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 27, 1998

                                       OR

          [ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
                         SECURITIES EXCHANGE ACT OF 1934


                          Commission File No. 033-20022


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
             (Exact name of registrant as specified in its charter)

                  Delaware                                  52-1558094
---------------------------------------   --------------------------------------
          (State of Organization)        (I.R.S. Employer Identification Number)
     10400 Fernwood Road, Bethesda, MD                 20817-1109
---------------------------------------   --------------------------------------
(Address of principal executive offices)              (Zip Code)

       Registrant's telephone number, including area code: (301) 380-2070
           Securities registered pursuant to Section 12(b) of the Act:
                                 Not Applicable
               Securities registered pursuant to Section 12(g) of
                                    the Act:
                      Units of Limited Partnership Interest
                                (Title of Class)

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,  and (2) has been subject to such filing  requirements
for the past 90 days.  Yes _____ No_____ Not  Applicable  |X| . The  Partnership
became subject to Section 13 reporting on January 23, 1998.




<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP


                                TABLE OF CONTENTS
                                                                    PAGE NO.
                                                                                
                        PART I - FINANCIAL INFORMATION


Item 1. Financial Statements

        Condensed Statement of Operations
          Twelve Weeks Ended March 27, 1998 and March 28, 1997.............1

        Condensed Balance Sheet
          March 27, 1998 and December 31, 1997.............................2

        Condensed Statement of Cash Flows
          Twelve Weeks ended March 27, 1998 and March 28, 1997.............3

        Notes to Condensed Financial Statements............................4

Item 2. Management's Discussion and Analysis of Financial
          Condition and Results of Operations..............................6


                     PART II - OTHER INFORMATION

Item 1. Legal Proceedings..................................................7

Item 6. Exhibits and Reports on Form 8-K...................................8


<PAGE>


                                                          

                          PART I. FINANCIAL INFORMATION

                          ITEM 1. FINANCIAL STATEMENTS

                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                        CONDENSED STATEMENT OF OPERATIONS
                                   (Unaudited)
                     (in thousands, except per Unit amounts)


<TABLE>
<CAPTION>
<S>     <C>    <C>    <C>    <C>    <C>    <C>
                                                         Twelve Weeks Ended
                                                     March 27,         March 28,
                                                       1998              1997
                                                  -------------     ------------

REVENUES..........................................$       7,557     $     6,766
                                                  -------------     ------------

OPERATING COSTS AND EXPENSES
    Depreciation and amortization.................        1,190           1,279
    Incentive management fee......................          808             689
    Residence Inn system fee......................          558             516
    Property taxes................................          499             587
    Base management fee...........................          293             271
    Equipment rent and other......................          168             197
                                                  -------------    -------------
                                                          3,516           3,539
                                                  -------------    -------------

OPERATING PROFIT..................................        4,041           3,227
    Interest expense..............................       (3,009)         (3,125)
    Interest income...............................           56              68
                                                  -------------    -------------


NET INCOME........................................$       1,088      $      170
                                                  =============    =============

ALLOCATION OF NET INCOME
    General Partner...............................$          11      $        2
    Limited Partner...............................        1,077             168
                                                  -------------    -------------

                                                  $       1,088      $      170
                                                  =============     ============

NET INCOME PER LIMITED PARTNER UNIT
    (65,600 Units)................................$          16      $        2
                                                  =============      ===========
</TABLE>






                  See Notes to Condensed Financial Statements.


<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                             CONDENSED BALANCE SHEET
                                 (in thousands)

<TABLE>
<CAPTION>

                                                      March 27,     December 31,
                                                        1998            1997
                                                     (unaudited)
<S>     <C>    <C>    <C>    <C>    <C>    <C>

                                     ASSETS
    Property and equipment, net...................$     139,604    $     140,448
    Due from Residence Inn by Marriott, Inc.......        2,462            2,462
    Deferred financing costs, net of accumulated 
      amortization................................        2,142            2,251
    Property improvement fund.....................        1,567            1,160
    Cash and cash equivalents.....................        3,464            5,650
                                                  ---------------  -------------

                                                  $     149,239    $     151,971
                                                  =============    =============

                        LIABILITIES AND PARTNERS' CAPITAL
LIABILITIES
    Mortgage debt.................................$     117,758    $     118,576
    Incentive management fee due to 
     Residence Inn by Marriott, Inc................      23,517           22,709
    Base management fee due to 
     Residence Inn by Marriott, Inc................         545              872
    Accounts payable and accrued expenses..........       1,065            1,235
                                                   -------------    ------------

          Total Liabilities........................     142,885          143,392
                                                   -------------    ------------


PARTNERS' CAPITAL
    General Partner................................         140              162
    Limited Partners...............................       6,214            8,417
                                                   -------------    ------------

          Total Partners' Capital..................       6,354            8,579
                                                   -------------    ------------

                                                  $     149,239    $     151,971
                                                   =============    ============

</TABLE>




                  See Notes to Condensed Financial Statements.


