comprehensive income must be reclassified to net income. This will become effective for fiscal years beginning after December 15, 2011. We have not yet adopted this accounting standard update and do not expect it to have a material impact on our consolidated financial statements.

~~Table~~In September 2011, the FASB issued an accounting standards update, codified in ASC 350, Intangibles-Goodwill and Other. While this amendment does not change the calculation of ~~Contents~~goodwill impairment, it simplifies how companies test goodwill for impairment. Under this amendment, a company would be permitted to first assess qualitative factors to determine whether it is more likely than not that the fair value of a reporting unit is less than its carrying amount. If the fair value of a reporting unit is more than the carrying account, it is not necessary to perform the two-step goodwill impairment test described in ASC 350. The more-likely-than-not threshold is defined as having a likelihood of more than 50 percent. This will become effective for fiscal years beginning after December 15, 2011. We have not yet adopted this accounting standard update and do not expect it to have a material impact on our consolidated financial statements.

Item 7A. Quantitative and Qualitative Disclosure About Market Risk

Our future income, cash flows and fair values relevant to financial instruments are dependent upon prevalent market interest rates. Market risk refers to the risk of loss from adverse changes in market prices and interest rates. We use some derivative financial instruments to manage, or hedge, interest rate risks related to our borrowings. We do not use derivatives for trading or speculative purposes and only enter into contracts with major financial institutions based on their credit rating and other factors.

As65 of December 31, 2010, we had $362.2 million of consolidated debt outstanding (excluding any discounts or premiums related to assumed debt). Of our total consolidated debt, $75.8 million, or 20.9%, was variable rate debt that is not subject to variable to fixed rate interest rate swap agreements. Of our total indebtedness, $286.4 million, or 79.1%, was subject to fixed interest rates, including variable rate debt that is subject to variable to fixed rate swap agreements. The weighted average interest rate for fixed rate debt was 5.0% as of December 31, 2010.

If LIBOR were to increase by 100 basis points, the increase in interest expense on our variable rate debt would decrease future earnings and cash flows by approximately $0.8 million. Interest rate risk amounts were determined by considering the impact of hypothetical interest rates on our financial instruments. These analyses do not consider the effect of any change in overall economic activity that could occur in that environment. Further, in the event of a change of that magnitude, we may take actions to further mitigate our exposure to the change. However, due to the uncertainty of the specific actions that would be taken and their possible effects, these analyses assume no changes in our financial structure.

~~COGDELL~~As ~~SPENCER~~of ~~INC~~December 31, 2011, we had $453. ~~CONSOLIDATED~~6 ~~BALANCE~~million ~~SHEETS~~of consolidated debt outstanding (inexcluding ~~thousands,~~any ~~except~~discounts ~~per~~or ~~share~~premiums ~~amounts~~related to assumed debt). Of our total consolidated debt, $215.4 million, or 47.5%, was variable rate debt that is not subject to variable to fixed rate interest rate swap agreements. Of our total indebtedness, $238.2 million, or 52.5%, was subject to fixed interest rates, including variable rate debt that is subject to variable to fixed rate swap agreements. The weighted average interest rate for fixed rate debt was 6.24% as of December 31, 2011.

If LIBOR were to increase by 100 basis points, the increase in interest expense on our variable rate debt would decrease future earnings and cash flows by approximately $2.2 million. Interest rate risk amounts were determined by considering the impact of hypothetical interest rates on our financial instruments. These analyses do not consider the effect of any change in overall economic activity that could occur in that environment. Further, in the event of a change of that magnitude, we may take actions to further mitigate our exposure to the change. However, due to the uncertainty of the specific actions that would be taken and their possible effects, these analyses assume no changes in our financial structure.

Item

8. Financial Statements and Supplementary Data

COGDELL SPENCER INC.

INDEX TO THE CONSOLIDATED FINANCIAL STATEMENTS

		September 30,
	Page
Report of Independent Registered Public Accounting Firm	63	68
Consolidated Balance Sheets as of December 31, 2010 and 2009	64
Consolidated Balance Sheets as of December 31, 2011 and 2010		69
Consolidated Statements of Operations for the years ended December 31, 2010, 2009, and 2008	65
Consolidated Statements of Operations for the years ended December 31, 2011, 2010, and 2009		70
Consolidated Statements of Equity for the years ended December 31, 2010, 2009, and 2008	66
Consolidated Statements of Equity for the years ended December 31, 2011, 2010, and 2009		71
Consolidated Statements of Cash Flows for the years ended December 31, 2010, 2009, and 2008	67
Consolidated Statements of Cash Flows for the years ended December 31, 2011, 2010, and 2009		72
Notes to Consolidated Financial Statements	69	74
Supplemental Schedule — Schedule III — Real Estate and Accumulated Depreciation	~~104~~	108
Notes to Schedule III — Real Estate and Accumulated Depreciation	~~106~~	xx

62 67

COGDELL SPENCER INC. CONSOLIDATED BALANCE SHEETS (in thousands, except per share amounts)

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

To the Board of Directors and Stockholders of ~~Cogdell~~ ~~Spencer Inc. Charlotte, North Carolina~~

~~We have audited the accompanying consolidated balance sheets of~~ Cogdell Spencer Inc. and subsidiaries (the “Company”) as of December 31, 2010 and 2009, and the related consolidated statements of operations, equity, and cash flows for each of the three years in the period ended December 31, 2010. Our audits also included the financial statement schedule listed in the Index at Item 8. These financial statements and the financial statement schedule are the responsibility of the Company’s management. Our responsibility is to express an opinion on these financial statements and the financial statement schedule based on our audits.

Charlotte, North Carolina

We have audited the accompanying consolidated balance sheets of Cogdell Spencer Inc. and subsidiaries (the "Company") as of December 31, 2011 and 2010, and the related consolidated statements of operations, equity, and cash flows for each of the three years in the period ended December 31, 2011. Our audits also included the financial statement schedule listed in the Index at Item 8. These financial statements and the financial statement schedule are the responsibility of the Company's management. Our responsibility is to express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States). Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a reasonable basis for our opinion.

In our opinion, such consolidated financial statements present fairly, in all material respects, the financial position of Cogdell Spencer Inc. and subsidiaries at December 31, ~~2010~~2011 and ~~2009~~ 2010, and the results of their operations and their cash flows for each of the three years in the period ended December 31, ~~2010~~2011, in conformity with accounting principles generally accepted in the United States of America. Also, in our opinion, such financial statement schedule, when considered in relation to the basic consolidated financial statements taken as a whole, presents fairly, in all material respects, the information set forth therein.

WeThe accompanying consolidated financial statements have ~~also~~been ~~audited,~~prepared assuming that the Company will continue as a going concern. As discussed in ~~accordance~~Note ~~with~~2 to the ~~standards~~consolidated offinancial statements, in the event ~~Public~~the ~~Company~~transactions ~~Accounting Oversight~~described ~~Board~~below ~~(United~~do ~~States)~~not occur, the Company’s ~~internal~~may ~~control~~not ~~over~~remain ~~financial~~in ~~reporting~~compliance aswith ~~of December 31,~~its ~~2010,~~required ~~based~~fixed oncharge ~~the~~coverage ~~criteria~~ratio ~~established~~related into ~~Internal~~its ~~Control—Integrated~~secured ~~Framework~~revolving ~~issued by~~credit ~~the~~facility ~~Committee~~and ofits ~~Sponsoring~~secured ~~Organizations~~term ofloan facility and then would be in default under the ~~Treadway~~facilities’ ~~Commission~~agreements and ~~our~~may ~~report~~be ~~dated~~required ~~March 16,~~to ~~2011~~repay ~~expressed~~the anoutstanding ~~unqualified~~balances. ~~opinion~~This oncondition raises substantial doubt about the Company’s ~~internal~~ability ~~control~~to ~~over~~continue ~~financial reporting~~as a going concern. Management’s plans concerning these matters are also described in Note 2 to the consolidated financial statements. The consolidated financial statements do not include any adjustments that might result from the outcome of this uncertainty.

As discussed in Note 3 to the consolidated financial statements, on December 24, 2011 the Company entered into an Agreement and Plan of Merger, which would result in all outstanding shares of common and preferred stock being immediately cancelled and converted to the right to receive cash, and a separate agreement for the sale of its design-build business. The completion of each of the transactions is contingent on the other transaction occurring.

We have also audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States), the Company's internal control over financial reporting as of December 31, 2011, based the criteria established in Internal Control—Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission, and our report dated March 30, 2012 expressed an unqualified opinion on the Company's internal control over financial reporting.

/s/ DELOITE & TOUCHE LLP

McLean, Virginia ~~March 16,~~ ~~2011~~

63 March 30, 2012

COGDELL SPENCER INC.

