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UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549





FORM 10-Q







|x | QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
|- | ---------------------------------------------------------------------------------------

For the quarterly period ended March 31, 2008

OR



| ̈ | 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 001-32379





MHI HOSPITALITY CORPORATION

(Exact name of registrant as specified in its
charter)







|                                                               |  |                                     
|-------------------------------------------------------------- |  | ------------------------------------
|MARYLAND                                                       |  | 20-1531029                          
|(State or Other Jurisdiction of Incorporation or Organization) |  | (I.R.S. Employer Identification No.)

4801 Courthouse Street, Suite 201, Williamsburg, Virginia 23188

Telephone Number (757) 229-5648





Indicate by check mark whether
the registrant (1) has filed all reports required to be filed by Section 13 or 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  x    No   ̈

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 Securities Exchange Act. (Check one):



|                           |  |                             
|-------------------------- |  | ----------------------------
|Large Accelerated Filer   ̈ |  | Accelerated Filer   ̈        
|Non-accelerated Filer   ̈   |  | Smaller Reporting Company  x

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the
Exchange Act).    Yes   ̈    No  x

As of May 7, 2008, there were 6,939,613 shares of the registrants common stock issued and outstanding.









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MHI HOSPITALITY CORPORATION

INDEX



|         |  |                                                                                       |  |     
|-------- |  | ------------------------------------------------------------------------------------- |  | ----
|         |  |                                                                                       |  | Page
|PART I   |  |                                                                                      
|Item 1.  |  | Financial Statements                                                                  |  | 3   
|Item 2.  |  | Managements Discussion and Analysis of Financial Condition and Results of Operations |  | 18  
|Item 3.  |  | Quantitative and Qualitative Disclosures About Market Risk                            |  | 26  
|Item 4.  |  | Controls and Procedures                                                               |  | 27  
|Item 4T  |  | Controls and Procedures                                                               |  | 27  
|PART II  |  |                                                                                      
|Item 1.  |  | Legal Proceedings                                                                     |  | 28  
|Item 1A. |  | Risk Factors                                                                          |  | 28  
|Item 2.  |  | Unregistered Sales of Equity Securities and Use of Proceeds                           |  | 28  
|Item 3.  |  | Defaults Upon Senior Securities                                                       |  | 28  
|Item 4.  |  | Submission of Matters to a Vote of Security Holders                                   |  | 28  
|Item 5.  |  | Other Information                                                                     |  | 28  
|Item 6.  |  | Exhibits                                                                              |  | 29  



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PART I



|Item 1. | Financial Statements
|------- | --------------------

MHI
HOSPITALITY CORPORATION

CONSOLIDATED BALANCE SHEETS



|                                                                                                                                                                                |  |                |             |   |                   |   |             |  
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |  | -------------- | ----------- | - | ----------------- | - | ----------- | -
|                                                                                                                                                                                |  | March 31, 2008 |             |   | December 31, 2007 |  
|                                                                                                                                                                                |  | (unaudited)    |             |   |                   |  
|ASSETS                                                                                                                                                                          |  |                |             |   |                   |   |             |  
|Investment in hotel properties, net                                                                                                                                             |  | $              | 113,220,764 |   |                   | $ | 109,430,559 |  
|Properties under development                                                                                                                                                    |  |                | 36,537,407  |   |                   |   | 31,237,237  |  
|Investment in joint venture                                                                                                                                                     |  |                | 5,652,584   |   |                   |   | 5,583,072   |  
|Cash and cash equivalents                                                                                                                                                       |  |                | 3,076,801   |   |                   |   | 3,988,700   |  
|Restricted cash                                                                                                                                                                 |  |                | 2,156,491   |   |                   |   | 1,750,029   |  
|Accounts receivable                                                                                                                                                             |  |                | 2,053,014   |   |                   |   | 1,666,417   |  
|Accounts receivable-affiliate                                                                                                                                                   |  |                | 8,643       |   |                   |   | 11,814      |  
|Prepaid expenses, inventory and other assets                                                                                                                                    |  |                | 4,160,363   |   |                   |   | 2,550,112   |  
|Notes receivable                                                                                                                                                                |  |                | 400,000     |   |                   |   | 400,000     |  
|Shell Island lease purchase, net                                                                                                                                                |  |                | 2,161,764   |   |                   |   | 2,264,705   |  
|Deferred financing costs, net                                                                                                                                                   |  |                | 1,012,049   |   |                   |   | 1,076,345   |  
|                                                                                                                                                                                |  |                |             |   |                   |   |             |  
|TOTAL ASSETS                                                                                                                                                                    |  | $              | 170,439,880 |   |                   | $ | 159,958,990 |  
|                                                                                                                                                                                |  |                |             |   |                   |   |             |  
|LIABILITIES                                                                                                                                                                     |  |                |             |   |                   |   |             |  
|Line of credit                                                                                                                                                                  |  | $              | 45,887,858  |   |                   | $ | 34,387,858  |  
|Mortgage loans                                                                                                                                                                  |  |                | 55,500,000  |   |                   |   | 55,000,000  |  
|Accounts payable and other accrued liabilities                                                                                                                                  |  |                | 8,978,604   |   |                   |   | 8,478,441   |  
|Dividends and distributions payable                                                                                                                                             |  |                | 1,815,127   |   |                   |   | 1,807,883   |  
|Advance deposits                                                                                                                                                                |  |                | 761,466     |   |                   |   | 408,912     |  
|                                                                                                                                                                                |  |                |             |   |                   |   |             |  
|TOTAL LIABILITIES                                                                                                                                                               |  |                | 112,943,055 |   |                   |   | 100,083,094 |  
|Minority interest in operating partnership                                                                                                                                      |  |                | 18,973,336  |   |                   |   | 19,689,453  |  
|                                                                                                                                                                                |  |               
|Commitments and contingencies (see Note 7)                                                                                                                                      |  |                |             |   |                   |   |             |  
|                                                                                                                                                                                |  |               
|SHAREHOLDERS EQUITY                                                                                                                                                            |  |                |             |   |                   |   |             |  
|Preferred stock, par value $0.01, 1,000,000 shares authorized, 0 shares issued and outstanding                                                                                  |  |                |            |   |                   |   |            |  
|Common stock, par value $0.01, 49,000,000 shares authorized, 6,939,613 shares and 6,897,000 shares issued and outstanding at March 31,
2008 and December 31, 2007, respectively |  |                | 69,396      |   |                   |   | 68,970      |  
|Additional paid in capital                                                                                                                                                      |  |                | 48,501,275  |   |                   |   | 48,321,505  |  
|Accumulated deficit                                                                                                                                                             |  |                | (9,867,182  | ) |                   |   | (8,204,032  | )
|                                                                                                                                                                                |  |                |             |   |                   |   |             |  
|TOTAL SHAREHOLDERS EQUITY                                                                                                                                                      |  |                | 38,703,489  |   |                   |   | 40,186,443  |  
|                                                                                                                                                                                |  |                |             |   |                   |   |             |  
|TOTAL LIABILITIES AND SHAREHOLDERS EQUITY                                                                                                                                      |  | $              | 170,439,880 |   |                   | $ | 159,958,990 |  
|                                                                                                                                                                                |  |                |             |   |                   |   |             |  

The accompanying notes are an integral part of these financial statements.



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MHI HOSPITALITY CORPORATION

CONSOLIDATED STATEMENTS OF OPERATIONS

(unaudited)



|                                                                                 |  |                                  |            |   |                                  |   |            |  
|-------------------------------------------------------------------------------- |  | -------------------------------- | ---------- | - | -------------------------------- | - | ---------- | -
|                                                                                 |  | Three months endedMarch 31, 2008 |            |   | Three months endedMarch 31, 2007 |  
|REVENUE                                                                          |  |                                  |            |   |                                  |   |            |  
|Rooms department                                                                 |  | $                                | 10,742,102 |   |                                  | $ | 11,252,884 |  
|Food and beverage department                                                     |  |                                  | 3,814,058  |   |                                  |   | 4,760,083  |  
|Other operating departments                                                      |  |                                  | 961,302    |   |                                  |   | 905,960    |  
|                                                                                 |  |                                  |            |   |                                  |   |            |  
|Total revenue                                                                    |  |                                  | 15,517,461 |   |                                  |   | 16,918,926 |  
|EXPENSES                                                                         |  |                                  |            |   |                                  |   |            |  
|Hotel operating expenses                                                         |  |                                  |            |   |                                  |   |            |  
|Rooms department                                                                 |  |                                  | 3,135,890  |   |                                  |   | 3,026,359  |  
|Food and beverage department                                                     |  |                                  | 2,994,507  |   |                                  |   | 3,282,014  |  
|Other operating departments                                                      |  |                                  | 194,302    |   |                                  |   | 209,675    |  
|Indirect                                                                         |  |                                  | 6,259,143  |   |                                  |   | 6,322,155  |  
|                                                                                 |  |                                  |            |   |                                  |   |            |  
|Total hotel operating expenses                                                   |  |                                  | 12,583,842 |   |                                  |   | 12,840,203 |  
|Depreciation and amortization                                                    |  |                                  | 1,390,923  |   |                                  |   | 1,224,461  |  
|Corporate general and administrative                                             |  |                                  | 962,368    |   |                                  |   | 879,934    |  
|                                                                                 |  |                                  |            |   |                                  |   |            |  
|Total operating expenses                                                         |  |                                  | 14,937,133 |   |                                  |   | 14,944,598 |  
|                                                                                 |  |                                  |            |   |                                  |   |            |  
|OPERATING INCOME                                                                 |  |                                  | 580,328    |   |                                  |   | 1,974,328  |  
|Other income (expense)                                                           |  |                                  |            |   |                                  |   |            |  
|Interest expense                                                                 |  |                                  | (1,157,421 | ) |                                  |   | (1,042,352 | )
|Interest income                                                                  |  |                                  | 16,015     |   |                                  |   | 37,385     |  
|Equity in joint venture                                                          |  |                                  | 69,512     |   |                                  |   |           |  
|Unrealized loss on hedging activities                                            |  |                                  | (766,607   | ) |                                  |   | (101,215   | )
|Gain on disposal of assets                                                       |  |                                  | 8,478      |   |                                  |   |           |  
|                                                                                 |  |                                  |            |   |                                  |   |            |  
|Income (loss) before minority interest in operating partnership and income taxes |  |                                  | (1,249,695 | ) |                                  |   | 868,146    |  
|Minority interest in operating partnership                                       |  |                                  | 260,724    |   |                                  |   | (344,469   | )
|Income tax benefit                                                               |  |                                  | 505,554    |   |                                  |   | 78,826     |  
|                                                                                 |  |                                  |            |   |                                  |   |            |  
|NET INCOME (LOSS)                                                                |  | $                                | (483,417   | ) |                                  | $ | 602,503    |  
|                                                                                 |  |                                  |            |   |                                  |   |            |  
|Net income (loss) per share                                                      |  |                                  |            |   |                                  |   |            |  
|Basic                                                                            |  | $                                | (0.07      | ) |                                  | $ | 0.09       |  
|Diluted                                                                          |  | $                                | (0.07      | ) |                                  | $ | 0.09       |  
|Weighted average number of shares outstanding                                    |  |                                  |            |   |                                  |   |            |  
|Basic                                                                            |  |                                  | 6,930,045  |   |                                  |   | 6,764,750  |  
|Diluted                                                                          |  |                                  | 6,968,045  |   |                                  |   | 6,824,750  |  

The accompanying notes are an integral part of these financial statements.



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MHI HOSPITALITY CORPORATION

CONSOLIDATED STATEMENT OF SHAREHOLDERS EQUITY

(unaudited)



|                                           |  |              |  |                 |        |                    |   |            |       |   |            |   |  |   |            |  
|------------------------------------------ |  | ------------ |  | --------------- | ------ | ------------------ | - | ---------- | ----- | - | ---------- | - |  | - | ---------- | -
|                                           |  | Common Stock |  | AdditionalPaid- |        | AccumulatedDeficit |   |            | Total |  
|                                           |  | Shares       |  | Par Value       |        | In Capital         |   |           
|Balances at December 31, 2007              |  | 6,897,000    |  | $               | 68,970 |                    | $ | 48,321,505 |       | $ | (8,204,032 | ) |  | $ | 40,186,443 |  
|Issuance of restricted common stock awards |  | 42,613       |  |                 | 426    |                    |   | 151,270    |       |   |           |   |  |   | 151,696    |  
|Amortization of deferred stock grants      |  |             |  |                 |       |                    |   | 28,500     |       |   |           |   |  |   | 28,500     |  
|Net (loss)                                 |  |             |  |                 |       |                    |   |           |       |   | (483,417   | ) |  |   | (483,417   | )
|Dividends declared                         |  |             |  |                 |       |                    |   |           |       |   | (1,179,733 | ) |  |   | (1,179,183 | )
|                                           |  |              |  |                 |        |                    |   |            |       |   |            |   |  |   |            |  
|Balances at March 31, 2008                 |  | 6,939,613    |  | $               | 69,396 |                    | $ | 48,501,275 |       | $ | (9,867,182 | ) |  | $ | 38,703,489 |  
|                                           |  |              |  |                 |        |                    |   |            |       |   |            |   |  |   |            |  

The accompanying notes are an integral part of these financial statements.



