<PAGE>   1
                                                                 EXHIBIT 10.2(a)


RFS HOTEL INVESTORS, INC.
LEASE TERMS
for leases as of December 31, 1998


<TABLE>
<CAPTION>
                                                         Date of      Termination                                    Tier 1 Room  
  Franchise                 City              State     Inception        Date        Start Date       Base Rent        Revenue    
  ---------                 ----              -----     ---------        ----        ----------       ---------        -------

<S>                      <C>                  <C>       <C>           <C>            <C>              <C>            <C>
Holiday Inn              Louisville            KY        08/13/93      08/13/2008      08/13/93       409,727.00     1,537,499.00 
Holiday Inn              Clayton               MO        08/13/93      08/13/2008      01/01/98       557,228.00     2,505,320.00 
Holiday Inn              Columbia              SC        08/13/93      08/13/2008      08/13/93       368,754.00     1,475,513.00 
Holiday Inn              Lafayette             LA        10/26/93      10/26/2008      10/26/93       700,000.00     2,750,000.00 
Comfort Inn              Marietta              GA        12/17/93      12/17/2008      12/17/93       472,500.00     1,400,000.00 
Residence Inn            Kansas City           MO        02/02/94      02/02/2009      02/02/94       406,000.00     1,400,000.00 
Comfort Inn              Ft. Mill              SC        04/29/94      04/29/2009      04/29/94       518,000.00     1,250,000.00 
Hampton Inn              Ft. Lauderdale        FL        04/19/94      04/19/2009      04/19/94       364,000.00     1,450,000.00 
Holiday Inn Express      Arlington Heights     IL        06/07/94      06/07/2009      06/07/94       289,961.00     1,100,000.00 
Holiday Inn Express      Bloomington           MN        06/07/94      06/07/2009      06/07/94       515,793.00     1,500,000.00 
Hampton Inn              Bloomington           MN        06/07/94      06/07/2009      06/07/94       613,288.00     1,750,000.00 
Hampton Inn              Denver                CO        06/07/94      06/07/2009      06/07/94       568,981.00     1,425,000.00 
Holiday Inn Express      Downers Grove         IL        06/07/94      06/07/2009      06/07/94       409,850.00     1,100,000.00 
Comfort Inn              Farmington Hills      MI        06/07/94      06/07/2009      06/07/94       303,594.00     1,050,000.00 
Hampton Inn              Indianapolis          IN        06/07/94      06/07/2009      06/07/94       556,693.00     1,400,000.00 
Hampton Inn              Lincoln               NE        06/07/94      06/07/2009      06/07/94       342,202.00       950,000.00 
Hampton Inn              Minnetonka            MN        06/07/94      06/07/2009      06/07/94       348,052.00     1,100,000.00 
Hampton Inn              Oklahoma City         OK        06/07/94      06/07/2009      06/07/94       489,631.00     1,400,000.00 
Hampton Inn              Omaha                 NE        06/07/94      06/07/2009      06/07/94       463,545.00     1,250,000.00 
Hampton Inn              Tulsa                 OK        06/07/94      06/07/2009      06/07/94       423,390.00     1,350,000.00 
Hampton Inn              Warren                MI        06/07/94      06/07/2009      06/07/94       203,688.00       975,000.00 
Holiday Inn Express      Wauwatosa             WI        06/07/94      06/07/2009      06/07/94       373,516.00     1,200,000.00 
Residence Inn            Tyler                 TX        08/12/94      08/12/2009      08/12/94       512,750.00     1,700,000.00 
Residence Inn            Fishkill              NY        07/29/94      07/29/2009      07/29/94       888,822.00     2,200,000.00 
Residence Inn            Warwick               RI        07/29/94      07/29/2009      07/29/94       651,994.00     1,875,000.00 
Hampton Inn              Memphis               TN        09/30/94      09/30/2009      09/30/94       516,250.00     1,250,000.00 
Residence Inn            Ft. Worth             TX        10/01/94      10/01/2009      10/01/94       812,000.00     2,300,000.00 