CONSOLIDATED BALANCE SHEETS

(in thousands, except per share amounts)

		September 30,			September 30,
	December 31,			December 31,
	2010			2009
	2011			2010
Assets
Real estate properties:
Land	$	3744,~~269~~833		$	3337,~~139~~269
Buildings and improvements		~~597~~695,~~022~~994			~~527~~597,~~985~~022
Less: Accumulated depreciation		(~~119~~146,~~141~~523	)		(93119,~~247~~141	)
Net operating real estate properties		~~515~~594,~~150~~304			~~467~~515,~~877~~150
Construction in progress		2212,~~243~~257			4322,~~338~~243
Net real estate properties		~~537~~606,~~393~~561			~~511~~537,~~215~~393
Cash and cash equivalents		1216,~~203~~729			2512,~~914~~203
Restricted cash		62,~~794~~436			36,~~060~~794
Tenant and accounts receivable, net of allowance of $3,010 in 2010 and $2,817 in 2009		11,383			12,993
Tenant and accounts receivable, net of allowance of $3,180 in 2011 and $3,010 in 2010		19,981			11,383
Goodwill		~~22,882~~—			~~108~~22,~~683~~882
Trade names and trademarks		—			41,240
Intangible assets, net of accumulated amortization of $38,563 in 2011 and $49,287 in 2010		19,290			18,601
Intangible assets, net of accumulated amortization of $49,287 in 2010 and $43,313 in 2009		18,601			21,742
Other assets		27,107			23,684
Other assets		23,684			25,599
Total assets	$	692,104		$	632,940
Other assets — held for sale		—			2,217
Total assets	$	632,940		$	752,663
Liabilities and equity
Mortgage notes payable	$	~~317~~277,~~303~~834		$	~~280~~317,~~892~~303
Revolving credit facility		45,000			80,000
Term loan		80,800			—
Term loan		—			50,000
Revolving credit facility		95,000			45,000
Accounts payable		1116,~~368~~101			1511,~~293~~368
Billings in excess of costs and estimated earnings on uncompleted contracts		1,930			13,189
Other liabilities		60,109			41,749
Deferred income taxes		—			15,993
Total liabilities		529,844			415,420
Other liabilities		39,819			47,312
Other liabilities — held for sale		—			2,204
Total liabilities		415,420			504,883
Commitments and contingencies
Equity:
Cogdell Spencer Inc. stockholders’ equity:
Preferred stock, $0.01 par value; 50,000 shares authorized:
8.5000% Series A Cumulative Redeemable Perpetual Preferred Shares (liquidation preference $25.00 per share), 2,600 and zero shares issued and outstanding in 2010 and 2009, respectively		65,000			—
8.5000% Series A Cumulative Redeemable Perpetual Preferred Shares (liquidation preference $25.00 per share), 2,940 and 2,600 shares issued and outstanding in 2011 and 2010, respectively	$	73,500		$	65,000
Common stock, $0.01 par value; 200,000 shares authorized, 50,870 and 42,729 shares issued and outstanding in 2010 and 2009, respectively		509			427
Common stock, $0.01 par value; 200,000 shares authorized, 51,157 and 50,870 shares issued and outstanding in 2011 and 2010, respectively		512			509
Additional paid-in capital		~~417~~419,~~960~~559			~~370~~417,~~593~~960
Accumulated other comprehensive loss		(35,~~339~~714	)		(13,~~861~~339	)
Accumulated deficit		(~~287~~344,~~798~~986	)		(~~164~~287,~~321~~798	)
Total Cogdell Spencer Inc. stockholders’ equity		~~192~~142,~~332~~871			~~204~~192,~~838~~332
Noncontrolling interests:
Real estate partnerships		69,~~452~~332			56,~~220~~452
Operating partnership		1810,~~736~~057			3718,~~722~~736
Total noncontrolling interests		2519,~~188~~389			4225,~~942~~188
Total equity		~~217~~162,~~520~~260			~~247~~217,~~780~~520
Total liabilities and equity	$	~~632~~692,~~940~~104		$	~~752~~632,~~663~~940

See notes to consolidated financial statements.

64 69

COGDELL SPENCER INC.

CONSOLIDATED STATEMENTS OF OPERATIONS

(in thousands, except per share amounts)

		September 30,			September 30,			September 30,
	For the Year Ended			For the Year Ended			For the Year Ended
	December 31, 2010			December 31, 2009			December 31, 2008
	December 31, 2011			December 31, 2010			December 31, 2009
Revenues:
Rental revenue	$	8796,~~803~~253		$	7987,~~486~~803		$	7779,~~421~~486
Design-Build contract revenue and other sales		9179,~~256~~019			~~143~~91,~~416~~256			~~253~~143,~~596~~416
Property management and other fees		3,~~212~~143			3,~~336~~212			3,~~460~~336
Development management and other income		~~146~~122			~~3,363~~146			~~885~~3,363
Total revenues		~~182~~178,~~417~~537			~~229~~182,~~601~~417			~~335~~229,~~362~~601
Expenses:
Property operating and management		3338,~~664~~861			3133,~~810~~664			31,~~065~~810
Design-Build contracts and development management		7269,~~001~~704			~~113~~72,~~961~~001			~~214~~113,~~019~~961
Selling, general, and administrative		3024,~~411~~841			3230,~~285~~411			3032,~~215~~285
Depreciation and amortization		3233,~~841~~292			3432,~~502~~841			4434,~~879~~502
Impairment charges		~~127~~26,~~041~~885			~~120~~127,~~920~~041			—120,920
Total expenses		~~295~~193,~~958~~583			~~333~~295,~~478~~958			~~320~~333,~~178~~478
Income (loss) from continuing operations before other income (expense) and income tax benefit		(113,541	)		(103,877	)		15,184
Loss from continuing operations before other income (expense) and income tax benefit (expense)		(15,046	)		(113,541	)		(103,877	)
Other income (expense):
Interest and other income		~~655~~1,288			~~620~~655			~~922~~620
Gain on settlement from MEA Holdings, Inc. transaction		—			~~4,905~~—			—4,905
Interest expense		(21,~~994~~287	)		(21,~~711~~994	)		(2521,~~017~~711	)
Debt extinguishment and interest rate derivative expense		~~(371~~—	)		(~~2,511~~371	)		—(2,511	)
Equity in earnings of unconsolidated real estate partnerships		1321			1513			2215
Total other income (expense)		(2119,~~697~~978	)		(1821,~~682~~697	)		(2418,~~073~~682	)
Loss from continuing operations before income tax benefit		(135,238	)		(122,559	)		(8,889	)
Loss from continuing operations before income tax benefit (expense)		(35,024	)		(135,238	)		(122,559	)
Income tax benefit		16,352			22,124			1,244
Income tax benefit (expense)		(75	)		16,352			22,124
Loss from continuing operations		(~~118~~35,~~886~~099	)		(~~100~~118,~~435~~886	)		(7100,~~645~~435	)
Discontinued operations:
Income (loss) from discontinued operations		6—			~~(168~~6	)		(~~212~~168	)
Impairment of real estate property		—			~~(1,359~~—	)		—(1,359	)
Gain on sale of discontinued operations		~~264~~—			—264			—
Total discontinued operations		~~270~~—			~~(1,527~~270	)		(~~212~~1,527	)
Net loss		(~~118~~35,~~616~~099	)		(~~101~~118,~~962~~616	)		(7101,~~857~~962	)
Net income attributable to the noncontrolling interests in real estate partnerships		(~~831~~1,047	)		(~~288~~831	)		(~~964~~288	)
Net loss attributable to the noncontrolling interests in operating partnership		155,~~566~~433			3215,~~522~~566			332,~~048~~522
Dividends on preferred stock		(~~208~~6,248	)		—(208	)		—
Net loss attributable to Cogdell Spencer Inc. common shareholders	$	(~~104~~36,~~089~~961	)	$	(69104,~~728~~089	)	$	(569,~~773~~728	)
Per share data — basic and diluted
Per share data—basic and diluted
Loss from continuing operations attributable to Cogdell Spencer Inc. common shareholders	$	(20.2072	)	$	(2.1020	)	$	(02.3610	)
Income (loss) from discontinued operations attributable to Cogdell Spencer Inc. common shareholders		—			~~(0.04~~—	)		(0.0104	)
Net loss per common share available to Cogdell Spencer Inc. common shareholders	$	(20.2072	)	$	(2.1420	)	$	(02.3714	)
Weighted average common shares — basic and diluted		47,456			32,655			15,770
Weighted average common shares—basic and diluted		51,068			47,456			32,655
Net loss attributable to Cogdell Spencer Inc. common shareholders:
Continuing operations, net of tax	$	(~~104~~36,~~321~~961	)	$	(68104,~~500~~321	)	$	(568,~~634~~500	)
Discontinued operations		~~232~~—			~~(1,228~~232	)		(~~139~~1,228	)
Net loss attributable to Cogdell Spencer Inc. common shareholders	$	(~~104~~36,~~089~~961	)	$	(69104,~~728~~089	)	$	(569,~~773~~728	)

See notes to consolidated financial statements.

65 70

COGDELL SPENCER INC.