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MHI HOSPITALITY CORPORATION

CONSOLIDATED STATEMENTS OF CASH FLOWS

(unaudited)



|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|-------------------------------------------------------------------------------------------------- |  | -------------------------------- | ----------- | - | -------------------------------- | - | ---------- | -
|                                                                                                   |  | Three months EndedMarch 31, 2008 |             |   | Three months endedMarch 31, 2007 |  
|Cash Flows from Operating Activities:                                                              |  |                                  |             |   |                                  |   |            |  
|Net income (loss)                                                                                  |  | $                                | (483,417    | ) |                                  | $ | 602,503    |  
|Adjustments to reconcile net income (loss) to net cash provided by (used in) operating activities: |  |                                  |             |   |                                  |   |            |  
|Depreciation and amortization                                                                      |  |                                  | 1,390,923   |   |                                  |   | 1,224,461  |  
|Equity in joint venture                                                                            |  |                                  | (69,512     | ) |                                  |   |           |  
|Gain on disposal of assets                                                                         |  |                                  | (8,478      | ) |                                  |   |           |  
|Unrealized loss on hedging activities                                                              |  |                                  | 766,607     |   |                                  |   | 101,215    |  
|Amortization of deferred financing costs                                                           |  |                                  | 64,296      |   |                                  |   | 43,019     |  
|Charges related to equity-based compensation                                                       |  |                                  | 180,196     |   |                                  |   | 39,671     |  
|Minority interest in operating partnership                                                         |  |                                  | (260,724    | ) |                                  |   | 344,469    |  
|Changes in assets and liabilities:                                                                 |  |                                  |             |   |                                  |   |            |  
|Restricted cash                                                                                    |  |                                  | (126,000    | ) |                                  |   | (90,428    | )
|Accounts receivable                                                                                |  |                                  | (386,596    | ) |                                  |   | (1,208,241 | )
|Inventory, prepaid expenses and other assets                                                       |  |                                  | (1,468,029  | ) |                                  |   | (340,072   | )
|Accounts payable and other accrued liabilities                                                     |  |                                  | (266,444    | ) |                                  |   | 544,035    |  
|Advance deposits                                                                                   |  |                                  | 352,554     |   |                                  |   | 263,249    |  
|Due from affiliates                                                                                |  |                                  | 3,171       |   |                                  |   | (8,562     | )
|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|Net cash provided by (used in) operating activities                                                |  |                                  | (311,453    | ) |                                  |   | 1,515,319  |  
|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|Cash flows from investing activities:                                                              |  |                                  |             |   |                                  |   |            |  
|Improvements and additions to hotel properties                                                     |  |                                  | (10,512,101 | ) |                                  |   | (2,505,254 | )
|Funding of restricted cash reserves                                                                |  |                                  | (280,462    | ) |                                  |   | (249,961   | )
|Proceeds of restricted cash reserves                                                               |  |                                  |            |   |                                  |   | 824,466    |  
|Proceeds of notes receivable                                                                       |  |                                  |            |   |                                  |   | 4,030,000  |  
|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|Net cash provided by (used in) investing activities                                                |  |                                  | (10,792,563 | ) |                                  |   | 2,099,251  |  
|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|Cash flows from financing activities:                                                              |  |                                  |             |   |                                  |   |            |  
|Dividends and distributions paid                                                                   |  |                                  | (1,807,883  | ) |                                  |   | (1,803,038 | )
|Proceeds of mortgage refinancing                                                                   |  |                                  | 500,000     |   |                                  |   | 9,232,921  |  
|Net proceeds of (payments of) credit facility                                                      |  |                                  | 11,500,000  |   |                                  |   | (505,113   | )
|Payment of deferred financing costs                                                                |  |                                  |            |   |                                  |   | (136,565   | )
|Payment of loans                                                                                   |  |                                  |            |   |                                  |   | (283,490   | )
|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|Net cash provided by financing activities                                                          |  |                                  | 10,192,117  |   |                                  |   | 6,504,715  |  
|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|Net increase (decrease) in cash and cash equivalents                                               |  |                                  | (911,899    | ) |                                  |   | 10,119,285 |  
|Cash and cash equivalents at the beginning of the period                                           |  |                                  | 3,988,700   |   |                                  |   | 1,445,491  |  
|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|Cash and cash equivalents at the end of the period                                                 |  | $                                | 3,076,801   |   |                                  | $ | 11,564,776 |  
|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|Supplemental disclosures:                                                                          |  |                                  |             |   |                                  |   |            |  
|Cash paid during the period for interest                                                           |  | $                                | 1,499,417   |   |                                  | $ | 1,158,274  |  
|                                                                                                   |  |                                  |             |   |                                  |   |            |  
|Cash paid during the period for income taxes                                                       |  | $                                | 158,265     |   |                                  | $ | 287,819    |  
|                                                                                                   |  |                                  |             |   |                                  |   |            |  

The accompanying notes are an integral part of these financial statements



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MHI HOSPITALITY CORPORATION

NOTES TO FINANCIAL STATEMENTS

(unaudited)

1. Organization and Description of Business

MHI
Hospitality Corporation (the Company) is a self-advised real estate investment trust (REIT) that was incorporated in Maryland on August 20, 2004 to own full-service upper-upscale, upscale and mid-scale hotels located in
primary and secondary markets in the mid-Atlantic, Midwest and Southeastern regions of the United States. The hotels operate under well-known national hotel brands such as Hilton, Crowne Plaza, Sheraton and Holiday Inn.

The Company commenced operations on December 21, 2004 when it completed its initial public offering (IPO) and thereafter consummated the
acquisition of six hotel properties (initial properties). Substantially all of the Companys assets are held by, and all of its operations are conducted through, MHI Hospitality, L.P. (the Operating Partnership). For the
Company to qualify as a REIT, it cannot operate hotels. Therefore, the Operating Partnership, which is approximately 65.0% owned by the Company, leases its hotels to a subsidiary of MHI Hospitality TRS Holding Inc., MHI Hospitality TRS, LLC,
(collectively, MHI TRS), a wholly owned subsidiary of the Operating Partnership. MHI TRS then engages a hotel management company to operate the hotels under a management contract. MHI TRS is treated as a taxable REIT subsidiary for
federal income tax purposes.

Significant transactions occurring during the current and prior fiscal year include the following:

On March 29, 2007, the Company closed a $23.0 million refinancing of the mortgage on the Hilton Wilmington Riverside. Approximately
$13.8 million of the proceeds were used to satisfy the existing indebtedness. The remainder of the proceeds, approximately $9.2 million, is being used to fund renovations to the property. The new mortgage matures March 29, 2017 and bears
interest at a rate of 6.21%, with payments of interest-only due for the first 24 months. Thereafter, payments of interest and principal are required under a 20-year amortization schedule.

On April 26, 2007, the Company entered into a program agreement and related operating agreements with CRP/MHI Holdings, LLC, an affiliate of Carlyle
Realty Partners V, L.P. and The Carlyle Group (Carlyle). The agreements provide for the formation of entities to be jointly owned by the Company and Carlyle, which will source, underwrite, acquire, develop and operate hotel assets and/or
hotel portfolios. Under the agreement, the Company will offer the joint venture the first right to acquire potential investment opportunities identified by the Company with total capitalization requirements in excess of $30.0 million. Carlyle has
agreed to commit up to $100.0 million of equity capital to the joint venture over a three-year period. Carlyle will fund up to 90% of the equity of an acquisition, and the Company will provide between 10% and 25%.

The Company will receive an asset management fee of 1.5% of the gross revenues of the hotels owned by the venture. In addition, the Company will have a
first right of offer with respect to any investment disposed by the joint venture. It is expected that hotels acquired by the joint venture will be managed by MHI Hotels Services, LLC (MHI Hotels Services).

On August 1, 2007, the Company entered into an amendment to its credit agreement with Branch Banking & Trust Company
(BB&T), as administrative agent and lender, dated May 8, 2006. The amended credit agreement with BB&T and certain other lenders reduced the rate of interest on the Companys revolving credit facility by 0.375%, so that
it bears a rate equal to LIBOR plus additional interest ranging from 1.625% to 2.125%. The amendment also reduced the capitalization rate to 8.5% from 10.0% for purposes of determining the asset value of the collateral for the credit facility.
Finally, the amendment extended the maturity date of the Companys revolving credit facility from May 8, 2010 to May 8, 2011.

On August 2, 2007, the Company closed a $23.0 million refinancing of the mortgage on the Hilton Savannah DeSoto. Approximately $9.6 million of the proceeds were used to satisfy the existing indebtedness and pay closing costs. At
closing, approximately $2.4 million of the proceeds was paid to the Company. The remainder of the proceeds will be used to fund renovations to the property. The new mortgage matures August 1, 2017 and bears interest at a rate of 6.06%, with
payments of interest-only due for the first 36 months. Thereafter, payments of interest and principal are required under a 20-year amortization schedule.

On August 8, 2007, through a joint venture with Carlyle, the Company completed the acquisition of the Crowne Plaza Hollywood Beach Resort, a newly renovated 311-room hotel in Hollywood, Florida for $74.0 million,
with Carlyle retaining a 75% equity position. A portion of the purchase was financed with a two-year $57,600,000 non-recourse loan from Société Générale. The loan has three one-year extensions and is interest-only bearing
a rate of LIBOR plus 1.94%. The hotel will be managed by MHI Hotels Services. The Company will receive an asset management fee of 1.5% of gross revenues of the hotel in addition to its share of the operating profits and proceeds of sale pursuant to
the joint venture agreement.



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On October 29, 2007, the Company purchased a 250-room hotel in Tampa, Florida, formerly known as the
Tampa Clarion Hotel for approximately $13.8 million, including transfer costs. The hotel is located in Tampas Westshore corridor and is within two miles of the Tampa International Airport. The Company intends to make extensive renovations and
re-open the hotel as the Crowne Plaza Tampa Westshore, as is consistent with the Companys repositioning strategy, in the first quarter 2009. The Company financed the acquisition with funds drawn on its credit facility.

2. Summary of Significant Accounting Policies

Basis of Presentation The consolidated financial statements of the Company presented herein include all of the accounts of MHI Hospitality Corporation as of and for and three months ended March 31, 2008 and 2007.

Principles of Consolidation The consolidated financial statements of the Company include the accounts of the Company and its
wholly owned subsidiaries. All inter-company accounts and transactions have been eliminated in consolidation.

Cash and Cash Equivalents
The Company considers all highly liquid investments with an original maturity of three months or less to be cash equivalents.

Restricted Cash Restricted cash includes real estate tax escrows and reserves for replacements of furniture, fixtures and equipment pursuant to certain requirements in the Companys mortgage agreement with MONY Life
Insurance Company (MONY). MONY holds mortgages on the Hilton Wilmington Riverside and the Hilton Savannah DeSoto. In addition, restricted cash includes the unexpended balance of a capital improvement reserve account for the Crowne Plaza
Jacksonville Hotel administered by Mercantile Safe Deposit and Trust Company (Mercantile), trustee for the mortgage holder.

Investment in Hotel Properties Investments in hotel properties are recorded at acquisition cost and allocated to land, property and equipment and identifiable intangible assets in accordance with Statement of Financial
Accounting Standards No. 141, Business Combinations. Replacements and improvements are capitalized, while repairs and maintenance are expensed as incurred. Upon the sale or retirement of a fixed asset, the cost and related accumulated
depreciation are removed from the Companys accounts and any resulting gain or loss is included in the statements of operations. Expenditures under a renovation project, which constitute additions or improvements that extend the life of the
property, are capitalized.

Depreciation is computed using the straight-line method over the estimated useful lives of the assets,
generally 15 to 39 years for buildings and building improvements and 3 to 10 years for furniture, fixtures and equipment. Leasehold improvements are amortized over the shorter of the lease term or the useful lives of the related assets.

The Company reviews its investments in hotel properties for impairment whenever events or changes in circumstances indicate that the carrying value of
the hotel properties may not be recoverable. Events or circumstances that may cause a review include, but are not limited to, adverse changes in the demand for lodging at the properties due to declining national or local economic conditions and/or
new hotel construction in markets where the hotels are located. When such conditions exist, management performs an analysis to determine if the estimated undiscounted future cash flows from operations and the proceeds from the ultimate disposition
of a hotel property exceed its carrying value. If the estimated undiscounted future cash flows are less than the carrying amount of the asset, an adjustment to reduce the carrying amount to the related hotel propertys estimated fair market
value is recorded and an impairment loss recognized.

Properties Under Development Investments in hotel property that have
been taken out of service for an extensive renovation in anticipation of re-opening under a new brand are included in properties under development. As of March 31, 2008 and December 31, 2007, there were two properties under development;
one, in Jeffersonville, Indiana which re-opened on May 1, 2008 as the Sheraton Louisville Riverside, and one in Tampa, Florida which is expected to re-open in the first quarter 2009 as the Crowne Plaza Tampa Westshore.

For properties under development, interest and real estate taxes incurred during the renovation period are capitalized and depreciated over the lives of
the renovated assets. Capitalized interest for the three months ended March 31, 2008 and 2007 was $561,888 and $164,400, respectively.

Investment in Joint Venture  Investment in joint venture represents the Companys non-controlling indirect 25.0% equity interest in (i) the entity that owns the Crowne Plaza Hollywood Beach Resort and (ii) the
entity that leases the hotel and has engaged MHI Hotels Services to operate the hotel under a management contract. Carlyle owns a 75.0% controlling indirect interest in both the entities. The Company accounts for its investment in the joint venture
under the equity method of accounting and is entitled to receive its pro rata share of annual cash flow. The Company also has the opportunity to earn an incentive participation in net sale proceeds based upon the achievement of certain overall
investment returns, in addition to its pro rata share of net sale proceeds.



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Derivative Instruments  The Company accounts for derivative instruments in accordance with
the provisions of Statement of Financial Accounting Standards No. 133, Accounting for Derivative Instruments and Hedging Activities, as amended and interpreted (SFAS 133). Under SFAS 133, all derivative instruments are
required to be reflected as assets or liabilities on the balance sheet and measured at fair value. Derivative instruments used to hedge the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular
risk, such as an interest rate risk, are considered fair value hedges. Derivative instruments used to hedge exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges. For a
derivative instrument designated as a cash flow hedge, the change in fair value each period is reported in accumulated other comprehensive income in stockholders equity to the extent the hedge is effective. For a derivative instrument
designated as a fair value hedge, the change in fair value each period is reported in earnings along with the change in fair value of the hedged item attributable to the risk being hedged. For a derivative instrument that does not qualify for hedge
accounting or is not designated as a hedge, the change in fair value each period is reported in earnings. The Company does not enter into derivative instruments for speculative trading purposes.