<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                        CONDENSED STATEMENT OF CASH FLOWS
                                   (Unaudited)
                                 (in thousands)

<TABLE>
<CAPTION>

                                                         Twelve Weeks Ended
                                                     March 27,         March 28,
                                                       1998              1997
                                                  -------------      -----------
<S>     <C>    <C>    <C>    <C>    <C>    <C>

OPERATING ACTIVITIES
    Net income....................................$       1,088      $      170
    Noncash items.................................        1,780           2,078
    Changes in operating accounts.................         (170)             (8)
                                                   -------------      ----------

          Cash provided by operating activities...        2,698           2,240
                                                   -------------      ----------

INVESTING ACTIVITIES
    Additions to property and equipment...........         (346)           (262)
    Changes in property improvement fund..........         (407)           (586)
                                                   -------------      ----------

          Cash used in investing activities.......         (753)           (848)
                                                   -------------      ----------

FINANCING ACTIVITIES
    Capital distributions to partners.............       (3,313)         (1,657)
    Repayment of mortgage debt....................         (818)           (702)
                                                   -------------      ----------

          Cash used in financing activities.......       (4,131)         (2,359)
                                                   -------------      ----------

DECREASE IN CASH AND CASH EQUIVALENTS.............       (2,186)           (967)

CASH AND CASH EQUIVALENTS at beginning of period...       5,650           3,429
                                                   -------------      ----------

CASH AND CASH EQUIVALENTS at end of period........$       3,464      $    2,462
                                                   =============      ==========


SUPPLEMENTAL DISCLOSURE OF CASH FLOW INFORMATION:
          Cash paid for mortgage interest.........$       3,006      $     3,122
                                                   =============      ==========

</TABLE>




                  See Notes to Condensed Financial Statements.


<PAGE>


                   MARRIOTT RESIDENCE INN LIMITED PARTNERSHIP
                     NOTES TO CONDENSED FINANCIAL STATEMENTS
                                   (Unaudited)

1.    The  accompanying  condensed  financial  statements  have been prepared by
      Marriott  Residence Inn Limited  Partnership (the  "Partnership")  without
      audit.  Certain information and footnote  disclosures normally included in
      financial  statements  presented in  accordance  with  generally  accepted
      accounting principles have been condensed or omitted from the accompanying
      statements.  The Partnership believes the disclosures made are adequate to
      make the  information  presented not  misleading.  However,  the condensed
      financial  statements should be read in conjunction with the Partnership's
      financial  statements and notes thereto included in the Partnership's Form
      10-K for the fiscal year ended December 31, 1997.

      In the opinion of the Partnership,  the accompanying  condensed  unaudited
      financial  statements  reflect all adjustments  (which include only normal
      recurring  adjustments) necessary to present fairly the financial position
      of the Partnership as of March 27, 1998, and the results of operations and
      cash flows for the twelve  weeks ended March 27, 1998 and March 28,  1997.
      Interim results are not necessarily  indicative of fiscal year performance
      because of seasonal and short-term variations.

      The net income of the Partnership is allocated 99% to the limited partners
      and 1% to  RIBM  One  Corporation  (the  "General  Partner").  Significant
      differences exist between the net income for financial  reporting purposes
      and the net income for Federal income tax purposes.  These differences are
      due  primarily  to the  use,  for  income  tax  purposes,  of  accelerated
      depreciation  methods  and  shorter  depreciable  lives of the  assets and
      differences in the timing of the  recognition of incentive  management fee
      expense.

2.    Revenues  represent  house  profit  of  the  Partnership  Inns  since  the
      Partnership  has delegated  substantially  all of the operating  decisions
      related to the  generation of house profit of the Inns to Residence Inn by
      Marriott,  Inc. (the  "Manager").  House profit  reflects the net revenues
      flowing to the  Partnership as property owner and represents Inn operating
      results  less   property-level   expenses,   excluding   depreciation  and
      amortization,  base,  Residence Inn system and incentive  management fees,
      property  taxes,  equipment  rent  and  certain  other  costs,  which  are
      disclosed separately in the condensed statement of operations.