CONSOLIDATED STATEMENTS OF EQUITY

(in thousands)

		September 30,			September 30,			September 30,			September 30,			September 30,		September 30,		September 30,			September 30,			September 30,
							Cogdell Spencer Inc. Stockholders
													Series A
										Accumulated			Cumulative							Noncontrolling			Noncontrolling
										Other			Redeemable				Additional			Interests in			Interests in
	Total			Comprehensive			Accumulated			Comprehensive			Perpetual		Common		Paid-in			Operating			Real Estate
	Equity			Loss			Deficit			Income (Loss)			Preferred Shares		Stock		Capital			Partnership			Partnerships
Balance at December 31, 2007	$	162,256					$	(50,751	)	$	(884	)	$	—	$	119	$	166,901		$	44,437		$	2,434
Balance at January 1, 2009		282,994						(77,438	)		(5,106	)		—		177		275,380			85,324			4,657
Comprehensive loss:
Net income (loss)		(7,857	)	$	(7,857	)		(5,773	)		—			—		—		—			(3,048	)		964
Unrealized loss on interest rate swaps, net of tax		(7,936	)		(7,936	)		—			(4,222	)		—		—		—			(2,092	)		(1,622	)
Comprehensive loss		(15,793	)		(15,793	)
Issuance of common stock, net of costs		91,231						—			—			—		57		91,174			—			—
Issuance of operating partnership units		74,270						—			—			—		—		—			74,270			—
Redemption of operating partnership units		(493	)					—			—			—		—		—			(493	)		—
Conversion of operating partnership units to common stock		(114	)					—			—			—		1		1,843			(1,958	)		—
Issuance of limited partnership interests in real estate partnership		3,845						—			—			—		—		—			—			3,845
Restricted stock and LTIP units grants		1,144						—			—			—		—		94			1,050			—
Amortization of restricted stock grants		101						—			—			—		—		63			38			—
Dividends on common stock		(20,914	)					(20,914	)		—			—		—		—			—			—
Distributions to noncontrolling interests		(12,539	)					—			—			—		—		—			(11,575	)		(964	)
Adjustment to record change of interest in the operating partnership due to the issuance of operating partnership units at other than book value		—						—			—			—		—		15,305			(15,305	)		—
Balance at December 31, 2008		282,994						(77,438	)		(5,106	)		—		177		275,380			85,324			4,657
Comprehensive loss:
Net income (loss)		(101,962	)		(101,962	)		(69,728	)		—			—		—		—			(32,522	)		288
Unrealized gain on interest rate swaps, net of tax		5,185			5,185			—			3,760			—		—		—			611			814
Unrealized gain on derivative financial instruments, net of tax		5,185			5,185			—			3,760			—		—		—			611			814
Comprehensive loss		(96,777	)		(96,777	)
Issuance of common stock, net of costs		76,457						—			—			—		230		76,227			—			—
Issuance of operating partnership units		5,262						—			—			—		—		—			5,262			—
Conversion of operating partnership units to common stock		—						—			(515	)		—		20		18,830			(18,335	)		—
Restricted stock and LTIP unit grants		1,344						—			—			—		—		80			1,264			—
Amortization of restricted stock grants		113						—			—			—				76			37
Dividends on common stock		(17,155	)					(17,155	)		—			—		—		—			—			—
Distributions to noncontrolling interests		(4,458	)					—			—			—		—		—			(3,919	)		(539	)
Balance at December 31, 2009		247,780						(164,321	)		(1,861	)		—		427		370,593			37,722			5,220
Comprehensive loss:
Net income (loss)		(118,616	)		(118,616	)		(103,881	)		—			—		—		—			(15,566	)		831
Unrealized loss on interest rate swaps, net of tax		(2,328	)		(2,328	)		—			(1,387	)		—		—		—			(251	)		(690	)
Unrealized loss on derivative financial instruments, net of tax		(2,328	)		(2,328	)		—			(1,387	)		—		—		—			(251	)		(690	)
Comprehensive loss		(120,944	)		(120,944	)
Issuance of common stock, net of costs		47,616						—			—			—		72		47,544			—			—
Issuance of preferred stock, net of costs		62,564						—			—			65,000		—		(2,436	)		—			—
Redemption of operating partnership units		(133	)					—			(4	)		—		—		(39	)		(90	)		—
Conversion of operating partnership units to common stock		—						—			(87	)		—		4		1,959			(1,876	)		—
Restricted stock and LTIP unit grants		2,038						—			—			—		6		194			1,838			—
Amortization of restricted stock grants		145						—			—			—		—		145			—
Dividends on common stock		(19,388	)					(19,388	)		—			—		—		—			—			—
Dividends on preferred stock		(208	)					(208	)		—			—		—		—			—			—
Distributions to noncontrolling interests		(4,326	)					—			—			—		—		—			(3,041	)		(1,285	)
Contributed equity in real estate partnership		2,376						—			—			—		—		—			—			2,376
Balance at December 31, 2010	$	217,520					$	(287,798	)	$	(3,339	)	$	65,000	$	509	$	417,960		$	18,736		$	6,452
Comprehensive loss:
Net income (loss)		(35,099	)		(35,099	)		(30,713	)		—			—		—		—			(5,433	)		1,047
Unrealized loss on derivative financial instruments		(3,633	)		(3,633	)		—			(2,323	)		—		—		—			(343	)		(967	)
Comprehensive loss		(38,732	)		(38,732	)
Issuance of preferred stock, net of costs		8,204						—			—			8,500		—		(296	)		—			—
Conversion of operating partnership units to common stock		—						—			(52	)		—		3		709			(660	)		—
Restricted stock and LTIP unit grants		896						—			—			—		—		227			669			—
Amortization of restricted stock grants		37						—			—			—		—		37			—			—
Dividends on common stock		(20,227	)					(20,227	)		—			—		—		—			—			—
Dividends on preferred stock		(6,248	)					(6,248	)		—			—		—		—			—			—
Distributions to noncontrolling interests		(3,674	)					—			—			—		—		—			(2,912	)		(762	)
Contributed equity in real estate partnership		4,484						—			—			—		—		922			—			3,562
Balance at December 31, 2011	$	162,260					$	(344,986	)	$	(5,714	)	$	73,500	$	512	$	419,559		$	10,057		$	9,332

See notes to consolidated financial statements.

66 71

COGDELL SPENCER INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS

(in thousands)

		September 30,			September 30,			September 30,
	For the Year Ended			For the Year Ended			For the Year Ended
	December 31, 2010			December 31, 2009			December 31, 2008
	December 31, 2011			December 31, 2010			December 31, 2009
Operating activities:
Net loss	$	(~~118~~35,~~616~~099	)	$	(~~101~~118,~~962~~616	)	$	(7101,~~857~~962	)
Adjustments to reconcile net loss to cash provided by operating activities:
Depreciation and amortization (including amounts in discontinued operations)		3233,~~841~~292			3432,~~502~~841			4534,~~016~~502
Amortization of acquired above market leases and acquired below market leases, net (including amounts in discontinued operations)		(~~429~~416	)		(~~542~~429	)		(~~638~~542	)
Straight-line rental revenue		(1,~~206~~923	)		(~~556~~1,206	)		(~~569~~556	)
Amortization of deferred finance costs and debt premium		1,~~282~~700			1,~~644~~282			1,~~286~~644
Provision for bad debts		~~192~~170			~~2,624~~192			~~175~~2,624
Deferred income taxes		~~(16,419~~—	)		(1816,~~614~~419	)		(518,~~657~~614	)
Deferred tax expense on intersegment profits		67			(2,813	)		(7	)
Deferred tax expense (benefit) on intersegment profits		75			67			(2,813	)
Equity-based compensation		~~1,878~~933			1,~~300~~878			1,~~245~~300
Equity in earnings of unconsolidated real estate partnerships		(1321	)		(1513	)		(2215	)
Debt extinguishment and interest rate derivative expense		~~(264~~—	)		~~2,511~~(264	)		—2,511
Change in fair value of interest rate swap agreements		~~(897~~—	)		(~~757~~897	)		—(757	)
Impairment of goodwill, trade names and trademarks and intangible assets		127,041			120,920			—
Impairment of goodwill, trade names and trademarks, intangible assets, and property, plant, and equipment		26,885			127,041			120,920
Impairment of real estate property		—			~~1,359~~—			—1,359
Gain on sale of real estate property		~~(264~~—	)		—(264	)		—
Gain on settlement from MEA Holdings, Inc. transaction		—			~~(2,002~~—	)		—(2,002	)
Changes in operating assets and liabilities:
Tenant and accounts receivable and other assets		2(10,~~203~~974	)		322,~~118~~203			1632,~~243~~118
Accounts payable and other liabilities		(817,~~641~~502	)		(208,~~438~~641	)		(420,~~366~~438	)
Billings in excess of costs and estimated earnings on uncompleted contracts		(~~11,259~~227	)		(311,~~836~~259	)		(203,~~109~~836	)
Net cash provided by operating activities		731,~~496~~897			457,~~443~~496			2445,~~740~~443
Investing activities:
Business acquisitions, net of cash acquired		—			~~(8,022~~—	)		(~~134~~8,~~134~~022	)
Investment in real estate properties, net of cash acquired		(4299,~~914~~772	)		(5442,~~572~~914	)		(4554,~~515~~572	)
Purchase of noncontrolling interests in operating partnership		—			—			(770	)
Proceeds from sales-type capital lease		306			306			306
Proceeds from the disposal of disontinued operations		~~2,481~~—			—2,481			—
Purchase of corporate property, plant and equipment		(~~360~~1,679	)		(~~1,830~~360	)		(31,~~008~~830	)
Distributions received from unconsolidated real estate partnerships		7			67			56
Decrease (increase) in restricted cash		(34,~~734~~358	)		9(3,~~899~~734	)		~~(11~~9,~~161~~899	)
Net cash used in investing activities		(4496,~~214~~780	)		(5444,~~213~~214	)		(~~194~~54,~~277~~213	)
Financing activities:
Proceeds from mortgage notes payable		4823,~~766~~842			7348,~~222~~766			2273,~~580~~222
Repayments of mortgage notes payable		(3063,~~130~~286	)		(30,~~813~~130	)		(2130,~~964~~813	)
Proceeds from revolving credit facility		1474,~~000~~513			314,~~500~~000			~~145~~3,~~000~~500
Repayments to revolving credit facility		(4924,~~000~~513	)		(4849,000	)		(9948,~~700~~000	)
Proceeds from term loan		—80,800			—			~~100,000~~—
Repayment of term loan		~~(50,000~~—	)		(50,000	)		—(50,000	)
Net proceeds from sale of common stock		~~47,616~~—			7647,~~457~~616			9176,~~229~~457
Net proceeds from sale of preferred stock		628,~~564~~204			—62,564			—
Purchase of noncontrolling interests in operating partnership		(133	)		—			—
Redemptions of noncontrolling interests in operating partnership		—			(133	)		—
Dividends on common stock		(1820,~~600~~263	)		(1618,~~874~~600	)		(2116,~~111~~874	)
Distributions to noncontrolling interest in the Operating Partnership		(2,265	)		(5,261	)		(10,990	)
Dividends on preferred stock		(5,918	)
Distributions to noncontrolling interest in real estate partnerships		(1,285	)		(539	)		(963	)
Distributions to noncontrolling interest in the Operating Partnership		(2,983	)		(2,265	)		(5,261	)
Contributions from noncontrolling interests in real estate partnerships		2,376			—			481
Distributions to noncontrolling interest in real estate partnerships		(762	)		(1,285	)		(539	)
Payment of financing costs		(902	)		(1,676	)		(3,912	)
Equity contributions by partners in consolidated real estate partnerships		4,484			2,376			—
Net cash provided by financing activities		23,007			16			200,650
Payment of financing costs		(4,709	)		(902	)		(1,676	)
Increase (decrease) in cash and cash equivalents		(13,711	)		(8,754	)		31,113
Net cash provided by financing activities		69,409			23,007			16
Balance at beginning of period		25,914			34,668			3,555
Increase (decrease) in cash and cash equivalents		4,526			(13,711	)		(8,754	)
Balance at end of period	$	12,203		$	25,914		$	34,668
Balance at beginning of period		12,203			25,914			34,668
Balance at end of period	$	16,729		$	12,203		$	25,914
Supplemental disclosure of cash flow information:
Cash paid for interest, net of capitalized interest	$	2220,~~247~~853		$	2122,~~998~~247		$	2521,~~477~~998
Cash paid for income taxes	$	3712		$	37		$	~~3,897~~37