At March 31, 2008 and December 31, 2007, the Companys interest-rate swap agreement had an estimated fair value of $(1,947,101) and
$(1,180,494), respectively, and is included in accounts payable and other accrued liabilities.

Franchise License Fees Fees
expended to obtain or renew a franchise license are amortized over the life of the license or renewal. The un-amortized franchise fees as of March 31, 2008 and December 31, 2007 were $389,195 and $347,862, respectively. Amortization
expense totaled $8,698 and $6,238 for the three months ended March 31, 2008 and 2007, respectively.

Minority Interest in Operating
Partnership Certain hotel properties have been acquired, in part, by the Operating Partnership through the issuance of limited partnership units of the Operating Partnership. The minority interest in the Operating Partnership is:
(i) increased or decreased by the limited partners pro-rata share of the Operating Partnerships net income or net loss, respectively; (ii) decreased by distributions; (iii) decreased by redemption of partnership units for
the Companys common stock and (iv) adjusted to equal the net equity of the Operating Partnership multiplied by the limited partners ownership percentage immediately after each issuance of units of the Operating Partnership and/or
the Companys common stock through an adjustment to additional paid-in capital. Net income or net loss is allocated to the minority interest in the Operating Partnership based on the weighted average percentage ownership throughout the period.

On March 1, 2007, two holders of units in the Operating Partnership redeemed 120,000 units for an equivalent number of shares of the
Companys common stock. On August 28, 2007, one holder redeemed 50,000 units for an equivalent number of shares as well.

Revenue Recognition Revenues from operations of the hotels are recognized when the services are provided. Revenues consist of room sales, food and beverage sales, and other hotel department revenues, such as telephone, rooftop
leases and gift shop sales and rentals.

Occupancy and Other Taxes Revenues are reported net of occupancy and other taxes
collected from customers and remitted to governmental authorities.

Deferred Financing Costs  Deferred financing costs are
recorded at cost and consist of loan fees and other costs incurred in issuing debt. Amortization of deferred financing costs is computed using a method that approximates the effective interest method over the term of the related debt and is included
in interest expense in the statements of operations.

Income Taxes The Company has elected to be taxed as a REIT under
Sections 856 through 860 of the Internal Revenue Code. As a REIT, the Company generally will not be subject to federal income tax on that portion of its net income that does not relate to MHI Hospitality TRS, LLC, the Companys wholly owned
taxable REIT subsidiary. MHI Hospitality TRS, LLC, which leases the Companys hotels from subsidiaries of the Operating Partnership, is subject to federal and state income taxes.

The Company accounts for income taxes in accordance with the provisions of Statement of Financial Accounting Standards No. 109, Accounting for
Income Taxes(SFAS 109). Under SFAS 109, the Company accounts for income taxes using the asset and liability method under which deferred tax assets and liabilities are recognized for the future tax consequences attributable to
differences between the financial statement carrying amounts of existing assets and liabilities and their respective tax bases.



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The Company adopted the provisions of FASB Interpretation No. 48 (FIN 48), Accounting
for Uncertainty in Income Taxes, an interpretation of FASB Statement No. 109 (FAS No. 109), on January 1, 2007. As a result of the implementation of FIN 48, the Corporation recognized no material adjustments regarding
its tax accounting treatment. The Corporation expects to recognize interest and penalties related to uncertain tax positions, if any, as income tax expense. Stock-based Compensation  The Companys 2004 Long Term Incentive Plan
(Plan) permits the grant of stock options, restricted (non-vested) stock and performance share compensation awards to its employees for up to 350,000 shares of common stock. The Company believes that such awards better align the
interests of its employees with those of its shareholders.

Under the Plan, the Company has made restricted stock and deferred stock awards
totaling 105,613 shares including 60,000 shares granted under a deferred stock award to its Chief Operating Officer, 25,613 restricted shares issued to certain executives and employees, and 20,000 restricted shares issued to its directors. The
60,000 shares granted under the deferred stock award vest over five years. Regarding the restricted shares awarded to the Companys directors, the shares vest at the end of the year of service for which the shares are awarded. Of the 60,000
shares granted to the Companys Chief Operating Officer, only 10,000 shares have vested. Another 14,000 shares were issued January 14, 2008, but do not vest until January 1, 2011. The 25,613 restricted shares issued to certain of the
Companys executives and employees have all vested.

The value of the awards is charged to compensation expense on a straight-line
basis over the vesting or service period based on the Companys stock price on the date of grant or issuance. Under the Plan, the Company may issue a variety of performance-based stock awards, including nonqualified stock options. As of
March 31, 2008, no performance-based stock awards have been granted. Consequently, stock-based compensation as determined under the fair-value method would be the same under the intrinsic-value method. Total compensation cost recognized under
the Plan was $40,695 and $39,671 for the three months ended March 31, 2008 and 2007, respectively.

Comprehensive Income (Loss)
 Comprehensive income (loss), as defined, includes all changes in equity (net assets) during a period from non-owner sources. The Company does not have any items of comprehensive income (loss) other than net income (loss).

Segment Information Statement of Financial Accounting Standards No 131, Disclosures about Segments of an Enterprise and Related
Information(SFAS 131), requires public entities to report certain information about operating segments. Based on the guidance provided in SFAS 131, the Company has determined that its business is conducted in one reportable segment,
hotel ownership.

Use of Estimates The preparation of the financial statements in conformity with accounting principles
generally accepted in the United States of America requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the reporting period. Actual results could differ from those estimates.

Reclassifications  Certain reclassifications have been made to the prior period balances to conform to the current period presentation. Such reclassifications had no effect on the previously reported net assets.

Recent Account Pronouncements On September 15, 2006, the FASB issued SFAS No. 157, Fair Value Measurements
(SFAS 157). SFAS 157 establishes a framework for measuring fair value and expands disclosures about fair value measurements. The changes to current practice resulting from the application of SFAS 157 relate to the definition of fair
value, the methods used to measure fair value, and the expanded disclosures about fair value measurements. SFAS 157 was originally effective for fiscal years beginning after November 15, 2007 and interim periods within those fiscal years but
was amended on February 6, 2008 to defer the effective date for one year for certain non-financial assets and liabilities. The Company adopted SFAS 157 on January 1, 2008, which had no material impact on its financial statements.

SFAS 157 defines fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction
between market participants at the measurement date (exit price). SFAS 157 classifies the inputs used to measure fair value into the following hierarchy:



|        |  |                                                                                                           
|------- |  | ----------------------------------------------------------------------------------------------------------
|Level 1 |  | Unadjusted quoted prices in active markets for identical assets or liabilities                            
|        | 
|Level 2 |  | Unadjusted quoted prices in active markets for similar assets or liabilities, or                          
|        |  | Unadjusted quoted prices for identical or similar assets or liabilities in markets that are not active, or
|        |  | Inputs other than quoted prices that are observable for the asset or liability                            
|        | 
|Level 3 |  | Unobservable inputs for the asset or liability                                                            



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We endeavor to utilize the best available information in measuring fair value. Financial assets and
liabilities are classified in their entirety based on the lowest level of input that is significant to the fair value measurement. Our interest rate swap liability was valued by discounting future cash flows based on quoted prices for forward
interest-rate contracts. As such, these derivative instruments are classified within level 2.

In February 2007, the FASB issued SFAS
No. 159, The Fair Value Option for Financial Assets and Financial Liabilities (SFAS 159). SFAS 159 is effective for fiscal years beginning after November 15, 2007. SFAS 159 allows entities to choose, at specified
election dates, to measure eligible financial assets and liabilities at fair value that are not otherwise required to be measured at fair value. If a company elects the fair value option for an eligible item, changes in that items fair value
in subsequent reporting periods must be recognized in current earnings. SFAS 159 also establishes presentation and disclosure requirements designed to draw comparison between entities that elect different measurement attributes for similar assets
and liabilities. The Company adopted SFAS 159 on January 1, 2008, which had no material impact on its consolidated financial statements.

In December 2007, the FASB issued SFAS No. 141R Business Combinations, (SFAS 141R). SFAS 141R establishes principles and requirements for how the acquirer of a business recognizes and measures in its
financial statements the identifiable assets acquired, the liabilities assumed, and any non-controlling interest in the acquiree. The statement also provides guidance for recognizing and measuring the goodwill acquired in the business combination,
recognizing assets acquired and liabilities assumed arising from contingencies, and determining what information to disclose to enable users of the financial statement to evaluate the nature and financial effects of the business combination. SFAS
141R is effective for acquisitions consummated in fiscal years beginning after December 15, 2008. The Company expects SFAS 141R will have an impact on its consolidated financial statements when effective, but the nature and magnitude of the
specific effects will depend upon the nature, terms and size of the acquisitions the Company consummates after the effective date.

In
December 2007, the FASB issued SFAS No. 160, Noncontrolling Interests in Consolidated Financial Statements (SFAS 160). SFAS 160 changes the accounting and reporting for minority interests, which will be
recharacterized as noncontrolling interests and classified as a component of equity. This new consolidation method significantly changes the accounting for transactions with minority interest holders. SFAS 160 is effective for fiscal years beginning
after December 15, 2008 with early application prohibited. The Company is currently evaluating what impact SFAS 160 will have on its consolidated financial statements.

In March 2008, the FASB issued SFAS No. 161, Disclosures about Derivative Instruments and Hedging Activities(SFAS 161).
SFAS 161 requires expanded disclosures regarding the location and amounts of derivative instruments in an entitys financial statements, how derivative instruments and related hedged items are accounted for under SFAS 133, Accounting for
Derivative Instruments and Hedging Activities, and how derivative instruments and related hedged items affect an entitys financial position, operating results and cash flows. SFAS 161 is effective for periods beginning on or after
November 15, 2008. The Company is currently evaluating what impact SFAS 161 will have on its consolidated financial statements.

3. Acquisition of
Hotel Properties

There were no new acquisitions during the three months ended March 31, 2008.

4. Investment in Hotel Properties

Investment in
hotel properties as of March 31, 2008 and December 31, 2007 consisted of the following (in thousands):



|                                  |  |                |         |   |                   |   |         |  
|--------------------------------- |  | -------------- | ------- | - | ----------------- | - | ------- | -
|                                  |  | March 31, 2008 |         |   | December 31, 2007 |  
|                                  |  | (unaudited)    |         |   |                   |  
|Land and land improvements        |  | $              | 12,586  |   |                   | $ | 12,586  |  
|Buildings and improvements        |  |                | 106,141 |   |                   |   | 101,205 |  
|Furniture, fixtures and equipment |  |                | 19,553  |   |                   |   | 19,470  |  
|                                  |  |                |         |   |                   |   |         |  
|                                  |  |                | 138,280 |   |                   |   | 133,261 |  
|Less: accumulated depreciation    |  |                | (25,059 | ) |                   |   | (23,830 | )
|                                  |  |                |         |   |                   |   |         |  
|                                  |  | $              | 113,221 |   |                   | $ | 109,431 |  
|                                  |  |                |         |   |                   |   |         |  

5. Credit Facility

As of March 31, 2008, the Company had a secured, revolving credit facility with a syndicated bank group comprised of BB&T, Key Bank National Association and Manufacturers and Traders Trust Company that
enables the Company to borrow up to $60.0 million, subject to borrowing base and loan-to-value limitations. The credit facility was established during the



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second quarter of 2006 and replaced a $23.0 million secured, revolving credit facility with BB&T. On August 1, 2007, the Company entered into an
amendment to its credit agreement reducing the rate of interest on the credit facility by 0.375%, reducing the capitalization rate to 8.5% from 10.0% for purposes of determining the asset value of the collateral for the credit facility and extending
the maturity date by one year. On April 15, 2008, the Company entered into a second amendment to its credit agreement modifying certain provisions of the agreement including increases in the lenders revolver commitments by $20.0 million,
thereby enabling the Company to borrow up to $80.0 million. The Company had borrowings of $45,887,858 and $34,387,858 at March 31, 2008 and December 31, 2007, respectively.

The facility matures during May 2011 and bears interest at a floating rate of LIBOR plus additional interest ranging from 1.625% to 2.125%. On
March 31, 2008, LIBOR was 2.70%. In some circumstances, the revolving line of credit facility may bear interest at BB&Ts prime rate. Any amounts drawn under the revolving line of credit facility mature at the expiration of the
facility. The Company is required to pay a fee of 0.25% on the unused portion of the credit facility. Under the terms of the agreement, the Company was required to purchase an interest rate swap in order to hedge against interest rate risk.

The facility is secured by the Holiday Inn Brownstone in Raleigh, North Carolina, the Hilton Philadelphia Airport, the property under
renovation in Jeffersonville, Indiana and the property under renovation in Tampa, Florida, as well as a lien on all business assets of those properties including, but not limited to, equipment, accounts receivable, inventory, furniture, fixtures and
proceeds thereof. At March 31, 2008, the four properties had a net carrying value of approximately $71.9 million. Under the terms of the credit facility, the Company must satisfy certain financial and non-financial covenants. As of
March 31, 2008 and December 31, 2007, the Company was in compliance with all of the required covenants.

6. Mortgage Debt

Upon its formation, the Company assumed existing mortgage debt with MONY that was in place on two of the initial properties.