      Revenues  consist  of the  following  for  the  twelve  weeks  ended March
      March 27,  1998 and  March 28,  1997 (in thousands):
<TABLE>
<CAPTION>

                                                 March 27,             March 28,
                                                   1998                  1997
                                              ------------           -----------
<S>     <C>    <C>    <C>    <C>    <C>    <C>
      INN SALES
         Suites............................$        13,956        $       12,900
         Other operating departments.......            696                   665
                                              ------------         -------------
                                                    14,652                13,565
                                              ------------         -------------
      INN EXPENSES
         Departmental direct costs
            Suites.........................          2,890                 2,735
            Other operating departments....            335                   256
         Other Inn operating expenses......          3,870                 3,808
                                              -------------        -------------
                                                     7,095                 6,799
                                              -------------       --------------

      REVENUES............................$          7,557        $        6,766
                                              =============       ==============
</TABLE>


<PAGE>


3.    In December 1997,  Host Marriott  Corporation  on behalf  of  the  General
      Partner, RIBM One Corporation,  filed  a  preliminary   Prospectus/Consent
      Solicitation Statement  (the "S-4")   with  the  SEC  which  proposed  the
      consolidation (the  "Consolidation")  of  this  Partnership and five other
      limited partnerships into a publicly traded real  estate  investment trust
      ("REIT"). The General Partner  has  been  working to  resolve various open
      issues  concerning the proposed Consolidation.

      In addition,  there are  existing  REIT's which are active in the moderate
      price and extended stay hotel  segment that have  expressed an interest in
      the six  limited  partnerships.  Therefore,  the  General  Partner has had
      preliminary  discussions  with  some  of  these  companies.   Although  no
      agreements have yet been reached,  the General Partner continues to pursue
      the  possibility of a potential  transaction  involving the  Partnership's
      assets or a merger of the  Partnership  with an existing  publicly  traded
      company.

      The General  Partner has retained  Merrill Lynch to advise the Partnership
      with respect to the Partnership's  strategic  alternatives,  including the
      original Consolidation plan and other available alternatives.  The General
      Partner  intends to continue to explore these  alternatives  and determine
      which path to pursue, obviously subject to appropriate partner approval.


<PAGE>


ITEM 2.         MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION   
                AND RESULTS OF OPERATIONS


FORWARD-LOOKING STATEMENTS

Certain  matters  discussed  herein are  forward-looking  statements  within the
meaning of the  Private  Litigation  Reform Act of 1995 and as such may  involve
known and unknown  risks,  uncertainties,  and other factors which may cause the
actual  results,  performance or achievements of the Partnership to be different
from any future  results,  performance or  achievements  expressed or implied by
such   forward-looking   statements.   Although  the  Partnership  believes  the
expectations  reflected  in  such  forward-looking  statements  are  based  upon
reasonable  assumptions,  it can give no assurance that its expectations will be
attained.  These  risks  are  detailed  from  time to time in the  Partnership's
filings with the Securities and Exchange Commission.  The Partnership undertakes
no  obligation  to  publicly  release  the  result  of any  revisions  to  these
forward-looking  statements  that may be made to reflect  any  future  events or
circumstances.

RESULTS OF OPERATIONS

First Quarter 1998 Compared to First Quarter 1997

Revenues.   Partnership  revenues  for  first  quarter  1998 increased $791,000,
or 12%, to $7.6 million.  Revenues and operating profit were impacted  primarily
by growth in revenue per available room ("REVPAR") of 8%. REVPAR, or revenue per
available  room,  represents  the  combination  of the average  daily suite rate
charged  and  the  average  daily  occupancy  achieved  and is a  commonly  used
indicator of Inn performance  (although it is not a GAAP, or generally  accepted
accounting  principles,  measure of  revenue).  REVPAR does not include food and
beverage  or other  ancillary  revenues  generated  by the  property.  Inn sales
increased  $1.1  million,  or 8%, to $14.7  million in first  quarter  1998 also
reflecting the improvement in REVPAR for the period.  REVPAR increased for first
quarter 1998 due primarily to an increase in combined  average room rates of 7%,
along  with  an  increase  in  combined  average  occupancy  of just  under  one
percentage point. Due to the high occupancy of these properties, the Partnership
expects future  increases in REVPAR to be driven by room rate increases,  rather
than occupancy  increases.  However,  there can be no assurance that REVPAR will
continue to increase in the future.