67 72

COGDELL SPENCER INC.

CONSOLIDATED STATEMENTS OF CASH FLOWS (CONTINUED) ~~(in~~ ~~thousands)~~

	For the Year Ended			For the Year Ended			For the Year Ended
	December 31, 2010			December 31, 2009			December 31, 2008
Non-cash investing and financing activities:
Debt assumed with purchase of properties	$	15,580		$	—		$	2,733
Accrued dividends and distributions		6,047			5,051			6,061
Operating Partnership Units converted into common stock		1,963			18,850			1,844
Investment in real estate properties included in accounts payable and other liabilities		(319	)		(4,490	)		(1,788	)
Operating Partnership Units issued or to be issued in connection with the acquisition of a business or real estate property		—			—			81,347
Noncontrolling interest assumed with purchase of property		—			—			3,359

(in thousands)

		September 30,			September 30,			September 30,
	For the Year Ended			For the Year Ended			For the Year Ended
	December 31, 2011			December 31, 2010			December 31, 2009
Non-cash investing and financing activities:
Investment in real estate properties included in accounts payable and other liabilities	$	(1,758	)	$	(319	)	$	(4,490	)
Mortgage note payable assumed with purchase of real estate property		—			15,580			—
Accrued dividends and distributions		6,341			6,047			5,051
Operating Partnership Units converted into common stock		712			1,963			18,850
Equity-based compensation capitalized in real estate properties		270			305			—

See notes to consolidated financial statements.

68 73

COGDELL SPENCER INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

1. Business

Cogdell Spencer Inc., incorporated in Maryland in 2005, together with its consolidated subsidiaries, is a real estate investment trust (“REIT”) focused on planning, owning, developing, constructing, and managing healthcare facilities. Through strategically managed, customized facilities, we help our ~~clients~~customers deliver superior healthcare. We operate our business through Cogdell Spencer LP, our operating partnership subsidiary (the “Operating Partnership”), and our subsidiaries. All references to “we,” “us,” “our,” the “Company,” and “Cogdell Spencer” refer to Cogdell Spencer Inc. and our other consolidated subsidiaries, including the Operating Partnership.

We have two segments: (1) Property Operations and (2) Design-Build and Development. Property Operations owns and manages our properties and manages properties for third parties. Design-Build and Development provides strategic planning, design, construction, development, and project management services for properties owned by the Company and for third parties.

2. Summary of Significant Accounting Policies

Basis of Presentation

The accompanying consolidated financial statements have been prepared in conformity with accounting principles generally accepted in the United States of America (“GAAP”) and represent our assets and liabilities and operating results. The consolidated financial statements include our accounts and our wholly-owned subsidiaries as well as our Operating Partnership and its subsidiaries. The consolidated financial statements also include any partnerships for which we or our subsidiaries are the general partner or the managing member and the rights of the limited partners do not overcome the presumption of control by the general partner or managing member. We review our interests in entities to determine if the entity’s assets, liabilities, noncontrolling interests and results of activities should be included in the consolidated financial statements. All significant intercompany balances and transactions have been eliminated in consolidation.

The accompanying consolidated financial statements have been prepared on the basis of the Company continuing as a going concern. As discussed in Note 10, the financial covenants related to our secured revolving credit facility and our secured term loan facility require a minimum fixed charge coverage ratio of 1.50 to 1.00 beginning April 1, 2012 through the initial maturity of the facilities. Due to the continued decline in the operations of our Design-Build and Development segment we may not remain in compliance with the required fixed charge coverage ratio and then would be in default under the facilities’ agreements and may be required to repay the outstanding balances. This condition raises substantial doubt about the Company’s ability to continue as a going concern and, therefore, the Company may be unable to realize its assets and discharge its liabilities in the normal course of business.

As discussed in Note 3, we expect the Mergers to close in the second quarter of 2012; however there can be no assurances that the Mergers will close. We believe that in the event the Mergers were to fail to close that we will successfully negotiate terms with the lenders to avoid a default under the facilities, however there can be no assurances that such negotiations will be successful. As a result, the consolidated financial statements do not include any adjustments to reflect the possible effects on the recoverability of assets or the amounts of liabilities that may result from the resolution of the uncertainty about the Company’s ability to continue as a going concern.

Use of Estimates in Financial Statements

The preparation of financial statements in conformity with GAAP requires us to make estimates and assumptions that affect amounts reported in the financial statements and accompanying notes. Significant estimates and assumptions used include determining the useful lives of real estate properties and improvements, initial valuations and underlying allocations of the purchase price in connection with business and real estate property acquisitions, percentage of completion revenue, ~~construction~~ construction contingencies and loss provisions, bad debt reserves, deferred tax asset valuation allowance, and projected cash flows and fair value estimates used for impairment testing. Actual results may differ from those estimates.

Revenue Recognition

We derive the majority of our revenues from two main sources: 1) rents received from tenants under existing leases in healthcare facilities, and 2) revenue earned from design-build construction contracts and development contracts.

Rental Revenue and Property Management. Rental income related to non-cancelable operating leases is recognized as earned on a straight-line basis over the lease term, the period from the date the tenant has access and control over the leased space to the lease termination date. Rental income recognized on a straight-line basis may result in recognized revenue greater than or less than amounts contractually due from tenants for certain lease agreements, such as agreements with escalating rent payments. In addition, we may receive cash payments at the inception of a lease for tenant improvements. These amounts are included in “Other liabilities” in the consolidated balance sheets and are amortized into rental revenue over the lease term. Our leases generally contain provisions under which the tenants reimburse us for a portion of property operating expenses and real estate taxes. We monitor the creditworthiness of our tenants on a regular basis and maintain an allowance for doubtful accounts.

69 74

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

We receive fees for property management and related services provided to third parties which are reflected as property management fee revenue. Management fees are generally based on a percentage of revenues for the month as defined in the related property management agreements. We also pay certain payroll and related costs related to the operations of third party properties that we manage. Under terms of the related management agreements, these costs are reimbursed by the third party property owners and recognized by us as revenue as they are characterized by GAAP as “out of pocket” expenses incurred in the performance of a service.

Design-Build Contract Revenue ~~Revenues~~ and Development Management. Design-Build contract revenue is recognized under the percentage-of-completion method of accounting. Revenues are determined by measuring the percentage of costs incurred to date to estimated total costs for each design-build contract based on current estimates of costs to complete. Contract costs include all labor and benefits, materials, subcontracts, and an allocation of indirect costs related to contract performance such as architectural, engineering, and construction management. Indirect costs are allocated to projects based upon labor hours charged. As long-term design-build projects extend over one or more years, revisions in cost and estimated earnings during the course of the work are reflected in the accounting period in which the facts which require the revision become known. At the time a loss on a design-build project becomes known, the entire amount of the estimated ultimate loss is recognized in the consolidated financial statements. Change orders are recognized when they are approved by the client.

Costs and estimated earnings in excess of billings on uncompleted design-build projects (“underbillings”) are included in “Other assets” in the consolidated balance sheets. Billings in excess of costs and estimated earnings on uncompleted design-build projects (“overbillings”) are included in “Other liabilities” in the consolidated balance sheets. Customers are billed on a monthly basis at the end of each month, which can be in advance of work performed. As a result, we typically generate billings in excess of costs and estimated earnings on design-build projects.

Revenue from project analysis and design agreements is accounted for on the completed contract method. Costs in excess of billings and billings in excess of costs on project analysis and design agreements are included with design-build projects over and underbillings in the consolidated balance sheets. Revenue from development agreements is recognized as earned per the agreements and costs are expensed as incurred.