On August 2, 2007, the Company closed a $23.0 million refinancing of the mortgage on the Hilton Savannah DeSoto. Approximately $9.6 million of the
proceeds were used to satisfy the existing indebtedness and pay closing costs. At closing, approximately $2.4 million of the proceeds was paid to the Company. The remaining $11.0 million of the proceeds will fund a product improvement plan for the
hotel in connection with the Hilton relicensing. The new mortgage matures August 1, 2017 and bears interest at a rate of 6.06%, with payments of interest-only due for the first 36 months. Thereafter, payments of interest and principal are
required under a 25-year amortization schedule. The outstanding balance due on the loan as of March 31, 2008 and December 31, 2007 was $14,500,000 and $14,000,000, respectively.

On March 29, 2007, the Company closed a $23.0 million refinancing of the mortgage on the Hilton Wilmington Riverside. Approximately $13.8 million of
the proceeds were used to satisfy the existing indebtedness. The remainder of the proceeds, approximately $9.2 million, is being used to fund renovations to the property. The new mortgage matures March 29, 2017 and bears interest at a rate of
6.21% with payments of interest-only due for the first 24 months. Thereafter, payments of interest and principal are required under a 25-year amortization schedule.

On July 22, 2005, the Company purchased the Crowne Plaza Jacksonville Hotel in Jacksonville, Florida from BIT Holdings Seventeen, Inc., an affiliate of the AFL-CIO Building Investment Trust (the
Trust), for an aggregate price of $22.0 million. The Trust, for which Mercantile acts as trustee, financed a portion of the purchase price by extending an $18.0 million mortgage loan (the Loan) to the purchaser. The Loan,
which is secured by a lien against all the assets, rents and profits of the hotel as well as the real property, bears interest at the rate of 8.0% payable monthly during the term and matures in July 2010. Pre-payment penalties apply toward any
principal of the loan repaid before the fifth year of the term.

Total mortgage debt maturities as of March 31, 2008 for the following twelve-month
periods were as follows ($000s):



|                                                                     |  |   |        |  
|-------------------------------------------------------------------- |  | - | ------ | -
|March 31, 2009                                                       |  | $ |       |  
|March 31, 2010                                                       |  |   | 363    |  
|March 31, 2011                                                       |  |   | 18,688 |  
|March 31, 2012                                                       |  |   | 869    |  
|March 31, 2013                                                       |  |   | 924    |  
|Thereafter                                                           |  |   | 43,156 |  
|                                                                     |  |   |        |  
|Total future maturities                                              |  | $ | 64,000 |  
|Less: Funds remaining to be drawn on Hilton Savannah DeSoto mortgage |  |   | (8,500 | )
|                                                                     |  |   |        |  
|Mortgage loan balance, March 31, 2008                                |  | $ | 55,500 |  
|                                                                     |  |   |        |  



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7. Commitments and Contingencies

Ground, Building and Submerged Land Leases  The Company leases 2,086 square feet of commercial space next to the Savannah hotel property for use as an office, retail or conference space, or for any
related or ancillary purposes for the hotel and/or atrium space. In December 2007, the Company signed an amendment to the lease to include rights to the outdoor esplanade adjacent to the leased commercial space. The areas are leased under a six-year
operating lease, which expired October 31, 2006 and has been renewed for the first of three optional five-year periods expiring October 31, 2011, October 31, 2016 and October 31, 2021, respectively. Rent expense for this
operating lease was $13,795 and $10,795 for the three months ended March 31, 2008 and 2007, respectively.

The Company leases, as
landlord, the entire fourteenth floor of the Savannah hotel property to The Chatham Club, Inc. under a ninety-nine year lease expiring July 31, 2086. This lease was assumed upon the purchase of the building under the terms and conditions agreed
to by the previous owner of the property. No rental income is recognized under the terms of this lease as the original lump sum rent payment of $990 was received by the previous owner and not prorated over the life of the lease.

The Company leases a parking lot adjacent to the Holiday Inn Brownstone in Raleigh, North Carolina. The land is leased under a second amendment, dated
April 28, 1998, to a ground lease originally dated May 25, 1966. The original lease is a 50-year operating lease, which expires August 31, 2016. There is a renewal option for up to three additional ten-year periods expiring
August 31, 2026, August 31, 2036, and August 31, 2046, respectively. The Company holds an exclusive and irrevocable option to purchase the leased land at fair market value at the end of the original lease term, subject to the
payment of an annual fee of $9,000, and other conditions. For the three months ended March 31, 2008 and 2007, rent expense was $23,871.

In conjunction with the sublease arrangement for the property at Shell Island, the Company incurs an annual lease expense for a leasehold interest other than the purchased leasehold interest. Lease expense was $42,034 for the three months
ended March 31, 2008 and 2007.

The Company leases certain submerged land in the Saint Johns River in front of the Crowne Plaza
Jacksonville Hotel from the Board of Trustees of the Internal Improvement Trust Fund of the State of Florida. The submerged land is leased under a five-year operating lease, which expires September 18, 2012 requiring annual payments of $4,961.
Rent expense for the three months ended March 31, 2008 and 2007 was $1,240 and $1,160, respectively.

The Company leases 1,890 square
feet of commercial office space in Williamsburg, Virginia under a two-year agreement that expires August 31, 2008. There is a one-year renewal option. For the three months ended March 31, 2008 and 2007, rent expense was $10,707 and
$10,395, respectively.

The Company has agreed to lease a parking lot in close proximity to the property under renovation in
Jeffersonville, Indiana. The land is leased under an agreement dated August 17, 2007 with the City of Jeffersonville, which in turn leases the property from the State of Indiana. The lease term for the parking lot coincides with that of the
lease with the State of Indiana, which expires December 31, 2011. The Company has the right to renew or extend its lease with the City of Jeffersonville pursuant to the conditions of the original lease provided that the City of Jeffersonville
is able to renew or extend the underlying lease with the State of Indiana. Minimum annual rents of $33,600 commenced April 1, 2008.

Purchase Commitment  On January 23, 2008, the Company entered into a definitive agreement to purchase the 176-room Hampton Marina Hotel in Hampton, Virginia, for the aggregate purchase price of $7.85 million. On
April 24, 2008, the Company completed the purchase. To facilitate the purchase, the Company assumed $5.75 million of existing indebtedness, which bears a rate of 6.5% and matures on July 1, 2016. The loan requires payments of interest as
well as escrow deposits for real estate taxes and insurance on a monthly basis. Annual payments of principal are required under a sinking fund schedule beginning July 1, 2008. The remainder of the purchase price as well as closing costs was
funded with borrowings on the Companys credit facility.

Management Agreement  Each of the operating hotels that the
Company owned at March 31, 2008 operates under a ten-year master management agreement with MHI Hotels Services, which expires between December 2014 and April 2018 (see Note 9).

Franchise Agreements  As of March 31, 2008, the Companys hotels, except for those under development, operate under franchise
licenses from national hotel companies. Franchise licenses have been obtained for both the Sheraton Louisville Riverside, which opened on May 1, 2008, and the Crowne Plaza Tampa Westshore, expected to open in the first quarter 2009. A franchise
license has also been obtained to operate the Hampton Marina Hotel, which the Company purchased in April 2008, as a Crowne Plaza. Under the franchise agreements, the Company is required to pay a franchise fee generally between 2.5% and 5.0% of room
revenues, plus additional fees that amount to between 2.5% and 6.0% of room revenues from the hotels.



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Restricted Cash Reserves  Each month, the Company is required to escrow with its lender on
the Wilmington Riverside Hilton and the Savannah DeSoto Hilton an amount equal to 1/12 of the annual real estate taxes due for the properties. The Company is also required to establish a property improvement fund for each of these two hotels to
cover the cost of replacing capital assets at the properties. Each month, contributions to the property improvement fund equal to 4.0% of gross revenues for the Savannah DeSoto Hilton and the Wilmington Riverside Hilton.

Pursuant to the terms of the mortgage on the Crowne Plaza Jacksonville, the Company is required to contribute 4.0% of room revenues to a property
improvement fund.

Litigation  The Company is not involved in any legal proceedings other than routine legal proceedings
accruing in the ordinary course of business. The Company believes that these routine legal proceedings, in the aggregate, are not material to the Companys financial condition or results of operation.

8. Capital Stock

Common Shares The
Company is authorized to issue up to 49,000,000 shares of common stock, $.01 par value per share. Each outstanding share of common stock entitles the holder to one vote on all matters submitted to a vote of stockholders. Holders of the
Companys common stock are entitled to receive distributions when authorized by the Companys board of directors out of assets legally available for the payment of distributions.

In January 2007, the Company issued 13,500 shares of restricted stock to certain executives and independent directors. In March 2007, two holders of
units in the Operating Partnership redeemed 120,000 units for an equivalent number of shares of the Companys common stock. In April 2007, the Company issued 1,500 shares of restricted stock to a new independent director. In August 2007, one
holder of units in the Operating Partnership redeemed 50,000 units for an equivalent number of shares of the Companys common stock. On January 1, 2008 and January 14, 2008, the Company issued 10,000 non-restricted shares and 14,000
restricted shares, respectively to its Chief Operating Officer in accordance with the terms of his employment contract, as amended. On February 6, 2008, the Company issued 18,613 shares of restricted stock to certain executives and independent
directors. As of March 31, 2008 and December 31, 20007, the Company had 6,939,613 and 6,897,000 shares of common stock outstanding, respectively.

Warrants The Company has granted no warrants representing the right to purchase common stock.

Preferred Shares  The Company is authorized to issue 1,000,000 shares of preferred stock, $.01 par value per share. As of March 31, 2008, there were no shares of preferred stock outstanding.

Operating Partnership Units  Holders of Operating Partnership units have certain redemption rights, which enable them to cause the Operating
Partnership to redeem their units in exchange for shares of the Companys common stock on a one-for-one basis or, at the option of the Company, cash per unit equal to the market price of the Companys common stock at the time of
redemption. The number of shares issuable upon exercise of the redemption rights will be adjusted upon the occurrence of stock splits, mergers, consolidations or similar pro-rata share transactions, which otherwise would have the effect of diluting
the ownership interests of the limited partners or the stockholders of the Company. As of March 31, 2008, the total number of Operating Partnership units outstanding was 3,737,607.

9. Related Party Transactions

The following is a summary of the transactions between the Company
and MHI Hotels Services (a company that is majority-owned and controlled by the Companys CEO, its CFO and two members of its Board of Directors):

Accounts Receivable At March 31, 2008 and December 31, 2007, the Company was due $8,643 and $11,814, respectively, from MHI Hotels Services.

Shell Island Sublease  The Company has a sublease arrangement with MHI Hotels Services on its leasehold interests in the property at Shell
Island. For the three months ended March 31, 2008 and 2007, the Company earned $160,000 in leasehold revenue.

Sublease of Office
Space The Company subleases office space in Greenbelt, MD from MHI Hotels Services. Rent expense was $9,510 for the three months ended March 31, 2008 and 2007.



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Strategic Alliance Agreement On December 21, 2004, the Company entered into a ten-year
strategic alliance agreement with MHI Hotels Services that provides in part for the referral of acquisition opportunities to the Company and the management of its hotels by MHI Hotels Services.

Management Agreements Each of the operating hotels that the Company owned at March 31, 2008 are managed by MHI Hotels Services under a
master management agreement. MHI Hotels Services also manages the property in Hampton, Virginia which was acquired in April 2008. The master management agreement expires between December 2014 and April 2018. MHI Hotels Services receives a base
management fee, and if the hotels meet and exceed certain thresholds, an additional incentive management fee. The base management fee for the initial portfolio of six hotels was 2.0% in 2005, rising to 2.5% in 2006 and 3.0% thereafter of total gross
revenues from the hotels. The base management fee for the Crowne Plaza Jacksonville Hotel is 2.0% through 2006, rising to 2.5% in 2007 and 3.0% thereafter. Pursuant to the sale of the Holiday Inn Downtown in Williamsburg, Virginia, one of the hotels
initially contributed to the Company upon its formation, MHI Hotels Services has agreed to substitute the Sheraton Louisville Riverside for the Williamsburg property under the master management agreement. The base management fee for the property in
Hampton, Virginia is 2.0% through 2009, 2.5% in 2010 and 3.0% thereafter. The incentive management fee, if any, will be due annually in arrears within 90 days of the end of the fiscal year and will be equal to 10% of the amount by which the gross
operating profit of the hotels, on an aggregate basis, for a given year exceeds the gross operating profit for the same hotels, on an aggregate basis, for the prior year. The incentive management fee may not exceed 0.25% of gross revenue of all the
hotels included in the incentive fee calculation.

The Company paid MHI Hotels Services $458,456 and $486,225 for the three months ended
March 31, 2008 and 2007, respectively, in management fees. In addition, estimated incentive management fees of $0 and $41,897 were accrued, but not paid, as of March 31, 2008 and 2007, respectively.

Employee Medical Benefits The Company purchases employee medical benefits through Maryland Hospitality, Inc. (d/b/a MHI Health), an
affiliate of MHI Hotels Services. The Company paid $311,870 and $313,350 for the three months ended March 31, 2008 and 2007, respectively.

Construction Management Services  The Company engaged MHI Hotels Services to manage the renovation of the Crowne Plaza Jacksonville and the Hilton Wilmington Riverside as well as the newly acquired property in Jeffersonville,
Indiana. For the three months ended March 31, 2008 and 2007, the Company paid $0 and $200,000, respectively in construction management fees.

Charter Vessel Rental  The Company leased the Jacksonville Princess, a charter vessel docked adjacent to the Crowne Plaza Jacksonville from MHI Hotels, Inc., an affiliate of MHI Hotels Services on an
event-by-event basis for guests of the hotel. Charter rentals for the three months ended March 31, 2008 and 2007 were $0 and $27,791, respectively. Beginning June 1, 2007, the Company no longer charters the Jacksonville
Princess from MHI Hotels, Inc., but sold catering service to MHI Hotels, Inc. for events on the charter vessel. For the three months ended March 31, 2008, total sales of catering services to MHI Hotels, Inc. was $0.