Residence Inn            Torrance              CA        10/15/94      10/15/2009      10/15/94     1,365,000.00     4,000,000.00 
Residence Inn            Wilmington            DE        10/15/94      10/15/2009      10/15/94       703,500.00     2,000,000.00 
Residence Inn            Ann Arbor             MI        10/15/94      10/15/2009      10/15/94       308,000.00     1,150,000.00 
Holiday Inn              Flint                 MI        10/29/94      10/29/2009      10/29/94       933,100.00     2,750,000.00 
Residence Inn            Charlotte             NC        11/15/94      11/15/2009      11/15/94       315,000.00     1,150,000.00 
Hawthorn Suites Hotel    Atlanta               GA        12/21/94      12/21/2009      12/21/94     1,194,200.00     3,200,000.00 
Holiday Inn Express      Austin                TX        01/03/95      01/03/2010      01/03/95       367,500.00     1,300,000.00 
Hampton Inn              Lakewood              CO        03/16/95      03/16/2010      03/16/95       553,000.00     1,600,000.00 
Hampton Inn              Hattiesburg           MS        04/20/95      04/20/2010      04/20/95       385,000.00     1,150,000.00 
Hampton Inn              Laredo                TX        07/05/95      07/05/2010      07/05/95       409,255.00       500,000.00 
Residence Inn            Atlanta               GA        10/02/95      10/02/2010      10/02/95       815,500.00     1,500,000.00 
Holiday Inn              Crystal Lake          IL        10/05/95      10/05/2010      10/05/95     1,016,000.00     2,400,000.00 
Residence Inn            Orlando               FL        10/19/95      10/19/2010      10/19/95       707,000.00     2,350,000.00 
Residence Inn            Sacramento            CA        01/12/96      01/12/2011      01/12/96     1,008,000.00     2,975,000.00 
Hampton Inn              Plano                 TX        07/15/96      07/15/2011      07/15/96       490,000.00     1,100,000.00 
Hampton Inn              Houston               TX        11/12/96      11/12/2011      11/12/96       420,052.00     1,335,000.00 
Courtyard                Flint                 MI        12/19/96      12/19/2011      12/19/96       427,000.00     1,540,000.00 
Hampton Inn              Chandler              AZ        05/11/97      05/11/2012      05/11/97       369,514.00     1,580,000.00 
Hampton Inn              Sedona                AZ        06/17/97      06/17/2007      06/17/97       398,397.00     1,155,000.00 
Sheraton Hotel           Milpitas              CA        01/01/97      01/01/2012      01/01/97     2,199,601.00     3,506,412.00 
Sheraton Four Points     Sunnyvale             CA        01/01/97      01/01/2012      01/01/97     1,733,847.00     2,585,969.00 
Sheraton Four Points     Pleasanton            CA        01/01/97      01/01/2012      01/01/97     1,585,783.00     2,407,568.00 
Sheraton Four Points     Bakersfield           CA        01/01/97      01/01/2012      01/01/97       675,768.00     1,513,792.00 
Doubletree Hotel         San Diego             CA        05/30/96      05/30/2011      05/30/96     1,162,000.00     2,800,000.00 
Beverly Heritage         Milpitas              CA        06/23/97      06/23/2007      06/23/97     2,395,750.00     4,000,000.00 
Residence Inn            Jacksonville          FL        10/12/97      10/12/2007      10/12/97       575,658.00     1,934,250.00 
Hampton Inn              Jacksonville          FL        03/01/98      03/01/2008      03/01/98       428,871.00     1,335,000.00 
Residence Inn            West Palm Beach       FL        02/01/98      02/01/2008      02/01/98       420,001.00     1,700,000.00 
Ramada Plaza             San Francisco         CA        06/05/98      06/04/2003      06/05/98     2,812,226.00     5,950,000.00 

<CAPTION>

 Tier 1       Tier 2 Room       Tier 2       Tier 3 Room    Tier 3       Top Tier         Food         Beverage      Other Revenue
Percentage      Revenue       Percentage       Revenue    Percentage    Percentage     Percentage     Percentage      Percentage
----------      -------       ----------       -------    ----------    ----------     ----------     ----------      ----------