Other income. Other income on our statement of operations generally includes income incidental to our operations and is recognized when earned. Interest and other income includes the amortization of unearned income related to a sales-type capital lease.

Warranties

The changes in the carrying amounts of the total warranty liabilities for the periods shown are as follows (in thousands):

	For the Year Ended			For the Year Ended			For the Year Ended
		September 30,			September 30,			September 30,
	For the Year Ended
	December 31,			December 31,			December 31,
	2010			2009			2008
	2011			2010			2009
Balance at the beginning of period	$	~~1,500~~980		$	41,~~331~~500		$	—4,331
Design-Build acquisition		—			—			4,600
Accruals		619			1,187			(218	)
Accruals		1,187			(218	)		2,217
Settlements		(579	)		(1,707	)		(2,613	)
Settlements		(1,707	)		(2,613	)		(2,486	)
Balance at the end of period	$	1,020		$	980		$	1,500
Balance at the end of period	$	980		$	1,500		$	4,331

70 75

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Income Taxes

We elected to be taxed as a REIT under sections 856 through 860 of the Internal Revenue Code of 1986, as amended. REITs are subject to a number of organizational and operational requirements, including a requirement that 90% of ordinary “REIT taxable income” (as determined without regard to the dividends paid deduction or net capital gains) be distributed. As a REIT, we will generally not be subject to U.S. federal income tax to the extent that we meet the organizational and operational requirements and our distributions equal or exceed taxable income. For all periods subsequent to the REIT election, we have met the organizational and operational requirements and distributions have exceeded net taxable income. Accordingly, no provision has been made for federal and state income taxes, except as follows.

We have made the election to treat Cogdell Spencer TRS Holdings, LLC (“TRS Holdings”), our subsidiary which holds our design-build and development operations and our property management operations, as a taxable REIT subsidiary. As a taxable REIT subsidiary, the operations of TRS Holdings are generally subject to corporate income taxes. Our taxable REIT subsidiary accounts for its income taxes in accordance with GAAP, which includes an estimate of the amount of taxes payable or refundable for the current year and deferred tax liabilities and assets for the future tax consequences of events that have been recognized in our financial statements or tax returns. The calculation of the taxable REIT subsidiary’s tax provision may require interpreting tax laws and regulations and could result in the use of judgments or estimates which could cause its recorded tax liability to differ from the actual amount due. Deferred income taxes reflect the net tax effects of temporary differences between the carrying amounts of assets and liabilities for financial reporting purposes and the amounts used for income tax purposes. The taxable REIT subsidiary periodically assesses the realizability of deferred tax assets and the adequacy of deferred tax liabilities, including the results of local, state, or federal statutory tax audits or estimates and judgments used.

We apply provisions for measuring and recognizing tax benefits associated with uncertain tax positions. Penalties and interest, if incurred, would be recorded as a component of income tax expense.

We defer income taxes paid on intercompany profits for real estate properties remaining on our consolidated balance sheet. Such taxes are presented with the related real estate property on the ~~balance~~ balance sheet, are amortized to income tax expense over the useful life of the related property, are assessed for impairment as part of the asset group and any remaining balance is removed from the balance sheet when the related property is removed. ~~Such~~We did not defer income taxes ~~totaled~~paid ~~zero~~on ~~and~~intercompany ~~$2.8 million~~profits for real estate properties for the years ended December 31, ~~2010~~2011 and ~~2009, respectively~~2010.

Comprehensive Income or Loss

Comprehensive income or loss includes net income (loss) and all other non-owner changes in stockholders’ equity during the period including unrealized fair value adjustments on certain derivative agreements.

Cash and Cash Equivalents

We consider all short-term investments with maturities of three months or less when purchased to be cash equivalents. Restricted cash and short-term investments are excluded from cash for the purpose of preparing the consolidated statements of cash flows. The following table shows the composition of cash and cash equivalents for the periods shown:

		September 30,		September 30,
	December 31,		December 31,
	2010		2009
	2011		2010
Corporate cash and cash equivalents (available for general corporate purposes)	$	10,~~561~~912	$	2310,~~950~~561
Consolidated real estate partnership’s cash and cash equivalents (available only for real estate partnership purposes, including distributions)		15,~~642~~817		1,~~964~~642
	$	1216,~~203~~729	$	2512,~~914~~203

Restricted Cash

Restricted cash includes escrow accounts held by lenders and banks. Restricted cash can also include proceeds from property sales deposited with a qualified intermediary in accordance with like-kind exchange income tax rules and regulations.

71 76

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Real Estate Properties and Related Intangible Assets

Land and buildings and improvements are recorded at cost. For developed properties, direct and indirect costs that clearly relate to projects under development are capitalized. Costs include construction costs, professional services such as architectural and legal costs, travel expenses, capitalized interest and direct payroll and other acquisition costs. We begin capitalization when the project is probable. Capitalization of interest ceases when the property is ready for its intended use, which is generally near the date that a certificate of occupancy is obtained.

Depreciation and amortization are computed using the straight-line method for financial reporting purposes. Buildings and improvements are depreciated over 13 to 50 years. Tenant improvement costs, which are included in building and improvements in the consolidated balance sheets, are depreciated over the shorter of (i) the related remaining lease term or (ii) the life of the improvement. Corporate property, plant and equipment, which are included in “Other assets,” are depreciated over three to seven years.

Acquisitions of properties are accounted for utilizing the acquisition method and accordingly the purchase cost is allocated to tangible and intangible assets and liabilities based on their fair values. The fair value of tangible assets acquired is determined by valuing the property as if it were vacant, applying methods similar to those used by independent appraisers of income-producing property. The resulting value is then allocated to land, buildings and improvements, and tenant improvements based on our determination of the fair value of these assets. The assumptions used in the allocation of fair values to assets acquired are based on our best estimates at the time of evaluation.

Fair value is assigned to above-market and below-market leases based on the difference between (a) the contractual amounts to be paid by the tenant based on the existing lease and (b) our estimate of current market lease rates for the corresponding in-place leases, over the remaining terms of the in-place leases. Capitalized above-market lease amounts are amortized as a decrease to rental revenue over the remaining terms of the respective leases. Capitalized below-market lease amounts are amortized as an increase to rental revenue over the remaining terms of the respective leases. If a tenant vacates its space prior to the contractual termination of the lease and no rental payments are being made on the lease, any unamortized balance of the related intangible will be written off.

The aggregate value of other acquired intangible assets consists of acquired ground leases and acquired in-place leases and tenant relationships. The fair value allocated to acquired in-place leases consists of a variety of components including, but not necessarily limited to: (a) the value associated with avoiding the cost of originating the acquired in-place leases (i.e. the market cost to execute a lease, including leasing commissions and legal fees, if any); (b) the value associated with lost revenue related to tenant reimbursable operating costs estimated to be incurred during the assumed lease-up period (i.e. real estate taxes, insurance and other operating expenses); (c) the value associated with lost rental revenue from existing leases during the assumed lease-up period; and (d) the value associated with any other inducements to secure a tenant lease.

We assess the potential for impairment of our long-lived assets, including real estate properties, annually or whenever events occur or a change in circumstances indicate that the recorded value might not be fully recoverable. We determine whether impairment in value has occurred by comparing the estimated future undiscounted cash flows expected from the use and eventual disposition of the asset to its carrying value. If the undiscounted cash flows do not exceed the carrying value, the real estate is adjusted to fair value and an impairment loss is recognized. Assets held for sale are recorded at the lower of cost or fair value less costs to sell.

All operations and gains and losses associated with sales of real estate property or assets classified as held for sale are reclassified and presented as discontinued operations.

See Note 9 regarding the write-down of our long-lived assets to implied fair market value.

Repairs, Maintenance and Major Improvements

The costs of ordinary repairs and maintenance are charged to operations when incurred. Major improvements that enhance the value or extend the life of an asset are capitalized and depreciated over the remaining useful life of the asset. In some circumstances lenders require us to maintain a reserve account for future repairs and capital expenditures. These amounts are classified as restricted cash.

72 77

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Capitalization of Interest

We capitalize interest costs on borrowings incurred during the construction and lease-up periods of qualifying assets. Capitalized interest is added to the cost of the underlying assets and is depreciated over the useful lives of the assets. For the years ended December 31, 2011, 2010, ~~2009,~~ and ~~2008~~2009, we capitalized interest of approximately $01.9 3 million, $1.0 .9 million, and $01.6 0 million, respectively, in connection with various development projects.

Tenant and Accounts Receivable

Property Operations’ tenant and accounts receivable are recorded and carried at the amount billable per the applicable lease or contract agreement. Straight-line rent adjustments are included in Other assets in the consolidated balance sheets.

Design-Build and Development’s accounts receivable are comprised primarily of contracts receivable. Contracts receivable from performing construction of healthcare facilities are recorded when invoiced and are based on contracted prices and billing terms. Normal contracts receivable are due 15 to 30 days after the issuance of the invoice. Contract retentions are due 15 to 30 days after completion of the project and acceptance by the owner. Receivables past due more than 180 days are considered delinquent. Delinquent receivables are written off based on individual credit evaluation and specific circumstances of the customer. As construction contracts are long term, a portion of the contract retention receivable balance will not be collected within the next year.

An allowance for uncollectible accounts is made based upon a review of outstanding receivables, historical collection information, existing economic conditions, and other factors that may indicate collection of the full amount is no longer considered probable.

Investment in Capital Lease

Investment in capital lease consists of a building on a sales-type capital lease. Unearned income is amortized into interest income using a method that is not materially different from a method that produces a constant periodic rate of return on the net investment in the lease. The interest income is recorded in “Interest and other income” in the consolidated statements of operations. The investment in capital lease is included in “Other assets” in the consolidated balance sheets.