Operating Costs and Expenses.  Operating  costs and expenses  remained stable at
$3.5 million for first quarter 1998. As a percentage of revenues,  Inn operating
costs and expenses were 47% and 52% of revenues for first quarter 1998 and first
quarter 1997, respectively.

Operating Profit. As a result of the changes in revenues and operating costs and
expenses  discussed  above,  operating  profit  increased  by  $814,000  to $4.0
million, or 53% of revenues, for first quarter 1998 from $3.2 million, or 48% of
revenues, for first quarter 1997.

Interest Expense.  Interest expense  decreased  $116,000 to $3.0 million for the
first  quarter of 1998 from $3.1  million  for the first  quarter of 1997 due to
principal amortization on the mortgage debt.

Net  Income.  Net income  for first  quarter  1998  increased  $918,000  to $1.1
million,  or 14% of  revenues,  compared to a net income of  $170,000,  or 3% of
revenues, for first quarter 1997.


<PAGE>


LIQUIDITY AND CAPITAL RESOURCES

The  Partnership's  financing needs have been  historically  funded through loan
agreements with independent financial institutions. The General Partner believes
that the  Partnership  will have  sufficient  capital  resources  to conduct its
operations in the ordinary course of business although there can be no assurance
of the Partnership's ability to do so.

Principal Sources and Uses of Cash

The  Partnership's  principal  source  of  cash  is  cash from  operations.  Its
principal  uses of cash are to make debt  service  payments,  fund the  property
improvement fund and to make distributions to the limited partners.

Cash  provided by  operating  activities  was $2.7  million and $2.2 million for
first quarter 1998 and first quarter 1997, respectively.  The improved cash from
operations was a result of improved Inn lodging results.

Cash used in investing  activities  was $753,000 and $848,000 for first  quarter
1998 and first quarter 1997,  respectively.  The  Partnership's  cash  investing
activities  consist primarily of contributions to the property  improvement fund
and capital expenditures for improvements to existing Inns. Contributions to the
property  improvement fund were $733,000 and $678,000,  while  expenditures were
$346,000  and  $262,000,   for  first  quarter  1998  and  first  quarter  1997,
respectively.

The  Partnership's  cash used in financing  activities was $4.1 million and $2.4
million  for  the  first  quarter  of  1998  and  the  first  quarter  of  1997,
respectively.   Cash   financing   activities   primarily   consist  of  capital
distributions  to partners  and  repayment  of mortgage  debt.  The  Partnership
distributed  $3.3 million to the partners in the first quarter of 1998 from 1997
operations.  In the first  quarter of 1997,  the  Partnership  distributed  $1.7
million to the partners from 1996 operations.

The General  Partner  believes  that cash from Inn  operations  and  Partnership
reserves  will be adequate  in the short term and long term for the  operational
and capital needs of the Partnership.


                           PART II. OTHER INFORMATION

ITEM 1.         LEGAL PROCEEDINGS

     On February 11, 1998,  four  individual  limited  partners in  partnerships
sponsored by Host Marriott  Corporation  ("Host  Marriott") filed a class action
lawsuit, styled Ruben, et al. v. Host Marriott Corporation, et al., Civil Action
No.  16186,  in Delaware  State  Chancery  Court  against Host  Marriott and the
general  partners of Courtyard  by Marriott  Limited  Partnership,  Courtyard by
Marriott II Limited  Partnership,  Marriott  Residence Inn Limited  Partnership,
Marriott  Residence  Inn II Limited  Partnership,  and Fairfield Inn by Marriott
Limited  Partnership  (collectively,  the "Five  Partnerships").  The plaintiffs
allege that the merger of the Five  Partnerships (the "Merger") into an umbrella
partnership real estate  investment trust proposed by CRF Lodging Company,  L.P.
in a preliminary  registration  statement filed with the Securities and Exchange
Commission,  dated  December 22,  1997,  constitutes  a breach of the  fiduciary
duties owed to the limited  partners of the Five  Partnerships  by Host Marriott
and the general partners of the Five Partnerships.  In addition,  the plaintiffs
allege  that  the  Merger  breaches  various  agreements  relating  to the  Five
Partnerships.  The  plaintiffs are seeking,  among other things,  the following:
certification of a class;  injunctive relief to block consummation of the Merger
or, in the alternative,  recision of the Merger; and damages.  Host Marriott and
the general partners of the Five Partnerships believe that these allegations are
totally  devoid of merit and they intend to vigorously  defend against them. The
defendants  also maintain that this lawsuit is premature  because the Merger has
not been, and may not be, consummated as proposed in the SEC filings.