10. Retirement Plan

The Company began a 401(k) plan
for qualified employees on April 1, 2006. The plan is subject to safe harbor provisions which require that the Company match 100% of the first 3% of employee contributions and 50% of the next 2% of employee contributions. All
Company matching funds vest immediately in accordance with the safe harbor provision. Company contributions to the plan for the three months ended March 31, 2008 and 2007 were $22,746 and $10,083, respectively.

11. Unconsolidated Joint Venture

The Company owns a
25.0% indirect interest in (i) the entity that owns the Crowne Plaza Hollywood Beach Resort and (ii) the entity that leases the hotel and has engaged MHI Hotels Services to operate the hotel under a management contract. Carlyle owns a
75.0% indirect controlling interest in both the entities. The joint venture purchased the property on August 8, 2007 and began operations on September 18, 2007. Summarized financial information for this investment, which is accounted for
under the equity method, is as follows:



15



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##### Table of Contents

|                                               |  |                |           
|---------------------------------------------- |  | -------------- | ----------
|                                               |  | March 31, 2008
|                                               |  | (unaudited)   
|ASSETS                                         |  |                |           
|Investment in hotel properties, net            |  | $              | 75,869,613
|Cash and cash equivalents                      |  |                | 2,825,487 
|Restricted cash                                |  |                | 1,010,674 
|Accounts receivable                            |  |                | 562,474   
|Prepaid expenses, inventory and other assets   |  |                | 1,373,169 
|                                               |  |                |           
|TOTAL ASSETS                                   |  | $              | 81,641,417
|                                               |  |                |           
|LIABILITIES                                    |  |                |           
|Mortgage loans                                 |  | $              | 57,600,000
|Accounts payable and other accrued liabilities |  |                | 1,309,740 
|Advance deposits                               |  |                | 121,342   
|                                               |  |                |           
|TOTAL LIABILITIES                              |  |                | 59,031,082
|TOTAL MEMBERS EQUITY                          |  |                | 22,610,335
|                                               |  |                |           
|TOTAL LIABILITIES AND MEMBERS EQUITY          |  | $              | 81,641,417
|                                               |  |                |           



|                               |  |                                  |           |  
|------------------------------ |  | -------------------------------- | --------- | -
|                               |  | Three Months EndedMarch 31, 2008 |          
|                               |  | (unaudited)                      |          
|Revenue                        |  |                                  |           |  
|Rooms department               |  | $                                | 3,670,974 |  
|Food and beverage department   |  |                                  | 589,269   |  
|Other operating departments    |  |                                  | 521,480   |  
|                               |  |                                  |           |  
|Total revenue                  |  |                                  | 4,781,723 |  
|Expenses                       |  |                                  |           |  
|Hotel operating expenses       |  |                                  |           |  
|Rooms department               |  |                                  | 697,212   |  
|Food and beverage department   |  |                                  | 536,486   |  
|Other operating departments    |  |                                  | 122,986   |  
|Indirect                       |  |                                  | 1,657,930 |  
|                               |  |                                  |           |  
|Total hotel operating expenses |  |                                  | 3,014,614 |  
|Depreciation and amortization  |  |                                  | 543,076   |  
|General and administrative     |  |                                  | 39,630    |  
|                               |  |                                  |           |  
|Total operating expenses       |  |                                  | 3,597,320 |  
|                               |  |                                  |           |  
|Operating income               |  |                                  | 1,184,403 |  
|Interest expense               |  |                                  | (915,832  | )
|Interest income                |  |                                  | 9,478     |  
|                               |  |                                  |           |  
|Net income                     |  | $                                | 278,049   |  
|                               |  |                                  |           |  

12. Income Taxes

The components of the income tax provision (benefit) for the three months ended March 31, 2008 and 2007 are as follows (in thousands):



16



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##### Table of Contents

|          |  |                                  |      |   |                                  |   |     |  
|--------- |  | -------------------------------- | ---- | - | -------------------------------- | - | --- | -
|          |  | Three Months EndedMarch 31, 2008 |      |   | Three Months EndedMarch 31, 2007 |  
|          |  | (unaudited)                      |      |   | (unaudited)                      |  
|Current:  |  |                                  |      |   |                                  |   |     |  
|Federal   |  | $                                |     |   |                                  | $ |    |  
|State     |  |                                  | 113  |   |                                  |   | 1   |  
|          |  |                                  |      |   |                                  |   |     |  
|          |  |                                  | 113  |   |                                  |   | 1   |  
|          |  |                                  |      |   |                                  |   |     |  
|Deferred: |  |                                  |      |   |                                  |   |     |  
|Federal   |  |                                  | (520 | ) |                                  |   | (73 | )
|State     |  |                                  | (99  | ) |                                  |   | (7  | )
|          |  |                                  |      |   |                                  |   |     |  
|          |  |                                  | (619 | ) |                                  |   | (80 | )
|          |  |                                  |      |   |                                  |   |     |  
|          |  | $                                | (506 | ) |                                  | $ | (79 | )
|          |  |                                  |      |   |                                  |   |     |  

A reconciliation of the statutory federal income tax expense to the Companys income tax
provision is as follows (in thousands):



|                                     |  |                                  |      |   |                                  |   |      |  
|------------------------------------ |  | -------------------------------- | ---- | - | -------------------------------- | - | ---- | -
|                                     |  | Three Months EndedMarch 31, 2008 |      |   | Three Months EndedMarch 31, 2007 |  
|                                     |  | (unaudited)                      |      |   | (unaudited)                      |  
|Statutory federal income tax expense |  | $                                | (425 | ) |                                  | $ | 295  |  
|Effect of non-taxable REIT income    |  |                                  | (95  | ) |                                  |   | (368 | )
|State income tax expense             |  |                                  | 14   |   |                                  |   | (6   | )
|                                     |  |                                  |      |   |                                  |   |      |  
|                                     |  | $                                | (506 | ) |                                  | $ | (79  | )
|                                     |  |                                  |      |   |                                  |   |      |  

As of March 31, 2008, the Company had a net deferred tax asset of approximately $2.0 million;
primarily due to current and past years net operating losses. These loss carryforwards will begin to expire in 2024 if not utilized by then. The Company believes that it is more likely than not that the deferred tax asset will be realized and
that no valuation allowance is required.

13. Earnings per Share

The limited partners outstanding limited partnership units in the Operating Partnership (which may be redeemed for common stock upon notice from the limited partners and following the Companys election to
redeem the units for stock rather than cash) have been excluded from the diluted earnings per share calculation as there would be no effect on the amounts since the limited partners share of income would also be added back to net income. The
computation of basic and diluted earnings per share is presented below.



|                                                          |  |                                  |           |   |                                  |   |          
|--------------------------------------------------------- |  | -------------------------------- | --------- | - | -------------------------------- | - | ---------
|                                                          |  | Three months endedMarch 31, 2008 |           |   | Three months endedMarch 31, 2007
|                                                          |  | (unaudited)                      |           |   | (unaudited)                     
|Net income (loss)                                         |  | $                                | (483,417  | ) |                                  | $ | 602,503  
|Basic:                                                    |  |                                  |           |   |                                  |   |          
|Weighted average number of common shares outstanding      |  |                                  | 6,930,045 |   |                                  |   | 6,764,750
|Net income per sharebasic                                |  | $                                | (0.07     | ) |                                  | $ | 0.09     
|Diluted:                                                  |  |                                  |           |   |                                  |   |          
|Dilutive awards                                           |  |                                  | 60,000    |   |                                  |   | 60,000   
|Diluted weighted average number common shares outstanding |  |                                  | 6,968,045 |   |                                  |   | 6,824,750
|Net income per sharediluted                              |  | $                                | (0.07     | ) |                                  | $ | 0.09     

Diluted net income per share takes into consideration the pro forma dilution of certain unvested
stock awards.

14. Subsequent Events

On April 11, 2008, the Company paid the dividend for the first quarter of 2008 that was authorized on January 14, 2008 to those stockholders and unitholders of MHI Hospitality, L.P. of record on March 15, 2008. The dividend
was $0.17 per share (unit).



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##### Table of Contents

On April 21, 2008, the Company authorized the payment of a quarterly dividend of $0.17 per share
(unit) to the stockholders and unitholders of record as of June 16, 2008. The dividend is to be paid on July 11, 2008.

On
April 15, 2008, the Company entered into a second amendment to its credit agreement modifying certain provisions of the agreement including increases in the lenders revolver commitments by $20.0 million thereby enabling the Company to
borrow up to $80.0 million.

On April 24, 2008, the Company completed the purchase of the 172-room Hampton Marina Hotel in Hampton,
Virginia for the aggregate purchase price of $7.85 million. To facilitate the purchase, a subsidiary of the Company assumed $5.75 million of existing indebtedness, which bears a rate of 6.50% and matures on July 1, 2016. The loan requires
payments of interest as well as escrow deposits for real estate taxes and insurance on a monthly basis. Annual payments of principal are required under a sinking fund schedule beginning July 1, 2008. The remainder of the purchase price as well
as closing costs was funded with borrowings on the Companys credit facility. The Company intends to make significant renovations and re-brand the hotel as is consistent with the Companys repositioning strategy.



|Item 2. | Managements Discussion and Analysis of Financial Condition and Results of Operations
|------- | -------------------------------------------------------------------------------------

Overview

We are a self-advised REIT incorporated in Maryland in August 2004 to pursue opportunities
in the full-service, upper upscale, upscale and mid-scale segments of the hotel industry. We commenced operations in December 2004 when we completed our initial public offering (IPO) and thereafter consummated the acquisition of six
hotel properties (initial properties).

Our hotel portfolio currently consists of eight full-service, upper up-scale and
mid-scale hotels with 1,971 rooms, which operate under well-known brands such as Hilton, Crowne Plaza, Sheraton and Holiday Inn. We also own 25.0% indirect non-controlling interest in the Crowne Plaza Hollywood Beach Resort through a joint venture
with The Carlyle Group (Carlyle) and we have a leasehold interest in a resort condominium facility in Wrightsville Beach, North Carolina.

As of March 31, 2008, we owned the following hotel properties:



|                                 |  |                |  |                    |  |                    
|-------------------------------- |  | -------------- |  | ------------------ |  | -------------------
|Property                         |  | Numberof Rooms |  | Location           |  | Date of Acquisition
|Operating properties             |  |                |  |                    |  |                    
|Hilton Philadelphia Airport      |  | 331            |  | Philadelphia, PA   |  | December 21, 2004  
|Holiday Inn Laurel West          |  | 207            |  | Laurel, MD         |  | December 21, 2004  
|Holiday Inn Brownstone           |  | 187            |  | Raleigh, NC        |  | December 21, 2004  
|Hilton Wilmington Riverside      |  | 272            |  | Wilmington, NC     |  | December 21, 2004  
|Hilton Savannah DeSoto           |  | 246            |  | Savannah, GA       |  | December 21, 2004  
|Crowne Plaza Jacksonville        |  | 292            |  | Jacksonville, FL   |  | July 22, 2005      
|Properties under development     |  |                |  |                    |  |                    
|Sheraton Louisville Riverside(1) |  | 186            |  | Jeffersonville, IN |  | September 20, 2006 
|Crowne Plaza Tampa Westshore(2)  |  | 250            |  | Tampa, FL          |  | October 29, 2007   
|                                 |  |                |  |                    |  |                    
|Total                            |  | 1,971          |  |                    |  |                    
|                                 |  |                |  |                    |  |                    



|(1) | The property previously operated as the Louisville Ramada Riverfront Inn re-opened in on May 1, 2008 as the Sheraton Louisville Riverside after undergoing extensive
renovations.
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|(2) | The property formerly operated as the Tampa Clarion Hotel in Tampa, Florida is undergoing extensive renovations and is expected to re-open as the Crowne Plaza Tampa Westshore in the
first quarter 2009.
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

We conduct substantially all our business through our operating partnership, MHI Hospitality, L.P. We
are the sole general partner of our operating partnership, and we own an approximate 64.4% interest in our operating partnership, with the remaining interest being held by the contributors of our initial properties as limited partners.

To qualify as a REIT, we cannot operate hotels. Therefore, our operating partnership leases our hotel properties to MHI Hospitality TRS, LLC, our TRS
Lessee. Our TRS Lessee has engaged MHI Hotels Services to manage our hotels. Our TRS Lessee, and its parent, MHI Hospitality TRS Holding, Inc., are consolidated into our financial statements for accounting purposes. The earnings of MHI Hospitality
TRS Holding, Inc. are subject to taxation similar to other C corporations.



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Recent Portfolio Changes

On April 26, 2007, we entered into a program agreement and related operating agreements with CRP/MHI Holdings, LLC, an affiliate of Carlyle Realty Partners V, L.P. and The Carlyle Group (Carlyle). The
agreements provide for the formation of entities to be jointly owned by us and Carlyle, which will source, underwrite, acquire, develop and operate hotel assets and/or hotel portfolios. Under the agreement, we will offer the joint venture the first
right to acquire potential investment opportunities identified by us with total capitalization requirements in excess of $30.0 million. Carlyle has agreed to commit up to $100.0 million of equity capital to the joint venture over a three-year
period. Carlyle will fund up to 90% of the equity of an acquisition, and we will provide between 10% and 25%.

We will receive an asset
management fee of 1.5% of the gross revenues of the hotels owned by the venture. In addition, we will have a first right of offer with respect to any investment disposed by the joint venture. It is expected that hotels acquired by the joint venture
will be managed by MHI Hotels Services.

On August 8, 2007, through our joint venture with Carlyle, we completed the acquisition of
the Crowne Plaza Hollywood Beach Resort, a newly renovated 311-room hotel in Hollywood, Florida for $74.0 million, with Carlyle retaining a 75.0% equity position. A portion of the purchase was financed with a two-year $57,600,000 non-recourse loan
from Société Générale. The loan has three one-year extensions and is interest-only bearing a rate of LIBOR plus 1.94%. The hotel will be managed by MHI Hotels Services. We also will receive an asset management fee of 1.5%
of gross revenues of the hotel in addition to our share of the operating profits and proceeds of sale pursuant to the joint venture agreement.