Deferred Financing Costs

Deferred financing costs include fees and costs incurred in conjunction with long-term financings and are amortized over the terms of the related debt using the straight-line method, which approximates the effective interest method. Upon repayment of or in conjunction with a substantial modification in the terms of the underlying debt agreement, any unamortized costs ~~are~~ are charged to earnings. Deferred financing costs were $78.1 4 million, net of accumulated amortization of $42.4 9 million, as of December 31, ~~2010~~2011 and $67.2 1 million, net of accumulated amortization of $34.0 4 million, as of December 31, ~~2009~~2010. Deferred financing costs are included in “Other assets” in the consolidated balance sheets.

Unconsolidated Real Estate Partnerships

We record investments in which we do not control but exercise significant influence under the equity method. In circumstances where the real estate partnerships have distributions in excess of the investment and accumulated earnings or experienced net losses in excess of the investment and we have guaranteed debt of the entity or otherwise intend to provide financial support, we have reduced the carrying value of our investment below zero and recorded a liability in “Other liabilities” in the consolidated balance sheets. Services performed for real estate joint ventures and capitalized by real estate joint ventures are recognized to the extent attributable to the outside interests in the real estate joint venture.

COGDELL SPENCER INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Goodwill and Intangible Assets

Goodwill is tested annually for impairment and is tested for impairment more frequently if events and circumstances indicate that the asset might be impaired. An impairment loss is recognized to the extent that the carrying amount, including goodwill, exceeds the reporting unit’s fair value and the implied fair value of goodwill is less than the carrying amount of that goodwill. Non-amortizing intangible assets, such as trade names and trademarks, are subject to an annual impairment test based on fair value and amortizing intangible assets are tested whenever events or changes in circumstances indicate that the carrying amount may not be recoverable.

73See Note 9 regarding the write-down of our goodwill and intangible assets related to the Design-Build and Development segment to zero.

COGDELL SPENCER INC. NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Fair Value of Financial Instruments

WeFair ~~define~~value ~~fair~~is ~~value~~defined as the exchange price that would be received for ancertain ~~asset~~assets or paid to transfer acertain ~~liability~~liabilities (an exit price) in the principal or most advantageous market for the certain asset or liability in an orderly transaction between market participants on the measurement date.

We utilize the fair value hierarchy which prioritizes the inputs to valuation techniques used to measure fair value into three broad levels. Fair values determined by Level 1 inputs utilize observable inputs such as quoted prices in active markets for identical assets or liabilities we have the ability to access. Fair values determined by Level 2 inputs utilize inputs other than quoted prices included in Level 1 that are observable for the asset or liability, either directly or indirectly. Level 2 inputs include quoted prices for similar assets and liabilities in active markets and inputs other than quoted prices observable for the asset or liability. Level 3 inputs are unobservable inputs for the asset or liability, and include situations where there is little, if any, market activity for the asset or liability. In instances in which the inputs used to measure fair value may fall into different levels of the fair value hierarchy, the level in the fair value hierarchy within which the fair value measurement in its entirety has been determined is based on the lowest level input significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.

To obtain fair values, observable market prices are used if available. In some instances, observable market prices are not readily available for certain financial instruments and fair value is determined using present value or other techniques appropriate for a particular financial instrument. These techniques involve some degree of judgment and as a result are not necessarily indicative of the amounts we would realize in a current market exchange. The use of different assumptions or estimation techniques may have a material effect on the estimated fair value amounts.

We do not hold or issue financial instruments for trading purposes. We consider the carrying amounts of cash and cash equivalents, restricted cash, tenant and accounts receivable, accounts payable, and other liabilities to approximate fair value due to the short maturity of these instruments. We have estimated the fair value of debt utilizing present value techniques taking into consideration current market conditions. At December 31, ~~2010~~2011, the carrying amount and estimated fair value of debt was $~~362~~453.3 6 million and $~~366~~477.3 6 million, respectively. At December 31, ~~2009~~ 2010, the carrying amount and estimated fair value of debt was $~~410~~362.~~9 million~~3 ~~and $398.5~~ million~~, respectively.~~ As of December 31, 2009, we reclassified the wholly-owned property Harbison Medical Office Building as held for sale discontinued operations. The mortgage included in Other liabilities — held for sale had a $2.2 million carrying value and $2366.3 ~~million~~ ~~estimated fair value as of December 31~~million, ~~2009~~respectively.

See Note 89 regarding the write-down of our ~~goodwill~~long-term ~~and certain intangible~~ assets to implied fair market value. See Note 1011 regarding the fair value of our interest rate swap agreements. ~~See Note 5 regarding the write-down of real estate property for one property to its implied fair market value less costs to sell.~~

Offering Costs

Underwriting commissions and other offering costs of raising equity are reflected as a reduction in additional paid-in capital.

Share Based Compensation

We measure share based compensation, including restricted stock grants and long-term incentive units (“LTIP units”) based on the estimated fair value of the award at the grant date, thus the share price of the common stock at the grant date. Where an observable market value of a similar instrument is not available, an option-pricing model is utilized. The compensation cost is recognized as an expense over the requisite service period required for vesting or when performance criteria for vesting is expected to be achieved.

74 79

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Per Share Data

Basic and diluted earnings per share are computed based upon the weighted average number of shares outstanding during the respective period.

Concentrations and Credit Risk

We maintain our cash in commercial banks. Balances on deposit are insured by the Federal Deposit Insurance Corporation (“FDIC”) up to specific limits. Balances on deposit in excess of FDIC limits are uninsured. At December 31, ~~2010~~2011, we had bank cash balances of $91.3 million in excess of FDIC insured limits.

The following table shows our concentration of tenant and accounts receivable and tenant and customer revenues as of and for the year ended:

	December 31,		December 31,
		September 30,			September 30,
	2010		2009
	December 31,			December 31,
Customer balances greater than 10% of tenants and accounts receivable	One		Three
	2011			2010
Customer revenues greater than 10% of total revenue	One		One
Customer balances greater than 10% of tenants and accounts receivable		Three			One
Customer revenues greater than 10% of total revenue		One			One

Our consolidated wholly-owned and joint venture properties located in Georgia, North Carolina, and South Carolina, provided approximately 8.4%, 21.7% and 24.3%, respectively, of our total annualized rent for the year ended December 31, 2011.

Reclassifications

During 2009, we reclassified Harbison Medical Office Building, a wholly-owned real estate property, as discontinued operations as the criteria for classification as held for sale had been met. As such, we reclassified the ~~assets and liabilities related to this real estate property to Other assets — held for sale and Other liabilities — held for sale, respectively, as well as the~~ results of operations to Discontinued Operations for all periods presented in the Consolidated Financial Statements in this Form 10-K. In June 2010, we sold Harbison Medical Office Building.

Recent Accounting Pronouncements

In May 2011, the Financial Accounting Standards Board (“FASB”) issued an accounting standard update, codified in Accounting Standards Codification (“ASC”) 820, Fair Value Measurement, which increases the disclosures around assets and liabilities measured at fair value. Entities will be required to disclose any significant transfers between Levels 1 and 2 of the fair value hierarchy, provide additional quantitative and qualitative information regarding fair value measurements categorized as Level 3 of the fair value hierarchy, and include the hierarchy classification for items whose fair value is not recorded on their consolidated balance sheets but are disclosed in their notes. This will become effective for fiscal years beginning after December 15, 2011. We have not yet adopted this accounting standard update and do not expect it to have a material impact on our consolidated financial statements.

In June 2011, the FASB issued an accounting standard update, codified in ASC 220, Comprehensive Income, which changes the presentation of comprehensive income. Entities will have the option to present the total of comprehensive income, the components of net income, and the components of other comprehensive income either in a single continuous statement of comprehensive income or in two separate but consecutive statements. In both instances, an entity is required to present each component of net income along with total net income, each component of other comprehensive income along with a total for other comprehensive income, and a total amount for comprehensive income. This update eliminates the option to present the components of other comprehensive income as part of the statement of changes in stockholders' equity. The amendments in this update do not change the items that must be reported in other comprehensive income or when an item of other comprehensive income must be reclassified to net income. This will become effective for fiscal years beginning after December 15, 2011. We have not yet adopted this accounting standard update and do not expect it to have a material impact on our consolidated financial statements.

In September 2011, the FASB issued an accounting standards update, codified in ASC 350, Intangibles-Goodwill and Other. While this amendment does not change the calculation of goodwill impairment, it simplifies how companies test goodwill for impairment. Under this amendment, a company would be permitted to first assess qualitative factors to determine whether it is more likely than not that the fair value of a reporting unit is less than its carrying amount. If the fair value of a reporting unit is more than the carrying account, it is not necessary to perform the two-step goodwill impairment test described in ASC 350. The more-likely-than-not threshold is defined as having a likelihood of more than 50 percent. This will become effective for fiscal years beginning after December 15, 2011. We have not yet adopted this accounting standard update and do not expect it to have a material impact on our consolidated financial statements.

COGDELL SPENCER INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Subsequent Events

OnIn ~~March 1,~~January ~~2011~~2012, weMr. David J. ~~amended~~Lubar ~~and~~resigned ~~restated~~from our ~~existing~~Company’s ~~revolving~~Board ~~credit~~of ~~facility~~Directors. ~~See Note 9 to these Consolidated Financial Statements for additional information.~~

3. Proposed ~~Minimum~~Merger ~~Future~~with ~~Rental~~Ventas; ~~Revenues~~ Sale of Erdman Business

Merger with Ventas

COGDELL SPENCER INC.