     On March 16, 1998,  limited partners in several  partnerships  sponsored by
Host  Marriott,  filed a lawsuit,  styled Robert M. Haas, Sr. and Irwin Randolph
Joint  Tenants,  et al.  v.  Marriott  International,  Inc.,  et al.,  Case  No.
CI-04092,  in the 57th Judicial  District  Court of Bexar County,  Texas against
Marriott International, Inc. ("Marriott International"),  Host Marriott, various
of their  subsidiaries,  J.W. Marriott,  Jr., Stephen Rushmore,  and Hospitality
Valuation Services, Inc. (collectively,  the "Defendants").  The lawsuit relates
to  the  following   limited   partnerships:   Courtyard  by  Marriott   Limited
Partnership,  Courtyard by Marriott II Limited  Partnership,  Marriott Residence
Inn  Limited  Partnership,   Marriott  Residence  Inn  II  Limited  Partnership,
Fairfield Inn by Marriott Limited  Partnership,  Desert Springs Marriott Limited
Partnership, and Atlanta Marriott Marquis Limited Partnership (collectively, the
"Seven  Partnerships").  The plaintiffs allege that the Defendants  conspired to
sell hotels to the Seven  Partnerships for inflated prices and that they charged
the  Seven  Partnerships   excessive   management  fees  to  operate  the  Seven
Partnerships'   hotels.  The  plaintiffs  further  allege  that  the  Defendants
committed  fraud,  breached  fiduciary  duties,  and violated the  provisions of
various  contracts.   The  plaintiffs  are  seeking  unspecified   damages.  The
Defendants,  which do not include the Seven Partnerships,  believe that there is
no truth to the  plaintiffs'  allegations and that the lawsuit is totally devoid
of merit. The Defendants intend to vigorously defend against the claims asserted
in the  lawsuit.  Although  the  Seven  Partnerships  have  not  been  named  as
Defendants  in the lawsuit,  the  partnership  agreements  relating to the Seven
Partnerships   include  an  indemnity   provision   which   requires  the  Seven
Partnerships,  under certain  circumstances,  to indemnify the general  partners
against losses, judgments, expenses, and fees.

The   Partnership   and  the  Inns  are  involved  in  routine   litigation  and
administrative  proceedings arising in the ordinary course of business,  some of
which are expected to be covered by liability  insurance and which  collectively
are not expected to have a material  adverse  effect on the business,  financial
condition or results of operations of the Partnership.

ITEM 6.         EXHIBITS AND REPORTS ON FORM 8-K

a.       Exhibits:

         None.

b. Reports on Form 8-K:

         May 6, 1998 - Letter to limited  partners  regarding status of proposed
         consolidation.

<PAGE>


                                   SIGNATURE



Pursuant  to the  requirements  of the  Securities  Exchange  Act of  1934,  the
registrant  has duly  caused  this Form  10-Q to be signed on its  behalf by the
undersigned, thereunto duly authorized.


                                             MARRIOTT RESIDENCE INN
                                             LIMITED PARTNERSHIP

                                             By:     RIBM ONE CORPORATION
                                                     General Partner


         May 11, 1998                         By:    ------------------------
                                                     Patricia K. Brady
                                                     Vice President and 
                                                     Chief Accounting Officer


<PAGE>


                                    SIGNATURE



Pursuant  to the  requirements  of the  Securities  Exchange  Act of  1934,  the
registrant  has duly  caused  this Form  10-Q to be signed on its  behalf by the
undersigned, thereunto duly authorized.


                                             MARRIOTT RESIDENCE INN
                                             LIMITED PARTNERSHIP

                                             By:     RIBM ONE CORPORATION
                                                     General Partner


         May 11, 1998                         By:    /s/ Patricia K. Brady
                                                     ------------------------
                                                     Patricia K. Brady
                                                     Vice President and 
                                                     Chief Accounting Officer