Document:

<PAGE>
                                                                   EXHIBIT 10.12

                               THIRD AMENDMENT TO
                        AGREEMENT OF LIMITED PARTNERSHIP
                 OF CAVANAUGHS HOSPITALITY LIMITED PARTNERSHIP,
                         A DELAWARE LIMITED PARTNERSHIP

         THIS THIRD AMENDMENT TO AGREEMENT OF LIMITED PARTNERSHIP (the
"Amendment"), is entered into as of the 28th day of April, 1998, by and among
Cavanaughs Hospitality Corporation, a Washington corporation ("CHC" or "General
Partner"), Dunson Ridpath Hotel Associates Limited Partnership, a Washington
limited partnership, ("Dunson") and the persons whose names are set forth on
Exhibit A attached hereto (the "Incoming Partners").

         A.       CHC, as General Partner, and North River Drive Company, a
Washington corporation, as Limited Partner, formed a Delaware Limited
Partnership named Cavanaughs Hospitality Limited Partnership (the "Partnership")
pursuant to the terms of an Amended and Restated Agreement of Limited
Partnership, dated as of November 1, 1997 (the "Original Partnership
Agreement").

         B.       Dunson proposes to contribute certain property to the
Partnership in exchange for Partnership Units in the Partnership to be
distributed to the Incoming Partners, which are Dunson and/or partners of Dunson
as of April 28, 1998.

         C.       The General Partner is willing to consent to the admission of
the Incoming Partners as Limited Partners of the Partnership and to cause the
Partnership to accept the Incoming Partners' capital contributions and issue
Partnership Units therefor.

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

         1.       Defined Terms. Capitalized terms not otherwise defined in this
Amendment shall have the meanings ascribed to such terms in the Original
Partnership Agreement.

         2.       Agreement to be Bound. By their signatures below, the Incoming
Partners, and each of them, hereby unconditionally accept, affirm and agree to
be bound by each of the terms, covenants and conditions of the Original
Partnership Agreement, as amended by this Amendment (the "Partnership
Agreement"), including, without limitation, the power of attorney granted in
Section 2.4 thereof.

         3.       General Partner Consent. The General Partner hereby consents
to the admission of the Incoming Partners as an Additional Limited Partners.

         4.       Admission of Incoming Partners; Issuance of Partnership Units.
The Incoming

                                       1
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Partners are hereby admitted, effective as of the date hereof, to the
Partnership as Additional Limited Partners. In consideration for the Capital
Contributions made by the Incoming Partner, each Incoming Partner shall be
issued the number of Partnership Units (as a Limited Partner Interest) as is set
forth opposite such Incoming Partner's name on Exhibit A hereto.

         5.       Percentage Interests. After giving effect to the acceptance of
the Incoming Partner's Capital Contributions in exchange for Partnership Units,
the Percentage Interests of the Partners are as set forth on Exhibit B hereto,
subject to future adjustment as provided in the Partnership Agreement.

         6.       Scope of Amendment. Except as expressly modified or amended by
this Amendment, the Original Partnership Agreement shall remain in full force
and effect and be binding on the parties in accordance with its terms. This
Amendment shall be binding upon and inure to the benefit of the parties hereto,
and their respective heirs, personal representatives, successors and assigns.

         7.       Counterparts. This Amendment may be executed in two or more
counterparts, each of which shall be an original but all of which shall
constitute one and the same instrument.

         IN WITNESS WHEREOF, the parties hereto have executed this Amendment as
of the date first above written.

                                    GENERAL PARTNER:

                                    CAVANAUGHS HOSPITALITY CORPORATION, a
                                    Washington corporation

                                    By: /s/ Donald K. Barbieri
                                        ---------------------------------------
                                            Donald K. Barbieri, its President

                                    DUNSON:

                                    DUNSON RIDPATH HOTEL ASSOCIATES LIMITED
                                    PARTNERSHIP, by Spokane Hotel, Inc., General
                                    Partner

                                    By: /s/ Gordon Sondland
                                        ----------------------------------------
                                            Gordon Sondland, its President

                                       2
<PAGE>

EXHIBIT A

<TABLE>
<CAPTION>
Incoming Partner:               Address For Notices:          Partnership Units:
----------------                -------------------           -----------------
<S>                             <C>                           <C>
Dunson Ridpath Hotel            Spokane Hotel Inc.               145,147.76
Associates Limited              c/o Gordon Sondland
Partnership, a Washington       Dunson Equities
limited partnership             1531 7th Ave.
                                Seattle, WA 98101
</TABLE>