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

behalf of Ventas in an amount equal to $5 million. The merger agreement also provides that Ventas will be required to pay us a termination fee of $15 million plus expense reimbursement equal to $5 million if the merger agreement is terminated under certain circumstances because Ventas fails to complete the Company Merger or otherwise breaches its obligations under the merger agreement. In certain other termination scenarios, we may be obligated to reimburse Ventas for its reasonable out-of-pocket fees and expenses equal to $5 million, but will not be required to pay Ventas the termination fee.

Sale of Erdman Business

Our stockholders will not receive any consideration from the sale of MEA pursuant to the Erdman purchase agreement distinct from the consideration received pursuant to the merger agreement.

4. Minimum Future Rental Revenues

Our properties are generally leased to tenants under non-cancelable, fixed-term operating leases. Lease expiration dates extend as far as 2030 with some agreements providing for either fixed rent renewal terms or for market rent renewal terms. Our leases generally require the tenant to pay minimum rent, additional rent based upon increases in the Consumer Price Index, and all taxes (including property tax), insurance, maintenance and other operating costs associated with the leased property. No tenant occupied more than 10% of our net rentable square footage at year end.

~~Future~~82 ~~minimum lease payments by tenants under non-cancelable operating leases are as follows (in thousands):~~

For the year ending:
2011	$	78,274
2012		67,300
2013		55,178
2014		46,946
2015		38,505
Thereafter		195,729
	$	481,932

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

Future minimum lease payments by tenants under non-cancelable operating leases are as follows (in thousands):

		September 30,
For the year ending:
2012	$	91,741
2013		76,664
2014		68,062
2015		58,545
2016		50,418
Thereafter		165,257

	$	510,687

We have one property leased to a tenant under a capital lease that began in 1987 and expires in 2017. The tenant is the owner of the land on which the building sits and has leased the land to us for the same term with a bargain renewal option, through 2027, that we intend to exercise. Upon renewal of the ground lease, the property lease automatically extends for the same 10 year extension period. The “Investment in capital lease” is included in Other assets in the consolidated financial statements in this Form 10-K and was as follows (in thousands):

		September 30,			September 30,
	December 31,			December 31,
	2010			2009
	2011			2010
Total minimum lease payments	$	1110,~~089~~299		$	11,~~873~~089
Less: Unearned income		(65,~~119~~635	)		(6,~~596~~119	)
Investment in capital lease	$	4,~~970~~664		$	54,~~277~~970

Total minimum lease payments receivable on the capital lease, exclusive of the operating expense reimbursement payments, are as follows (in thousands):

		September 30,
For the year ending:
2011	$	790
2012	$	796
2012		796
2013		624
2014		630
2015		636
Thereafter		7,613
2016		643
	$	11,089
Thereafter		6,970
	$	10,299

45. Investments in Real Estate Partnerships

We have ownership interests in multiple limited liability companies and limited partnerships. The following is a description of those ~~entities~~interests as of December 31, 2011:

Real Estate Entity	Entity Holdings	Year Founded		Our Ownership
	September 30,		September 30,				September 30,
Consolidated
Real Estate Entity	Entity Holdings	Year Founded				Our Ownership
Bonney Lake MOB Investors, LLC	one property (under construction)	2009			61.7	%
Consolidated
Genesis Property Holdings, LLC	one property	2007			40.0	%
Good Sam MOB Investors, LLC	one property		2011				87.4	%
Cogdell Health Campus MOB, LP	one property	2006			80.9	%
Anchor Cogdell Doylestown GP, LLC	one property		2011				99.0	%
Mebane Medical Investors, LLC	one property	2006			35.1	%
Anchor Cogdell Covington, LLC	one property		2011				99.0	%
Rocky Mount MOB, LLC	one property	2002			34.5	%
Anchor Cogdell Florence, LLC	one property		2011				95.0	%
Unconsolidated
Bonney Lake MOB Investors, LLC	one property		2009				61.7	%
Cogdell Spencer Medical Partners LLC	no assets or liabilities	2008			20.0	%
West Tennessee Investors MOB, LLC	one property		2008				50.5	%
BSB Health/MOB Limited Partnership No. 2	nine properties	2002			2.0	%
Genesis Property Holdings, LLC	one property		2007				40.0	%
Shannon Health/MOB Limited Partnership No. 1	ten properties	2001			2.0	%
Cogdell Health Campus MOB, LP	one property		2006				80.9	%
McLeod Medical Partners, LLC,	three properties	1982			1.1	%
Mebane Medical Investors, LLC	one property		2006				35.1	%
Rocky Mount MOB, LLC	one property		2002				34.5	%
Unconsolidated
Cogdell Spencer Medical Partners LLC	no assets or liabilities		2008				20.0	%
BSB Health/MOB Limited Partnership No. 2	nine properties		2002				2.0	%
Shannon Health/MOB Limited Partnership No. 1	ten properties		2001				2.0	%
McLeod Medical Partners, LLC	three properties		1982				1.1	%

We83 are the general partner or managing member for all of the real estate partnerships listed above. We also manage the properties owned by these real estate partnerships and may receive design-build revenue, development fees, property management fees, leasing fees, and expense reimbursements from them in the course of our day-to-day operations. For the entities we consolidate, those revenues and the corresponding expenses are eliminated.

The consolidated entities are included in our consolidated financial statements because the limited partners or non-managing members do not have sufficient participation rights in the partnerships to overcome the presumption of control by us as the general partner or managing member. The limited partners or non-managing members may have certain protective rights such as the ability to prevent the sale of building, the dissolution of the partnership or limited liability company, or the incurrence of additional indebtedness, in each case subject to certain exceptions.

We have a 2.0% ownership in Shannon Health/MOB Limited Partnership No. 1 and a 2.0% ownership in BSB Health/MOB Limited Partnership No. 2. For both real estate entities, the partnership agreements and tenant leases of the limited partners are designed to give preferential treatment to the limited partners as to the operating cash flows from the partnerships. We, as the general partner, do not generally participate in the operating cash flows from these entities other than to receive property management fees. The limited partners can remove us as the property manager and as the general partner. Due to the structures of the partnership agreements and tenant lease agreements, we report the properties owned by these two joint ventures as fee managed properties owned by third parties.

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

In 2011, we sold 49.5% of our 100% equity interest in West Tennessee Investors, LLC for $3.1 million. At December 31, 2011, we owned 50.5% of the membership interests and the entity and its one property are now accounted for as a consolidated real estate partnership. In association with this transaction, additional paid in capital within the Consolidated Statement of Changes in Equity increased $0.9 million.

We are the general partner or managing member for all of the limited liability companies and limited partnerships listed above. We also manage the properties owned by these entities and may receive property management fees, leasing fees, expense reimbursements, design-build revenue, and development fees from them in the course of our day-to-day operations. For the entities that we consolidate, those revenues and the corresponding expenses are eliminated in our consolidated financial statements.

The consolidated entities are included in our consolidated financial statements because the limited partners or non-managing members do not have sufficient participation rights in the entities to overcome the presumption of control by us as the general partner or managing member. The limited partners or non-managing members may have certain protective rights such as the ability to prevent the sale of building, the dissolution of the partnership or limited liability company, or the incurrence of additional indebtedness, in each case subject to certain exceptions.

We have a 2.0% ownership in BSB Health/MOB Limited Partnership No. 2 and a 2.0% ownership in Shannon Health/MOB Limited Partnership No. 1. For both real estate entities, the partnership agreements and tenant leases of the limited partners are designed to give preferential treatment to the limited partners as to the operating cash flows from the partnerships. We, as the general partner, do not generally participate in the operating cash flows from these entities other than to receive property management fees. The limited partners can remove us as the property manager and as the general partner. Due to the structures of the partnership agreements and tenant lease agreements, we report the properties owned by these two joint ventures as fee managed properties owned by third parties.

Our unconsolidated entities are accounted for under the equity method of accounting based on our ability to exercise significant influence as the entity’s managing member or general partner. The following summary of financial information reflects the financial position and operations in their entirety, not just our interest in the entities, of the unconsolidated limited liability companies and limited partnerships for the periods indicated (in thousands):

		September 30,		September 30,
	December 31,		December 31,
	2010		2009
	2011		2010
Financial position:
Total assets	$	5354,~~755~~034	$	5453,~~725~~755
Total liabilities		4746,~~272~~410		4847,~~672~~272
Member’s equity		6,483		6,053
Member's equity		7,623		6,483

	For the Year Ended		For the Year Ended		For the Year Ended
		September 30,		September 30,	September 30,			September 30,
	December 31, 2010		December 31, 2009		December 31, 2008
	For the Year Ended		For the Year Ended		For the Year Ended
Results of operations:
	December 31, 2011		December 31, 2010		December 31, 2009
Total revenues	$	11,905	$	12,528	$	12,362
Results of operations:
Operating and general and administrative expenses		5,612		5,977		5,787
Total revenues	$	12,997	$	11,905			$	12,528
Net income		996		800		760
Operating and general and administrative expenses		5,828		5,612				5,977
Net income		1,322		996				800

5.84 ~~Acquisitions and Dispositions~~

Property Acquisitions

In July 2010, we acquired St. Francis Outpatient Center in Greenville, South Carolina for $16.6 million. St. Francis Outpatient Center is approximately 72,000 square feet and houses outpatient operating rooms as well as inpatient and outpatient radiology. The property is 100% leased by St. Francis Hospital, Inc., a subsidiary of Bon Secours Health System, Inc. We developed the property and have managed the property on behalf of a third party since its opening in 2001. The following table is an allocation of the purchase price (in thousands):

