Exhibit 4.4

                   DEED TO SECURE DEBT MODIFICATION AGREEMENT


         DEED TO SECURE DEBT MODIFICATION AGREEMENT (this "Agreement") made this
22nd day of December,  1999, among PROMUS HOTELS, INC., a Delaware  corporation,
having  an  office  at  755  Crossover  Lane,  Memphis,   Tennessee   38117-4900
("Mortgagee"),  and APPLE SUITES,  INC., a Virginia  corporation  ("Fee Owner"),
APPLE SUITES MANAGEMENT,  INC., a Virginia corporation ("Lessee";  together with
Fee Owner,  collectively,  "Mortgagor"),  each of Fee Owner and Lessee having an
office at 306 East Main Street, Richmond, Virginia 23219.

                              Preliminary Statement

         Mortgagee is the lawful owner and holder of the obligations  secured by
the Fee and  Leasehold  Deed To  Secure  Debt  dated  November  29,  1999,  from
Mortgagor to Mortgagee,  recorded in the Records of Cobb County, Georgia in Deed
Book ______,  Page ______ (the "Deed To Secure  Debt").  The Deed To Secure Debt
secures a $30,210,000 note (the "Original Note") of Fee Owner dated November 29,
1999,  which  evidences a purchase  money loan (the  "Loan") in that amount from
Mortgagee  to Fee Owner.

         Pursuant to the  Agreement  of Sale (as defined in the  Mortgage),  Fee
Owner  is to  acquire  certain  additional  premises  described  therein  and in
connection  therewith,  Fee Owner will borrow  $4,384,500 from Mortgagee and has
executed and delivered to Mortgagee its note, dated the date hereof,  obligating
it to pay the sum of  $4,384,500  (the "New  Note"),  with  interest  thereon as
therein  provided and with final payment  being due on January 1, 2001.  The New
Note by this  reference is made a part hereof and of the Deed To Secure Debt.

<PAGE>


         In  consideration  of such  additional  loan by Mortgagee to Fee Owner,
Mortgagee and Mortgagor  have agreed to modify the Deed To Secure Debt to secure
the New Note and thereby increase the amount secured by the Deed To Secure Debt,
all in the manner hereinafter set forth.

         NOW,  THEREFORE,  in  consideration  of the premises and other good and
valuable  consideration,  the  receipt  and  sufficiency  of  which  are  hereby
acknowledged, the parties hereto covenant and agree as follows:

         1. The Deed To Secure  Debt is  modified  as  follows:  The term "Note"
shall mean,  collectively,  the Original  Note and the New Note, as the same may
hereafter  be  amended,  modified,   extended,  severed,  assigned,  renewed  or
restated,  from time to time,  such that the Deed To Secure Debt shall be in the
amount of $34,594,500.

         2.  Mortgagor  warrants  and  represents  that  there are no  defenses,
offsets  or  counterclaims  with  respect to its  obligations  under the Deed To
Secure Debt, as modified hereby, including,  without limitation,  its obligation
for the payment of the Note.

         3. Except as modified in the manner set forth above, the Deed To Secure
Debt shall remain unmodified and in full force and effect.

         4. This Agreement may be executed in any number of counterparts, all of
which taken together shall constitute one and the same instrument, and any party
hereto may execute this Agreement by signing any such counterpart.

                                       2

<PAGE>



         IN WITNESS WHEREOF, this Agreement has been duly executed and delivered
by each of the parties hereto as of the date first above written.

                                         PROMUS HOTELS, INC.,
Attest:                                  a Delaware corporation


/s/ Glenda Long                          By  /s/ Joseph P. Pidkowciz      [SEAL]
--------------------------                  ------------------------------
Name: Glenda Long                           Joseph P. Pidkowicz
                                            Vice President

Signed, sealed and delivered this
16th day of December,
1999 in the presence of:

/s/ [Illegible]
--------------------------
Unofficial Witness

/s/ Julia A. Hill
--------------------------
Notary Public

[Notarial Seal]
[Notarial Stamp]

                                         APPLE SUITES, INC.,
Attest:                                  a Virginia corporation


 /s/ Michelle Fuller                     By  /s/ Glade M. Knight          [SEAL]
--------------------------                  ---------------------------
Name:                                         Name:
                                              Title:

Signed, sealed and delivered this
20th day of December,
1999 in the presence of:

/s/ [Illegible]
--------------------------
Unofficial Witness

/s/ Deanna Jost
--------------------------
Notary Public

[Notarial Seal]
[Notarial Stamp]

<PAGE>


                                      APPLE SUITES MANAGEMENT, INC.,
Attest:                               a Virginia corporation


/s/ Michelle Fuller                   By  /s/ Glade M. Knight             [SEAL]
--------------------------                --------------------------------
Name:                                     Name:
                                          Title:

Signed, sealed and delivered this
20th day of December,
1999 in the presence of:

/s/ [Illegible]
--------------------------
Unofficial Witness

/s/ Deanna Jost
--------------------------
Notary Public



[Notarial Seal]
[Notarial Stamp]