On October 29, 2007, we purchased a 250-room hotel in Tampa, Florida, formerly known as the Tampa Clarion Hotel for the aggregate purchase price of $13.5 million. We intend to make extensive renovations and re-brand the hotel as a
Crowne Plaza, as is consistent with our repositioning strategy. Renovation costs are estimated at $25.0 million. The cost to acquire and renovate the hotel will be funded by additional borrowings on the credit facility.

On April 24, 2008, we completed the purchase of the 172-room Hampton Marina Hotel in Hampton, Virginia for the aggregate purchase price of $7.85
million. To facilitate the purchase, we assumed $5.75 million of existing indebtedness, which bears a rate of 6.50% and matures on July 1, 2016. The loan requires payments of interest as well as escrow deposits for real estate taxes and
insurance on a monthly basis. Annual payments of principal are required under a sinking fund schedule beginning July 1, 2008. The remainder of the purchase price as well as closing costs was funded with borrowings on our credit facility. We
intend to make significant renovations and re-brand the hotel as is consistent with our repositioning strategy. Renovation costs are estimated at $5.75 million. The cost to renovate the hotel will be initially funded by additional borrowings on the
credit facility and subsequently refinancing the existing mortgage on the property.

Key Operating Metrics

In the hotel industry, most categories of operating costs, with the exception of franchise, management, credit card fees and the costs of the food and
beverage served, do not vary directly with revenues. This aspect of our operating costs creates operating leverage, whereby changes in sales volume disproportionately impact operating results. Room revenue is the most important category of revenue
and drives other revenue categories such as food, beverage and telephone. There are three key performance indicators used in the hotel industry to measure room revenues:



| |  |  | Occupancy, or the number of rooms sold, usually expressed as a percentage of total rooms available;
| | - |  | ---------------------------------------------------------------------------------------------------



| |  |  | Average daily rate or ADR, which is total room revenue divided by the number of rooms sold; and
| | - |  | -----------------------------------------------------------------------------------------------



| |  |  | Revenue per available room or RevPAR, which is the room revenue, divided by the total number of available rooms.
| | - |  | ----------------------------------------------------------------------------------------------------------------

Results of Operations

The following table
illustrates the key operating metrics for the three months ended March 31, 2008 and 2007 for the properties we owned during the respective reporting periods and reflected in net income from continuing operations.



|            |  |                                 |        |   |                                 |   |        |  
|----------- |  | ------------------------------- | ------ | - | ------------------------------- | - | ------ | -
|            |  | Three monthsendedMarch 31, 2008 |        |   | Three monthsendedMarch 31, 2007 |  
|Occupancy % |  |                                 | 65.1   | % |                                 |   | 70.9   | %
|ADR         |  | $                               | 118.21 |   |                                 | $ | 114.77 |  
|RevPAR      |  | $                               | 76.90  |   |                                 | $ | 81.35  |  



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Comparison of the Three Months Ended March 31, 2008 to the Three Months Ended March 31, 2007

Revenue. Total revenue for the three months ended March 31, 2008 was approximately $15.5 million, a decrease of approximately
$1.4 million or 8.3% from the three months ended March 31, 2007.

The six properties whose operating results are reflected in net
operating income experienced a 4.5% decrease in room revenue despite a 3.0% increase in ADR, which was offset by an 8.2% decrease in occupancy. Most of the decrease in room revenue is attributable to renovations in progress at our Wilmington, North
Carolina and Savannah, Georgia properties which impacted occupancy during the quarter. We expect improvements in room revenue at these properties once renovations are completed. We anticipate that renovations in Wilmington will be completed in the
second quarter 2008 and that renovations in Savannah will be complete in the first quarter 2009.

The largest decrease in revenue was from
food and beverage revenues, which, for the three months ended March 31, 2008 declined to approximately $3.8 million, a decrease of approximately $0.9 million or 19.9% compared to food and beverage revenues for the three months ended
March 31, 2007. While room sales from group business has remained strong at properties not undergoing renovation, there has been less demand for banqueting services resulting in a decrease in food and beverage revenue.

Revenue from other operating departments for the three months ended March 31, 2008 increased approximately $0.1 million or 6.1% to approximately
$1.0 million compared to other operating revenue for the three months ended March 31, 2007.

Hotel Operating Expenses. Hotel
operating expenses, which consist of room expenses, food and beverage expenses, other direct expenses, and management fees, were approximately $12.6 million, an decrease of approximately $0.2 million or 2.0% for the three months ended March 31,
2008 compared to approximately $12.4 million for the three months ended March 31, 2007.

Rooms expense for the three months ended
March 31, 2008 increased to approximately $3.1 million, an increase of approximately $0.1 million or 3.6% for the three months ended March 31, 2008 compared to approximately $3.0 million for the three months ended March 31, 2007.
Additional charges for laundry services at our Philadelphia property caused by the breakdown of laundry equipment in mid-January have contributed to the increase in rooms expense. New equipment was installed in late April suspending such additional
charges.

Food and beverage expenses for the three months ended March 31, 2008 decreased approximately $0.3 million to approximately
$3.0 million compared to food and beverage expenses of approximately $3.3 million for the three months ended March 31, 2007. A significant decrease in sales of food and beverage through lower orders of banqueting services at our hotels was
partially offset by higher food costs. Indirect expenses at our properties for the three months ended March 31, 2008 remained at approximately the same level of expense for the three months ended March 31, 2007, or approximately $6.3
million.

Depreciation and Amortization. Depreciation and amortization expense for the three months ended March 31, 2008
increased approximately $0.2 million or 13.6% to approximately $1.4 million compared to depreciation and amortization expense of approximately $1.2 million for the three months ended March 31, 2007. With the opening of the Sheraton Louisville
Riverside on May 1, 2008 and the purchase of the Hampton Marina Hotel in April 2008, depreciation and amortization expense is expected to increase significantly.

Corporate General and Administrative. Corporate general and administrative expenses for the three months ended March 31, 2008 increased approximately $0.1 million or 9.4% to approximately $1.0 million
compared to corporate general and administrative expense for the three months ended March 31, 2007 totaling approximately $0.9 million. Additional costs associated with preparation of managements report on internal controls contributed to
the increase.

Interest Expense. Interest expense for the three months ended March 31, 2008 increased approximately $0.1
million or 11.0% to approximately $1.1 million compared to interest expense for the three months ended March 31, 2007, primarily due to increased borrowings on the credit facility. As a result of opening the Sheraton Louisville Riverside and
the increased borrowings associated with the purchase of the Hampton Marina Hotel, we expect to see increases in interest expense.

Equity in Joint Venture. Equity in joint venture for the three months ended March 31, 2008 represents our share of the net income of the Crowne Plaza Hollywood Beach Resort. During the three months ended March 31, 2008, the
hotel reported occupancy of 65.1%, ADR of $199.36 and RevPAR of $129.71.

Income Taxes. The income tax benefit for the three months
ended March 31, 2008 increased to approximately $0.5 million. The income tax benefit is primarily derived from the operations of our TRS lessee. The net operating loss of our TRS lessee for the three months ended March 31, 2008 was greater
than the net operating loss attributable to continuing operations for the three months ended March 31, 2007.



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Net Income. The net income for the three months ended March 31, 2008 decreased approximately
$1.1 million to a loss of approximately $0.5 million from net income of approximately $0.6 million for the three months ended March 31, 2007 as a result of the operating results discussed above.

Funds From Operations

Funds from Operations
(FFO) is used by industry analysts and investors as a supplemental operating performance measure of an equity REIT. FFO is calculated in accordance with the definition that was adopted by the Board of Governors of the National
Association of Real Estate Investment Trusts, NAREIT. FFO, as defined by NAREIT, represents net income or loss determined in accordance with GAAP, excluding extraordinary items as defined under GAAP and gains or losses from sales of previously
depreciated operating real estate assets, plus certain non-cash items such as real estate asset depreciation and amortization, and after adjustment for any minority interest from unconsolidated partnerships and joint ventures. Historical cost
accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values instead have historically risen or fallen with market conditions, many
investors and analysts have considered the presentation of operating results for real estate companies that use historical cost accounting to be insufficient by itself. Thus, NAREIT created FFO as a supplemental measure of REIT operating performance
that excludes historical cost depreciation, among other items, from GAAP net income.

Management believes that the use of FFO, combined
with the required GAAP presentations, has improved the understanding of the operating results of REITs among the investing public and made comparisons of REIT operating results more meaningful. Management considers FFO to be a useful measure of
adjusted net income for reviewing comparative operating and financial performance because we believe FFO is most directly comparable to net income (loss), which remains the primary measure of performance, because by excluding gains or losses related
to sales of previously depreciated operating real estate assets and excluding real estate asset depreciation and amortization, FFO assists in comparing the operating performance of a companys real estate between periods or as compared to
different companies. Although FFO is intended to be a REIT industry standard, other companies may not calculate FFO in the same manner as we do, and investors should not assume that FFO as reported by us is comparable to FFO as reported by other
REITs.

The following table reconciles net income to FFO for the three months ended March 31, 2008 and 2007 (unaudited):



|                                            |  |                                  |            |   |                                  |   |           
|------------------------------------------- |  | -------------------------------- | ---------- | - | -------------------------------- | - | ----------
|                                            |  | Three Months EndedMarch 31, 2008 |            |   | Three Months EndedMarch 31, 2007
|Net income (loss)                           |  | $                                | (483,417   | ) |                                  | $ | 602,503   
|Add minority interest                       |  |                                  | (260,724   | ) |                                  |   | 344,469   
|Add depreciation and amortization           |  |                                  | 1,390,923  |   |                                  |   | 1,224,461 
|Add equity in depreciation of joint venture |  |                                  | 135,768    |   |                                  |   |          
|Subtract gain on disposal of assets         |  |                                  | (8,478     | ) |                                  |   |          
|                                            |  |                                  |            |   |                                  |   |           
|FFO                                         |  | $                                | 774,072    |   |                                  | $ | 2,171,433 
|                                            |  |                                  |            |   |                                  |   |           
|Weighted average shares outstanding         |  |                                  | 6,930,045  |   |                                  |   | 6,764,750 
|Weighted average units outstanding          |  |                                  | 3,737,607  |   |                                  |   | 3,827,607 
|                                            |  |                                  |            |   |                                  |   |           
|Weighted average shares and units           |  |                                  | 10,667,652 |   |                                  |   | 10,632,357
|                                            |  |                                  |            |   |                                  |   |           
|FFO per share and unit                      |  | $                                | 0.07       |   |                                  | $ | 0.20      
|                                            |  |                                  |            |   |                                  |   |           

Sources and Uses of Cash

Operating Activities.Our principal source of cash to meet our operating requirements, including distributions to unitholders and stockholders as well as repayments of indebtedness, is the operations of our
hotels. Cash flow used in operating activities for the three months ended March 31, 2008 was approximately $0.3 million. We currently expect that the net cash provided by operations will be adequate to fund our continuing operations, debt
service and the payment of dividends in accordance with federal income tax laws which require us to make annual distributions to our stockholders of at least 90% of our REIT taxable income, excluding net capital gains. We paid dividends of $0.17 per
share (unit) on April 11, 2008, which we funded out of working capital.

Investing Activities. Approximately $10.5 million was
spent during the three months ended March 31, 2008 on renovations and capital improvements. Approximately $7.5 million was spent on renovations at the Wilmington Hilton Riverside and the Sheraton Louisville Riverside in order to bring those
projects close to completion. We expect that renovations at the both properties will be complete in the second quarter 2008. Renovations at the Savannah Hilton DeSoto and the property in Tampa, Florida continued during the period.



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##### Table of Contents

Financing Activities. During the three months ended March 31, 2008, we borrowed $11.5 million
on the credit facility and $0.5 million on the mortgage on the Savannah Hilton DeSoto in order to fund renovations at the Wilmington Hilton Riverside, the Hilton Savannah DeSoto, the Sheraton Louisville Riverside and the property in Tampa, Florida
as well as provide working capital.

Capital Expenditures

Recurring capital expenditures for the replacement and refurbishment of furniture, fixtures and equipment, as well as debt service, are our most significant short-term liquidity requirements. During the next 12
months, we expect capital expenditures will be funded by our replacement reserve accounts, other than costs that we incur to make capital improvements required by our franchisors. With respect to three of our hotels, the reserve accounts are
escrowed accounts with funds deposited monthly and reserved for capital improvements or expenditures. We deposit an amount equal to 4% of gross revenue for both the Hilton Savannah DeSoto and Hilton Wilmington Riverside and 4% of room revenues for
the Crowne Plaza Jacksonville. Our intent for the capital expenditures at all hotels is to maintain overall capital expenditures at 4% of gross revenue.

On September 20, 2006, we purchased the Louisville Ramada Riverfront Inn in Jeffersonville, Indiana with the intention of renovating and re-branding the hotel. On February 23, 2007, we obtained a 15-year
franchise license agreement with Starwood Hotels and Resorts to brand the property as a Sheraton hotel. Renovation costs are estimated at approximately $15.9 million and the property re-opened May 1, 2008. Approximately $13.4 million had been
expended as of March 31, 2008. All costs have been and will be funded by additional borrowings on our credit facility.

In February
2007, the franchise license for the Hilton Wilmington Riverside was renewed and extended to March 2018. To comply with the re-licensing agreement, we must complete a property improvement plan (PIP). We estimate the cost of the required
renovations to total approximately $11.2 million and be completed in the second quarter 2008. Approximately $10.2 million had been expended as of March 31, 2008. The remaining costs will be funded by additional borrowings on our credit
facility.