                                       3
<PAGE>

EXHIBIT B
THIRD AMENDMENT TO CHLP AGR.
PERCENTAGE INTEREST OF THE PARTNERS

<TABLE>
<CAPTION>
                                                                Partnership Units     Percentage Interests
                                                                -----------------     --------------------
<S>                                                             <C>                   <C>
GENERAL PARTNER:

Cavanaughs Hospitality Corporation as General Partner                70,842.51              0.52701%

LIMITED PARTNERS:

Cavanaughs Hospitality Corporation as Limited Partner            12,904,817.98             96.00036%

North River Drive Company                                            70,842.51              0.52701%

Donald K. Barbieri and Heather M. Barbieri,                          44,837.00              0.33355%
  husband and wife

Thomas M. Barbieri and Eileen Barbieri,                              32,608.00              0.24257%
  husband and wife

Richard L. Barbieri and Cara Lyn Tangen,                              8,154.00              0.08066%
  husband and wife

Barbieri Family Foundation, Inc.                                     65,218.00              0.48516%

Dunson Ridpath Hotel Associates                                     145,147.76              1.07977%
Templin's Resort and Conference Center, Inc.                        100,000.00              0.74391%

                                                                 =============             ========

Total                                                            13,442,467.76                100.0%
</TABLE><PAGE>
                                                                   EXHIBIT 10.13

                               FOURTH AMENDMENT TO
                        AGREEMENT OF LIMITED PARTNERSHIP
                 OF CAVANAUGHS HOSPITALITY LIMITED PARTNERSHIP,
                         A DELAWARE LIMITED PARTNERSHIP

         THIS FOURTH AMENDMENT TO AGREEMENT OF LIMITED PARTNERSHIP (the
"Amendment"), is entered into as of the 14th day of June, 1999, by and among
Cavanaughs Hospitality Corporation, a Washington corporation ("CHC"), and
Templin's Resort & Conference Center, Inc., an Idaho corporation ("Templin").

         A.       CHC, as General Partner, and North River Drive Company, a
Washington corporation, as Limited Partner, formed a Delaware Limited
Partnership named Cavanaughs Hospitality Limited Partnership (the "Partnership")
pursuant to the terms of an Amended and Restated Agreement of Limited
Partnership, dated as of November 1, 1997 (as amended by this and prior
Amendments referred to hereafter as the "Partnership Agreement").

         B.       CHC has completed on April 8, 1998 the initial public offering
of CHC Shares under the terms of which 5,962,250 shares have been issued
(consisting of 5,175,000 share basic offering, 776,250 share over-allotment, and
11,000 share restricted stock grant all as described in the prospectus of the
initial public offering), and has contributed the proceeds thereof to the
Partnership for the corresponding number of new Partnership Units held by CHC as
a Limited Partner Interest.

         B.       Templin holds 100,000 Partnership Units acquired under the
terms of the Second Amendment to Agreement of Limited Partnership dated April
20, 1998

         C.       Templin has exercised its Redemption Right under the
Partnership Agreement by delivering to CHC on May 28, 1999 that Notice of
Redemption which is attached to and incorporated in this Fourth Amendment by
this reference as Exhibit A, with the result that the Specified Redemption Date
is June 14, 1999.

         D.       CHC has exercised its rights as General Partner under the
Partnership Agreement to satisfy all of the Redemption Right of Templin by
electing to acquire all of the 100,000 Partnership Units from Templin in
exchange for issuance to Templin of 100,000 shares of common stock of CHC as of
the Specified Redemption Date.

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

         1.       Defined Terms. Capitalized terms not otherwise defined in this
Amendment shall have the meanings ascribed to such terms in the Original
Partnership Agreement.

         2.       Agreement to be Bound. CHC and Templin are each bound by prior
signature to each of the terms, covenants and conditions of the Partnership
Agreement.

         3.       Termination of Templin Ownership Rights as to Partnership
Units. The ownership rights of Templin as to all 100,000 Partnership Units
previously owned by Templin and the status of Templin as a Limited Partner
terminate as of the close of business on the Specified Redemption Date.

                                                                               1
<PAGE>

         4.       Acquisition by CHC of Ownership Rights as to Partnership
Units. CHC acquires as a Limited Partner all 100,000 Partnership Units formerly
owned by Templin as of the close of business on the Specified Redemption Date.