Building and improvements	$	13,796
Land improvements		10
Acquired in place lease value and deferred leasing costs		2,618
Acquired below market ground lease		214
Total purchase price allocated, net of cash acquired	$	16,638

The following summary of selected unaudited pro forma results of operations presents information as if the purchase of St. Francis Outpatient Center had occurred at the beginning of the periods indicated. The pro forma information is provided for informational purposes only and is not indicative of results that would have occurred had the property been purchased at the beginning of the periods indicated or results which may occur in the future (in thousands, except per share amounts):

	December 31,			December 31,
	2010			2009
Revenue	$	184		$	232
Net loss		(118	)		(102	)
Net loss attributable to Cogdell Spencer Inc. common shareholders		(104	)		(70	)
Net loss per common share attributable to Cogdell Spencer Inc. common shareholder — basic and diluted	$	(2.18	)	$	(2.15	)

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

NOTES TO CONSOLIDATED FINANCIAL STATEMENTS

6. Acquisitions and Dispositions

Property Acquisitions

For the year ended December 31, 2011, we acquired three buildings totaling approximately 213,000 net rentable square feet (unaudited) for a total approximate investment of $41.0 million. The following table is an allocation of the purchase price for those acquisitions (in thousands):

		September 30,
Land	$	4,418
Building and improvements		32,101
Acquired in place lease value and deferred leasing costs		4,476
Acquired above market leases		912
Acquired below market leases		(1,312	)
Acquired below market ground lease		355

Total purchase price allocated	$	40,950

For the year ended December 31, 2010, we acquired one building totaling approximately 72,000 net rentable square feet (unaudited) for a total approximate investment of $16.6 million. The following table is an allocation of the purchase price for that acquisition (in thousands):

		September 30,
Building and improvements	$	13,796
Land improvements		10
Acquired in place lease value and deferred leasing costs		2,618
Acquired below market ground lease		214

Total purchase price allocated, net of cash acquired	$	16,638

There were no property acquisitions in 2009.

Property Dispositions

In ~~June~~ 2010, we sold Harbison Medical Office Building, located in Columbia, South Carolina for $2.5 million and recorded a gain on sale of $0.3 million. In 2009, the criteria for classification as held for sale had been met and the ~~assets~~results ~~and~~of ~~liabilities~~operations ~~related~~ to ~~this real estate property~~ were reclassified to ~~Other assets — held for sale and Other liabilities — held for sale, respectively, as well as the results of operations to~~ Discontinued operations for all periods presented in the consolidated financial statements in this Form 10-K. This property is included in our Property Operations segment.

Below is a summary of discontinued operations for the real estate property reclassified to discontinued operations (in thousands):

September 30,

December 31,

2010

2009

2008

2011

2010

2009

Revenues:

Rental revenues

~~139~~—

~~354~~139

~~378~~354

Total revenues

~~139~~—

~~354~~139

~~378~~354

Expenses:

Property operating and management

~~133~~—

~~247~~133

~~311~~247

Depreciation and amortization

—

~~137~~—

137

Interest expense

—

~~138~~—

~~142~~138

Total expenses

~~133~~—

~~522~~133

~~590~~522

Income (loss) from discontinued operations before impairment of real estate property

6—

~~(168~~6

)

(~~212~~168

)

Impairment of real estate property

—

~~(1,359~~—

)

—(1,359

)

Gain on sale of discontinued operations

~~264~~—

—264

—

Total discontinued operations

~~270~~—

~~(1,527~~270

)

(~~212~~1,527

)

~~In 2009, related to Harbison Medical Office Building, we recorded a non-cash impairment charge of ($1~~7.~~4 million)~~ inBusiness ~~order~~Segments to reduce the carrying value of the real estate property to its estimated net sale proceeds. The following table presents information about our real estate assets held for sale measured at fair value as of December 31, 2009 (in thousands):

	Recorded Value
	as of
	December 31,		Fair Value Measurement as of December 31, 2009						Total
Description	2009		Level 1		Level 2		Level 3		Losses
Other assets — held for sale	$	2,200	$	—	$	2,200	$	—	$	1,359

6. Business Segments

We have two identified reportable segments: (1) Property Operations and (2) Design-Build and Development. We define business segments by their distinct customer base and service provided. Each segment operates under a separate management group and produces discrete financial information, which is reviewed by the chief operating decision maker to make resource allocation decisions and assess performance. Inter-segment sales and transfers are accounted for as if the sales and transfers were made to third parties, which involve applying a negotiated fee onto the costs of the services performed. All inter-company balances and transactions are eliminated during the consolidation process.

78 85

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

WeNOTES ~~evaluate~~TO ~~the~~CONSOLIDATED ~~operating~~FINANCIAL ~~performance~~STATEMENTS of our operating segments based on funds from operations (“FFO”) and funds from operations modified (“FFOM”). FFO, as defined by the National Association of Real Estate Investment Trusts (“NAREIT”), represents net income (computed in accordance with GAAP), excluding gains from sales of property, plus real estate depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures. We adjust the NAREIT definition to add back noncontrolling interests in real estate partnerships before real estate related depreciation and amortization and dividends on preferred stock. FFOM adds back to FFO non-cash amortization of non-real estate related intangible assets associated with purchase accounting. We consider FFO and FFOM important supplemental measures of our operational performance. We believe FFO is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. We believe that FFOM assists securities analysts, investors and other interested parties in evaluating current period results to results prior to our 2008 acquisition of our Design-Build segment. FFO and FFOM are intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assume that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because FFO and FFOM exclude depreciation and amortization unique to real estate, gains and losses from property dispositions and extraordinary items, it provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from net income. Our methodology may differ from the methodology for calculating FFO utilized by other equity REITs and, accordingly, may not be comparable to such other REITs. Further, FFO and FFOM do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations, or other commitments and uncertainties.

79We evaluate the operating performance of our operating segments based on funds from operations (“FFO”) and funds from operations modified (“FFOM”). FFO, as defined by the National Association of Real Estate Investment Trusts (“NAREIT”), represents net income (computed in accordance with GAAP), excluding gains from sales of property, plus real estate depreciation and amortization (excluding amortization of deferred financing costs), plus impairment of depreciable real estate assets, and after adjustments for unconsolidated partnerships and joint ventures. To calculate FFOM, we adjust the NAREIT definition to add back noncontrolling interests in real estate partnerships and limited liability companies before real estate related depreciation and amortization, acquisition-related costs, and dividends on preferred stock. FFOM also adds back to FFO non-cash amortization of non-real estate related intangible assets associated with purchase accounting. We consider FFO and FFOM important supplemental measures of our operational performance. We believe FFO is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. We believe that FFOM assists securities analysts, investors and other interested parties in evaluating current period results to results prior to our 2008 acquisition of our Design-Build segment. FFO and FFOM are intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assume that the value of real estate assets diminishes ratably over time. Historically, however, real estate values have risen or fallen with market conditions. Because each of FFO and FFOM exclude depreciation and amortization unique to real estate, gains and losses from property dispositions and extraordinary items, each provides a performance measure that, when compared year over year, reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, development activities and interest costs, providing perspective not immediately apparent from net income. Our methodology may differ from the methodology for calculating FFO utilized by other equity REITs and, accordingly, may not be comparable to such other REITs. Further, FFO and FFOM do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations, or other commitments and uncertainties.

COGDELL SPENCER INC. ~~NOTES~~ ~~TO CONSOLIDATED FINANCIAL STATEMENTS~~

~~The~~NOTES ~~following~~TO ~~tables~~CONSOLIDATED ~~represent~~FINANCIAL ~~the~~STATEMENTS ~~segment information for the years ended December 31, 2010, 2009 and 2008 (in thousands):~~

					Design-Build
	Property				and			Intersegment			Unallocated
Year ended December 31, 2010	Operations				Development			Eliminations			and Other			Total
Revenues:
Rental revenue	$	87,895			$	—		$	(92	)	$	—		$	87,803
Design-Build contract revenue and other sales		—				113,997			(22,741	)		—			91,256
Property management and other fees		3,212				—			—			—			3,212
Development management and other income		—				5,861			(5,715	)		—			146
Total revenues		91,107				119,858			(28,548	)		—			182,417
Certain operating expenses:
Property operating and management		33,664				—			—			—			33,664
Design-Build contracts and development management		—				97,561			(25,560	)		—			72,001
Selling, general, and administrative		—				17,373			(92	)		—			17,281
Intangible asset impairment charges		—				127,041			—			—			127,041
Total certain operating expenses		33,664				241,975			(25,652	)		—			249,987
		57,443				(122,117	)		(2,896	)		—			(67,570	)
Interest and other income		607				3			—			45			655
Corporate general and administrative expenses		—				—			—			(13,130	)		(13,130	)
Interest expense		—				—			—			(21,994	)		(21,994	)
Interest rate derivative expense		—				—			—			(371	)		(371	)
Benefit from income taxes applicable to funds from operations modified		—				—			—			15,396			15,396
Non-real estate related depreciation and amortization		—				(997	)		—			(229	)		(1,226	)
Earnings from unconsolidated real estate partnerships, before real estate related depreciation and amortization		26				—			—			—			26
Noncontrolling interests in real estate partnerships, before real estate related depreciation and amortization		(2,031	)	<

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