<S>           <C>             <C>          <C>            <C>           <C>            <C>            <C>            <C>
  23.00%      250,000.00         45.00%            0.00     0.00%          60.00%          5.00%         20.00%            0.00%
  17.00%      250,000.00         30.00%    2,313,929.00    50.00%          60.00%          5.00%         20.00%            0.00%
  17.50%      250,000.00         30.00%            0.00     0.00%          50.00%          5.00%         20.00%            0.00%
  24.00%      250,000.00         35.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  27.50%            0.00          0.00%            0.00     0.00%          60.00%          5.00%         20.00%            0.00%
  24.00%      250,000.00         45.00%            0.00     0.00%          60.00%          5.00%         20.00%            0.00%
  32.00%            0.00          0.00%            0.00     0.00%          65.00%          5.00%         20.00%            0.00%
  27.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  38.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  27.50%            0.00          0.00%            0.00     0.00%          72.00%          5.00%         20.00%            0.00%
  41.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  27.50%            0.00          0.00%            0.00     0.00%          76.50%          5.00%         20.00%            0.00%
  34.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  36.00%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  40.50%            0.00          0.00%            0.00     0.00%          72.00%          5.00%         20.00%            0.00%
  30.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  38.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  32.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  38.00%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  33.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  33.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  40.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  26.00%            0.00          0.00%            0.00     0.00%          67.50%          5.00%         20.00%            0.00%
  27.50%            0.00          0.00%            0.00     0.00%          72.00%          5.00%         20.00%            0.00%
  31.00%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  33.00%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  41.00%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  35.00%            0.00          0.00%            0.00     0.00%          69.00%          5.00%         20.00%            0.00%
  36.00%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  24.00%            0.00          0.00%            0.00     0.00%          69.00%          5.00%         20.00%            0.00%
  40.00%      250,000.00         65.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  24.00%            0.00          0.00%            0.00     0.00%          69.00%          5.00%         20.00%            0.00%
  36.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  36.50%            0.00          0.00%            0.00     0.00%          65.00%          5.00%         20.00%            0.00%
  33.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  36.00%            0.00          0.00%            0.00     0.00%          65.00%          5.00%         20.00%            0.00%
  21.00%      800,000.00         37.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  30.00%      500,000.00         50.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  30.00%      500,000.00         50.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  25.00%      500,000.00         50.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  40.00%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  33.00%      300,000.00         50.00%            0.00     0.00%          68.00%          5.00%         20.00%            0.00%
  35.00%            0.00          0.00%            0.00     0.00%          65.00%          0.00%          0.00%            0.00%
  41.50%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  47.20%      275,000.00         62.00%            0.00     0.00%          72.00%          0.00%          0.00%            0.00%
  43.60%      137,000.00         65.00%            0.00     0.00%          72.00%          0.00%          0.00%            0.00%
  47.00%    3,357,203.00         54.30%            0.00     0.00%          65.00%          0.00%          0.00%           90.00%
  45.90%    2,475,928.00         52.60%            0.00     0.00%          65.00%          5.00%          0.00%           90.00%
  48.10%    2,305,118.00         57.00%            0.00     0.00%          65.00%          5.00%          0.00%           90.00%
  23.50%    1,449,375.00         41.00%            0.00     0.00%          65.00%          0.00%          0.00%           90.00%
  26.00%      515,000.00         45.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  53.10%    2,356,591.00         65.00%            0.00     0.00%          75.00%          5.00%         20.00%            0.00%
  34.60%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  31.00%            0.00          0.00%            0.00     0.00%          70.00%          5.00%         20.00%            0.00%
  44.20%            0.00          0.00%            0.00     0.00%          68.00%          0.00%          0.00%            0.00%
  20.60%      830,000.00         65.00%            0.00     0.00%          75.00%          0.00%          0.00%            0.00%
</TABLE>