Medical Properties Trust (NYSE: MPW) has battled a barrage of issues. Financially strapped tenants have struggled to pay rent while rising interest rates have increased its borrowing costs. Those two factors have made it difficult to refinance existing debt as it matures.

However, the healthcare REIT has been working with its tenants to address their issues. It has also sold some hospital properties to repay debt and boost liquidity. Because of that, it's starting to get easier to refinance maturing debt. This progress is finally beginning to lift the weight from its stock price, which is still down nearly 80% from its peak in 2022. That sell-off is why the REIT currently yields more than 10% even though it cut its dividend last year.

Medical Properties Trust has sold several hospital properties over the past couple of years to repay maturing debt. It has paid off about $1.6 billion of debt over the past year. The REIT couldn't refinance that debt due to soaring interest rates and the financial issues facing some of its top tenants.

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Source Fool.com