In July 2007, the franchise license for the Hilton Savannah DeSoto Hotel was renewed and extended to July 2018. To comply with
the re-licensing agreement, we must complete a PIP, which we expect to be completed in February 2009 and total approximately $11.0 million. Approximately $3.4 million had been expended as of March 31, 2008. The renovations will be funded by
additional draws of $8.5 million on the mortgage that was refinanced in August 2007.

On October 29, 2007, we purchased the property
formerly known as the Tampa Clarion Hotel in Tampa, Florida with the intention of renovating and re-branding the hotel. On October 31, 2007, we obtained a 10-year franchise agreement with InterContinental Hotels Group to brand the property as a
Crowne Plaza hotel. Renovation costs are estimated at approximately $20.0 million, of which approximately $1.6 million had been expended as of March 31, 2008. The renovations will be funded by additional borrowings on our credit facility.

On April 24, 2008, we purchased the Hampton Marina Hotel in Hampton, Virginia for the aggregate purchase price of $7.85 million. On
February 27, 2008, we obtained a 10-year franchise agreement with InterContinental Hotels Group to brand the property as the Crowne Plaza Hampton Harborside. In conjunction with the license agreement, we expect that we will be required to
complete a PIP. However, the scope of the required renovations has not been determined. We estimate the cost of renovation to range between $3.0 million and $6.0 million and anticipate that the costs will be expended between the third quarter 2008
and the first quarter 2009. The purchase was facilitated by the assumption of an existing indebtedness of $5.75 million with the remainder funded by borrowings on our credit facility. We anticipate that the required renovations will be funded
through a refinance of the existing mortgage and by additional borrowings on our credit facility.



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Liquidity and Capital Resources

As of March 31, 2008, we had cash and cash equivalents of approximately $5.2 million, of which approximately $1.8 million was in restricted reserve accounts and approximately $0.3 million was in real estate tax
escrows. As of March 31, 2008, our revolving credit facility, which was amended on April 15, 2008 so that we may borrow up to $80.0 million, had an outstanding balance of approximately $45.9 million We expect that our cash flow from our
hotels should be adequate to fund continuing operations, recurring capital expenditures for the refurbishment and replacement of furniture, fixtures and equipment as well as debt service.

We estimate that to complete the capital projects to which we are committed, we will require capital ranging from approximately $46.0 to $50.0 million
including the assumption of $5.75 million in mortgage debt in connection with our acquisition of the Hampton Marina Hotel. Most of the capital will be required before the end of the year with no more than $8.0 million required in the first quarter
2009. We expect that $8.5 million will be obtained through additional draws on the mortgage on the Hilton Savannah DeSoto. We believe that the additional borrowing capacity on our credit facility provides us sufficient capital to accommodate our
needs for committed capital projects as well as working capital.

Our ability to fund future acquisitions relies on our ability to raise
additional capital. Sources of additional capital may include a combination of some or any of the following:



| |  |  | The issuance by the Company, the operating partnership of the Company, and/or their subsidiary entities of secured and unsecured debt securities;
| | - |  | -------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | the incurrence by the subsidiaries of the operating partnership of mortgage indebtedness in connection with the acquisition or refinancing of hotel properties;
| | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | the issuance of additional shares of our common stock or preferred stock;
| | - |  | -------------------------------------------------------------------------



| |  |  | the issuance of additional units in the operating partnership;
| | - |  | --------------------------------------------------------------



| |  |  | the selective disposition of non-core assets; and
| | - |  | -------------------------------------------------



| |  |  | the sale or contribution of some of our wholly owned properties, development projects and development land to strategic joint ventures to be formed with unrelated
investors, which would have the net effect of generating additional capital through such sale or contributions.
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Without
additional capital, we would have to forego future acquisitions.

Beyond the funding of future acquisitions and development activity, our
medium and long-term liquidity needs will generally include the retirement of mortgage debt and amounts outstanding under our secured line of credit, and obligations under our tax indemnity agreements, if any. We remain committed to maintaining a
flexible capital structure. Accordingly, in addition to the sources described above with respect to our short-term liquidity, we expect to meet our long-term liquidity needs through a combination of some or all of the following:



| |  |  | The issuance by the Company, the operating partnership of the Company, and/or their subsidiary entities of secured and unsecured debt securities;
| | - |  | -------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | the incurrence by the subsidiaries of the operating partnership of mortgage indebtedness in connection with the acquisition or refinancing of hotel properties;
| | - |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | the issuance of additional shares of our common stock or preferred stock;
| | - |  | -------------------------------------------------------------------------



| |  |  | the issuance of additional units in the operating partnership;
| | - |  | --------------------------------------------------------------



| |  |  | the selective disposition of non-core assets; and
| | - |  | -------------------------------------------------



| |  |  | the sale or contribution of some of our wholly owned properties, development projects and development land to strategic joint ventures to be formed with unrelated
investors, which would have the net effect of generating additional capital through such sale or contributions.
| | - |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

We
anticipate that our available cash and cash equivalents and cash flows from operating activities, with cash available from borrowings and other sources, will be adequate to meet our capital and liquidity needs in both the short and long term.
However, if these sources of funds are insufficient or unavailable, our ability to satisfy cash payment obligations and make stockholder distributions may be adversely affected.



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Off-Balance Sheet Arrangements

Through a joint venture with Carlyle, we own a 25.0% indirect non-controlling interest in an entity (the JV Owner) that acquired the 311-room Crowne Plaza Hollywood Beach Resort in Hollywood, Florida. We
have the right to receive a pro rata share of operating surpluses as well as an obligation to fund our pro rata share of operating shortfalls. We also have the opportunity to earn an incentive participation in the net proceeds realized from the sale
of the hotel based upon the achievement of certain overall investment returns, in addition to our pro rata share of net sale proceeds. The Crowne Plaza Hollywood Beach Resort is leased to another entity (the Joint Venture Lessee) in
which we also own a 25.0% indirect non-controlling equity interest. Carlyle owns a 75.0% controlling interest in both the Joint Venture and the Joint Venture Lessee. Carlyle may elect to dispose of the Crowne Plaza Hollywood Beach Resort without our
consent. We account for our non-controlling 25.0% interest in both the JV Owner and the Joint Venture Lessee under the equity method of accounting.

The
acquisition of the Crowne Plaza was funded in part by a mortgage loan in the amount of $57.6 million. The mortgage has a two-year term maturing on August 1, 2009 and bears interest at a rate of LIBOR plus additional interest of 1.94%. The loan
can be extended for three one-year periods. The JV Owner executed an interest rate cap agreement capping LIBOR at 6.25%, effectively limiting the rate on the mortgage to 8.19%. Monthly interest-only payments are due throughout the term. The Crowne
Plaza Hollywood Beach Resort secures the mortgage. We have provided the lender limited guarantees with respect to this mortgage.

Inflation

We generate revenues primarily from lease payments from our TRS Lessee and net income from the operations of our TRS Lessee. Therefore,
we rely primarily on the performance of the individual properties and the ability of our management company to increase revenues and to keep pace with inflation. Operators of hotels, in general, possess the ability to adjust room rates daily to keep
pace with inflation. However, competitive pressures at some or all of our hotels may limit the ability of our management company to raise room rates.

Our expenses, including hotel operating expenses, administrative expenses, real estate taxes and property and casualty insurance are subject to inflation. These expenses are expected to grow with the general rate of
inflation, except for energy, liability insurance, property and casualty insurance, property tax rates, employee benefits, and some wages, which are expected to increase at rates higher than inflation.

Seasonality

The operations of the properties have
historically been seasonal. The periods from mid-November through mid-February are traditionally slow with the exception of the Crowne Plaza Jacksonville Hotel. The months of March and April are traditionally strong, as is October. The remaining
months are generally good, but are subject to the weather and can vary significantly.

Geographic Concentration

Our hotels are located in Florida, Georgia, North Carolina, Indiana, Maryland, Pennsylvania and Virginia.

Critical Accounting Policies

The critical accounting
policies are described below. We consider these policies critical because they involve difficult management judgments and assumptions, are subject to material change from external factors or are pervasive, and are significant to fully understand and
evaluate our reported financial results.

Investment in Hotel Properties.Hotel properties are stated at cost, net of any impairment
charges, and are depreciated using the straight-line method over an estimated useful life of 7-39 years for buildings and 3-10 years for furniture and equipment. In accordance with generally accepted accounting principles, the majority interests in
hotels comprising our accounting predecessor, MHI Hotels Services Group, and minority interests held by the controlling holders of our accounting predecessor in hotels acquired from third parties are recorded at historical cost basis. Minority
interests in those entities that comprise our accounting predecessor and the interests in hotels, other than those held by the controlling members of our accounting predecessor, acquired from third parties are recorded at fair value at time of
acquisition.

We review our hotel properties for impairment whenever events or changes in circumstances indicate the carrying value of the
hotel properties may not be recoverable. Events or circumstances that may cause us to perform our review include, but are not limited to adverse changes in the demand for lodging at our properties due to declining national or local economic
conditions and/or new hotel construction in markets where our hotels are located. When such conditions exist,



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##### Table of Contents

management performs an analysis to determine if the estimated undiscounted future cash flows from operating activities and the proceeds from the ultimate
disposition of a hotel property exceed its carrying value. If the estimated undiscounted future cash flows are less than the carrying amount of the asset, an adjustment to reduce the carrying value to the related hotel propertys estimated fair
market value is recorded and an impairment loss is recognized.

There were no charges for impairment recorded for the three months ended
March 31, 2008 or 2007.

We estimate the fair market values of our properties through cash flow analysis taking into account each
propertys expected cash flow generated from operations, holding period and expected proceeds from ultimate disposition. These cash flow analyses are based upon significant management judgments and assumptions including revenues and operating
costs, growth rates and economic conditions at the time of ultimate disposition. In projecting the expected cash flows from operations of the asset, we base our estimates on future projected net operating income before depreciation and eliminating
non-recurring operating expenses, which is a non-GAAP operational measure, and deduct expected capital expenditure requirements. We then apply growth assumptions based on estimated changes in room rates and expenses and the demand for lodging at our
properties, as impacted by local and national economic conditions and estimated or known future new hotel supply. The estimated proceeds from disposition are determined as a matter of managements business judgment based on a combination of
anticipated cash flow in the year of disposition, terminal capitalization rate, ratio of selling price to gross hotel revenues and selling price per room.

If actual conditions differ from those in our assumptions, the actual results of each assets operations and fair market value could be significantly different from the estimated results and value used in our
analysis.

Revenue Recognition.Hotel revenues, including room, food, beverage and other hotel revenues, are recognized as the
related services are delivered. We generally consider accounts receivable to be fully collectible; accordingly, no allowance for doubtful accounts is required. If we determine that amounts are uncollectible, which would generally be the result of a
customers bankruptcy or other economic downturn, such amounts will be charged against operations when that determination is made.

Income Taxes. We record a valuation allowance to reduce deferred tax assets to an amount that we believe is more likely than not to be realized. Because of expected future taxable income of our TRS Lessee, we have not recorded a
valuation allowance to reduce our net deferred tax asset as of March 31, 2008. Should our estimate of future taxable income be less than expected, we would record an adjustment to the net deferred tax asset in the period such determination was
made.

Recent Accounting Pronouncements

On September 15, 2006, the FASB issued SFAS No. 157, Fair Value Measurements (SFAS 157). SFAS 157 establishes a framework for measuring fair value and expands disclosures about fair value measurements.
The changes to current practice resulting from the application of SFAS 157 relate to the definition of fair value, the methods used to measure fair value, and the expanded disclosures about fair value measurements. SFAS 157 was originally effective
for fiscal years beginning after November 15, 2007 and interim periods within those fiscal years but was amended on February 6, 2008 to defer the effective date for one year for certain non-financial assets and liabilities. We adopted SFAS
157 on January 1, 2008, which had no material impact on our financial statements.

In February 2007, the FASB issued SFAS
No. 159, The Fair Value Option for Financial Assets and Financial Liabilities (SFAS 159). SFAS 159 is effective for fiscal years beginning after November 15, 2007. SFAS 159 allows entities to choose, at specified
election dates, to measure eligible financial assets and liabilities at fair value that are not otherwise required to be measured at fair value. If a company elects the fair value option for an eligible item, changes in that items fair value
in subsequent reporting periods must be recognized in current earnings. SFAS 159 also establishes presentation and disclosure requirements designed to draw comparison between entities that elect different measurement attributes for similar assets
and liabilities. We adopted SFAS 159 on January 1, 2008, which had no material impact on our consolidated financial statements.

In
December 2007, the FASB issued SFAS No. 141R Business Combinations, (SFAS 141R). SFAS 141R establishes principles and requirements for how the acquirer of a business recognizes and measures in its financial
statements the identifiable assets acquired, the liabilities assumed, and any non-controlling interest in the acquiree. The statement also provides guidance for recognizing and measuring the goodwill acquired in the business combination, recognizing
assets acquired and liabilities assumed arising from contingencies, and determining what information to disclose to enable users of the financial statement to evaluate the nature and financial effects of the business combination. SFAS 141R is
effective for acquisitions consummated in fiscal years beginning after December 15, 2008. We expect SFAS 141R will have an impact on our consolidated financial statements when effective, but the nature and magnitude of the specific effects will
depend upon the nature, terms and size of the acquisitions we consummate after the effective date.



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##### Table of Contents

In December 2007, the FASB issued SFAS No. 160, Noncontrolling Interests in Consolidated
Financial Statements (SFAS 160). SFAS 160 changes the accounting and reporting for minority interests, which will be recharacterized as noncontrolling interests and classified as a component of equity. This new consolidation method
significantly changes the accounting for transactions with minority interest holders. SFAS 160 is effective for fiscal years beginning after December 15, 2008 with early application prohibited. We are currently evaluating what impact SFAS 160
will have on our consolidated financial statements.