         5.       Percentage Interests. After giving effect to termination of
Templin ownership rights and acquisition by CHC of ownership rights as described
in this Fourth Amendment, the Percentage Interests of the Partners are as set
forth on Exhibit B hereto, subject to change as described in the Partnership
Agreement.

         6.       Scope of Amendment. Except as expressly modified or amended by
this Amendment, the Partnership Agreement shall remain in full force and effect
and be binding on the parties in accordance with its terms. This Amendment shall
be binding upon and inure to the benefit of the parties hereto, and their
respective heirs, personal representatives, successors and assigns.

         IN WITNESS WHEREOF, the General Partner and Templin have executed this
Amendment as of the date first above written.

                                    GENERAL PARTNER AND INCOMING LIMITED
                                    PARTNER:

                                    CAVANAUGHS HOSPITALITY CORPORATION, a
                                    Washington corporation

                                    By: /s/ Donald K. Barbieri
                                        ---------------------------------------
                                            Donald K. Barbieri, President

                                    REDEEMING PARTNER:

                                    TEMPLIN'S RESORT AND CONFERENCE CENTER, INC,
                                    an Idaho corporation

                                    By: /s/ Robert G. Templin
                                        ----------------------------------------
                                            Robert G. Templin, President

                                                                               2
<PAGE>

EXHIBIT A

                              NOTICE OF REDEMPTION

         The undersigned hereby irrevocably (i) redeems 100,000 Partnership
Units in Cavanaughs Hospitality Limited Partnership in accordance with the terms
of the Limited Partnership Agreement of Cavanaughs Hospitality Limited
Partnership and the Redemption Right referred to therein, (ii) surrenders such
Limited Partnership Units and all right, title and interest therein, and (iii)
directs that the Cash Amount or CHC Shares Amount (as determined by the General
Partner) deliverable upon exercise of the Redemption Right be delivered to the
addresses specified below, and if CHC Shares are to be delivered, such CHC
Shares be registered or placed in the name(s) and at the address(es) specified
below. The undersigned hereby represents, warrants and certifies, that the
undersigned(a) has marketable and unencumbered title to such Partnership Units,
free and clear of the rights of or interests of any other person or entity, (b)
has the full right, power and authority to redeem and surrender such Partnership
Units as provided herein, and (c) has obtained the consent or approval of all
persons or entities, if any, having the right to consult or approve such
redemption and surrender.

Dated:  May 27, 1999

                  Name of Limited Partner: Robert G. Templin

                                         /s/ Robert G. Templin
                                         ------------------------------
                                         (Signature of Limited Partner)

                                         414 E. First Avenue
                                         ------------------------------
                                         (Street Address)

                                         Post Falls, Idaho 83854
                                         ------------------------------
                                         (City, State, Zip Code)

                          Signature Guaranteed by:

                                         /s/ Kathleen Canepa
                                         --------------------

If CHC Shares are to be issued, issue to:
TEMPLIN'S RESORT AND CONFERENCE CENTER, INC.

Name: Robert G. Templin, President
Please insert social security or identifying number: ###-##-####

                                                                               3
<PAGE>

EXHIBIT B

PERCENTAGE INTEREST
OF THE PARTNERS

<TABLE>
<CAPTION>
                                               Partnership            Percentage
                                                  Units                Interests
                                              -------------           ----------
<S>                                           <C>                     <C>
GENERAL PARTNER:

Cavanaughs Hospitality                            70,842.51             0.52701%
Corporation as General
Partner

LIMITED PARTNERS:

Cavanaughs Hospitality                        13,004,817.98            96.74427%
Corporation as Limited
Partner

North River Drive Company                         70,842.51             0.52701%

Donald K. Barbieri and
Heather M. Barbieri,                              44,837.00             0.33355%
  husband and wife

Thomas M. Barbieri
and Eileen Barbieri,                              32,608.00             0.24257%
  husband and wife

Richard L. Barbieri and Cara                       8,154.00             0.06066%
Lyn Tangen,
  husband and wife

Barbieri Family Foundation,                      65,218.00              0.48516%
Inc.

Dunson Ridpath Hotel                             145,147.76             1.07977%
Associates Limited                            -------------            --------
Partnership

Total                                         13,297,320.00               100.0%
</TABLE>

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