EXHIBIT 10.6(b)

                                SECOND AMENDMENT
                         REVOLVING CREDIT LOAN AGREEMENT



         THIS SECOND  AMENDMENT TO REVOLVING  CREDIT LOAN  AGREEMENT is made and
entered into as of the 18th day of December,  1998, by EQUITY INNS  PARTNERSHIP,
L.P.,  a  Tennessee   limited   partnership,   and  EQUITY  INNS/WEST   VIRGINIA
PARTNERSHIP,  L.P., a Tennessee  limited  partnership  (together  herein  called
"Borrower"),  EQUITY INNS, INC., a Tennessee corporation, and EQUITY INNS TRUST,
a Maryland real estate  investment trust (together  herein called  "Guarantor"),
and NATIONAL BANK OF COMMERCE, Memphis, Tennessee ("Bank").

         WHEREAS, the parties executed that Revolving Credit Loan Agreement (the
"Loan  Agreement"),  dated as of  November  14 1997,  which Loan  Agreement  was
executed  simultaneously with a Revolving Credit Promissory Note (the "Note") in
the principal amount of $5,000,000.00, payable to Bank.

         WHEREAS,  as of the 10th day of August,  1998 the parties  modified the
Loan Agreement and Note inter alia to increase the principal  amount of the note
to $10,000,000.00 and to change the Termination Date to December 31, 1998.

         WHEREAS, the parties by means of this Agreement desire to further
modify the terms of the Loan Agreement;

                              W I T N E S S E T H :


         NOW, THEREFORE,  for mutual considerations,  receipt and sufficiency of
which are hereby acknowledged, it is agreed as follows:

         The  definition  of  "Termination  Date" in Section 1.01 is modified to
change the Termination Date to December 31, 1999.


<PAGE>



                                    BORROWER:

                                    EQUITY INNS PARTNERSHIP, L.P.,
                                    a Tennessee limited partnership
                                    By:  Equity Inns Trust, a Maryland
                                         real estate investment trust,
                                         its sole general partner



                                    By:      /s/ Donald H. Dempsey
                                             ---------------------

                                    Name:    Donald H. Dempsey
                                             ---------------------

                                    Title:   Executive VP, Secretary &
                                             Treasurer, CFO
                                             -------------------------



                                    EQUITY INNS/WEST VIRGINIA PARTNERSHIP, L.P.,
                                    a Tennessee limited partnership
                                    By:  Equity Inns Services, Inc.,
                                         a Tennessee corporation,
                                         its sole general partner



                                    By:      /s/ Donald H. Dempsey
                                             ---------------------

                                    Name:    Donald H. Dempsey
                                             ---------------------

                                    Title:   Executive VP, Secretary &
                                             Treasurer, CFO
                                             -------------------------




<PAGE>


                                    GUARANTOR:

                                    EQUITY INNS, INC.,
                                    a Tennessee corporation



                                    By:      /s/ Donald H. Dempsey
                                             ---------------------

                                    Title:   Executive VP, Secretary &
                                             Treasurer, CFO               
                                             -------------------------



                                    EQUITY INNS TRUST, a
                                    Maryland real estate investment trust



                                    By:      /s/ Donald H. Dempsey
                                             ---------------------

                                    Title:   Executive VP, Secretary &
                                             Treasurer, CFO
                                             -------------------------



                                    BANK:

                                    NATIONAL BANK OF COMMERCE



                                    By:     /s/ Billy Frank
                                            ---------------

                                    Title:  Vice President
                                            ---------------