In March 2008, the FASB issued SFAS No. 161, Disclosures about
Derivative Instruments and Hedging Activities(SFAS 161). SFAS 161 requires expanded disclosures regarding the location and amounts of derivative instruments in an entitys financial statements, how derivative instruments and
related hedged items are accounted for under SFAS 133, Accounting for Derivative Instruments and Hedging Activities, and how derivative instruments and related hedged items affect an entitys financial position, operating results
and cash flows. SFAS 161 is effective for periods beginning on or after November 15, 2008. We are currently evaluating what impact SFAS 161 will have on our consolidated financial statements.

Forward Looking Statements

Information included and
incorporated by reference in this Form 10-Q may contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities Exchange Act of 1934, and as such may involve known and
unknown risks, uncertainties and other factors which may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by such forward-looking statements.
Forward-looking statements, which are based on certain assumptions and describe our future plans, strategies and expectations, are generally identified by our use of words, such as intend, plan, may,
should, will, project, estimate, anticipate, believe, expect, continue, potential, opportunity, and similar expressions, whether
in the negative or affirmative. All statements regarding our expected financial position, business and financing plans are forward-looking statements. Factors, which could have a material adverse effect on our operations and future prospects,
include, but are not limited to:



| |  |  | United States economic conditions generally and the real estate market specifically;
| | - |  | ------------------------------------------------------------------------------------



| |  |  | management and performance of our hotels;
| | - |  | -----------------------------------------



| |  |  | our plans for renovation of our hotels;
| | - |  | ---------------------------------------



| |  |  | our financing plans;
| | - |  | --------------------



| |  |  | supply and demand for hotel rooms in our current and proposed market areas;
| | - |  | ---------------------------------------------------------------------------



| |  |  | our ability to acquire additional properties and the risk that potential acquisitions may not perform in accordance with expectations;
| | - |  | --------------------------------------------------------------------------------------------------------------------------------------



| |  |  | legislative/regulatory changes, including changes to laws governing taxation of real estate investment trusts; and
| | - |  | ------------------------------------------------------------------------------------------------------------------



| |  |  | our competition.
| | - |  | ----------------

Additional factors
that could cause actual results to vary from our forward-looking statements are set forth under the Section titled Risk Factors in our Annual Report on Form 10-K and subsequent reports filed with the Securities and Exchange Commission.

These risks and uncertainties should be considered in evaluating any forward-looking statement contained in this report or incorporated by
reference herein. All forward-looking statements speak only as of the date of this report or, in the case of any document incorporated by reference, the date of that document. All subsequent written and oral forward-looking statements attributable
to us or any person acting on our behalf are qualified by the cautionary statements in this section. We undertake no obligation to update or publicly release any revisions to forward-looking statements to reflect events, circumstances or changes in
expectations after the date of this report.



|Item 3. | Quantitative and Qualitative Disclosures About Market Risk
|------- | ----------------------------------------------------------

The effects of potential changes in interest rates prices are discussed below. Our market risk discussion includes forward-looking statements and represents an estimate of possible changes in fair value or
future earnings that would occur assuming hypothetical future movements in interest rates. These disclosures are not precise indicators of expected future losses, but only indicators of reasonably possible losses. As a result, actual future results
may differ materially from those presented. The analysis below presents the sensitivity of the market value of our financial instruments to selected changes in market interest rates.



26



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##### Table of Contents

To meet in part our long-term liquidity requirements, we will borrow funds at a combination of fixed and
variable rates. Our interest rate risk management objective is to limit the impact of interest rate changes on earnings and cash flows and to lower our overall borrowing costs. Our credit facility required us to hedge at least one-half of the
maximum borrowing amount with an interest-rate swap, which we purchased on August 8, 2006 on a notional amount of $30.0 million. As of March 31, 2008, derivatives with a fair value of approximately $(2.0) million were included in accounts
payable and other accrued liabilities. From time to time we may enter into other interest rate hedge contracts such as collars and treasury lock agreements in order to mitigate our interest rate risk with respect to various debt instruments. We do
not intend to hold or issue these derivative contracts for trading or speculative purposes.

As of March 31, 2008, we had $55.5
million of fixed-rate debt and approximately $45.9 million of variable-rate debt. The weighted-average interest rate on the fixed-rate debt was 6.75%. A change in market interest rates on the fixed portion of our debt would impact the fair value of
the debt, but have no impact on interest incurred or cash flows. Our variable-rate debt is exposed to changes in interest rates, specifically the change in 30-day LIBOR, but would be limited to the effect on the gap between the balance on the credit
facility and the $30.0 million notional amount of the interest-rate swap purchased on August 8, 2006. Assuming that the amount outstanding under our credit facility remains at approximately $45.9 million, the balance at March 31, 2008, the
impact on our annual interest incurred and cash flows of a one percent change in 30-day LIBOR would be approximately $159,000.

As of
December 31, 2007, we had $55.0 million of fixed-rate debt and approximately $34.4 million of variable-rate debt. The weighted average interest rate on the fixed-rate debt was 6.76%. At that date, our variable-rate debt was exposed to changes
in interest rates, specifically the change in 30-day LIBOR, but was limited to the effect on the gap between the balance on the credit facility and the $30.0 million notional amount of the interest-rate swap. Had the amount outstanding under the
credit facility remained at approximately $34.4 million, the balance at December 31, 2007, the impact on our annual interest incurred and cash flows of a one percent change in 30-day LIBOR would have been approximately $44,000.



|Item 4. | Controls and Procedures
|------- | -----------------------

The
Chief Executive Officer and Chief Financial Officer of MHI Hospitality Corporation have evaluated the effectiveness of the disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Securities Exchange Act of 1934, as
amended (the Exchange Act)), as required by paragraph (b) of Rules 13a-15 and 15d-15 under the Exchange Act, and have concluded that as of the end of the period covered by this report, MHI Hospitality Corporations disclosure
controls and procedures were effective.

As of March 31, 2008, there was no change in MHI Hospitality Corporations internal
control over financial reporting identified in connection with the evaluation required by paragraph (d) of Rules 13a-15 and 15d-15 under the Exchange Act during MHI Hospitality Corporations last fiscal quarter that materially affected, or
is reasonably likely to materially affect, MHI Hospitality Corporations internal control over financial reporting.



|Item 4T. | Controls and Procedures
|-------- | -----------------------

Not
applicable.



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##### Table of Contents

PART II



|Item 1. | Legal Proceedings
|------- | -----------------

We are not
involved in any legal proceedings other than routine legal proceedings occurring in the ordinary course of business. We believe that these routine legal proceedings, in the aggregate, are not material to our financial condition and results of
operations.



|Item 1A. | Risk Factors
|-------- | ------------

Not applicable.



|Item 2. | Unregistered Sales of Equity Securities and Use of Proceeds
|------- | -----------------------------------------------------------

Not applicable.



|Item 3. | Defaults Upon Senior Securities
|------- | -------------------------------

Not applicable.



|Item 4. | Submission of Matters to a Vote of Security Holders
|------- | ---------------------------------------------------

At the Companys 2008 Annual Meeting of Stockholders on April 22, 2008 (Annual Meeting), the total number of shares of the Companys voting capital stock entitled to vote was 6,939,613, and
a total of 6,710,846 shares of the Companys voting capital stock were present in person or by proxy.

At the Annual Meeting, the
Companys stockholders re-elected all seven incumbent directors listed below as Directors of the Company until its 2009 Annual Meeting of Stockholders. The following table sets forth, for each of the directors elected, the number of votes cast
for and the number of votes withheld:



|                         |  |           |  |               
|------------------------ |  | --------- |  | --------------
|                         |  | Votes For |  | Votes Withheld
|Andrew M. Sims           |  | 6,468,385 |  | 242,460       
|General Anthony C. Zinni |  | 6,656,114 |  | 54,730        
|Kim E. Sims              |  | 6,469,085 |  | 241,760       
|Christopher L. Sims      |  | 6,464,095 |  | 246,750       
|Edward S. Stein          |  | 6,653,725 |  | 57,120        
|James P. OHanlon        |  | 6,657,515 |  | 53,330        
|J. Paul Carey            |  | 6,657,514 |  | 53,330        

The Companys stockholders also ratified the selection of PKF Witt Mares, PLC, an independent
registered public accounting firm, as the Companys independent accountants for the 2008 fiscal year. There were 6,447,682 votes cast for ratification, 250,519 votes against, and 12,645 shares abstained.



|Item 5. | Other Information
|------- | -----------------

None.



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##### Table of Contents

|Item 6. | Exhibits
|------- | --------

The following
exhibits are filed as part of this Form 10-Q:



|              |  |                                                                                                                                                                                       
|------------- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|ExhibitNumber |  | Description of Exhibit                                                                                                                                                                
|3.1           |  | Articles of Amendment and Restatement of MHI Hospitality Corporation.(1)                                                                                                              
|              | 
|3.2           |  | Amended and Restated Bylaws of MHI Hospitality Corporation.(2)                                                                                                                        
|              | 
|10.21B        |  | Second Amendment to Credit Agreement dated April 15, 2008(3)                                                                                                                          
|              | 
|10.31         |  | Assumption and Consent Agreement by and among Hampton Hotel Associates LLC, US Bank National Association and Hampton Redevelopment and Housing Authority dated April 24, 2008         
|              | 
|10.32         |  | Loan Agreement between Hampton Redevelopment and Housing Authority and Olde Hampton Hotel Associates dated December 1, 1998                                                           
|              | 
|10.33         |  | $7,430,000 Hampton Redevelopment and Housing Authority First Mortgage Revenue Refunding Bonds (Olde Hampton Hotel Associates Project) Series 1998A                                    
|              | 
|10.34         |  | Indenture of Trust between Hampton Redevelopment and Housing Authority and Crestar Bank dated December 1, 1998                                                                        
|              | 
|31.1          |  | Certification of President and Chief Executive Officer pursuant to Exchange Act Rules Rule 13(a)-14 and 15(d)-14, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of
2002
|              | 
|31.2          |  | Certification of Chief Financial Officer pursuant to Exchange Act Rules Rule 13(a)-14 and 15(d)-14, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002              
|              | 
|32.1          |  | Certification of President and Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002                       
|              | 
|32.2          |  | Certification of Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002                                     



|(1) | Incorporated by reference to the corresponding exhibit previously filed as an exhibit to the Registrants Pre-Effective Amendment No. 1 to its Registration Statement on
Form S-11 filed with the Securities and Exchange Commission on October 20, 2004. (333-118873)
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|(2) | Incorporated by reference to the corresponding exhibit previously filed as an exhibit to the Registrants Pre-Effective Amendment No. 5 to its Registration Statement on
Form S-11 filed with the Securities and Exchange Commission on December 13, 2004. (333-118873)
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|(3) | Incorporated by reference to the corresponding exhibit previously filed as an exhibit to the Registrants Current Report on Form 8-K filed with the Securities and Exchange
Commission on April 17, 2008.
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



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SIGNATURE

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.



|                  |  |                             |  |                                                  
|----------------- |  | --------------------------- |  | -------------------------------------------------
|                  |  | MHI HOSPITALITY CORPORATION
|                  |  |                            
|Date: May 7, 2008 |  | By:                         |  | /s/ Andrew M. Sims                               
|                  |  |                             |  | Andrew M. Sims                                   
|                  |  |                             |  | Chief Executive Officer and Chairman of the Board
|                  |  |                            
|                  |  | By:                         |  | /s/ William J. Zaiser                            
|                  |  |                             |  | William J. Zaiser                                
|                  |  |                             |  | Chief Financial Officer                          



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##### Table of Contents

EXHIBIT INDEX



|              |  |                                                                                                                                                                                       
|------------- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|ExhibitNumber |  | Description of Exhibit                                                                                                                                                                
|3.1           |  | Articles of Amendment and Restatement of MHI Hospitality Corporation.(1)                                                                                                              
|              | 
|3.2           |  | Amended and Restated Bylaws of MHI Hospitality Corporation.(2)                                                                                                                        
|              | 
|10.21B        |  | Second Amendment to Credit Agreement dated April 15, 2008(3)                                                                                                                          
|              | 
|10.31         |  | Assumption and Consent Agreement by and among Hampton Hotel Associates LLC, US Bank National Association and Hampton Redevelopment and Housing Authority dated April 24, 2008         
|              | 
|10.32         |  | Loan Agreement between Hampton Redevelopment and Housing Authority and Olde Hampton Hotel Associates dated December 1, 1998                                                           
|              | 
|10.33         |  | $7,430,000 Hampton Redevelopment and Housing Authority First Mortgage Revenue Refunding Bonds (Olde Hampton Hotel Associates Project) Series 1998A                                    
|              | 
|10.34         |  | Indenture of Trust between Hampton Redevelopment and Housing Authority and Crestar Bank dated December 1, 1998                                                                        
|              | 
|31.1          |  | Certification of President and Chief Executive Officer pursuant to Exchange Act Rules Rule 13(a)-14 and 15(d)-14, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of
2002
|              | 
|31.2          |  | Certification of Chief Financial Officer pursuant to Exchange Act Rules Rule 13(a)-14 and 15(d)-14, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002              
|              | 
|32.1          |  | Certification of President and Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002                       
|              | 
|32.2          |  | Certification of Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002                                     



|(1) | Incorporated by reference to the corresponding exhibit previously filed as an exhibit to the Registrants Pre-Effective Amendment No. 1 to its Registration Statement on
Form S-11 filed with the Securities and Exchange Commission on October 20, 2004. (333-118873)
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|(2) | Incorporated by reference to the corresponding exhibit previously filed as an exhibit to the Registrants Pre-Effective Amendment No. 5 to its Registration Statement on
Form S-11 filed with the Securities and Exchange Commission on December 13, 2004. (333-118873)
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

|(3) | Incorporated by reference to the corresponding exhibit previously filed as an exhibit to the Registrants Current Report on Form 8-K filed with the Securities and Exchange
Commission on April 17, 2008.
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



31