Document:

EXHIBIT 10.100

                              APPLE SUITES LP, INC.

                           AMENDED AND RESTATED BYLAWS

                                    ARTICLE I
                            MEETINGS OF SHAREHOLDERS

         1.1 PLACE AND TIME OF MEETINGS.  Meetings of shareholders shall be held
at such place,  either within or without the  Commonwealth  of Virginia,  and at
such time,  as may be provided in the notice of the meeting and  approved by the
President or the Board of Directors.

         1.2 ANNUAL MEETING.  The annual meeting of shareholders,  shall be held
on the  second  Tuesday  in  August of each  year,  or on such  date,  as may be
designated  by  resolution  of the Board of Directors  from time to time for the
purpose of electing directors and conducting such other business as may properly
come before the meeting.

         1.3  SPECIAL  MEETINGS.  Special  meetings of the  shareholders  may be
called by the  President  or the Board of  Directors  and shall be called by the
Secretary upon demand of  shareholders  as required by law. Only business within
the  purpose  or  purposes  described  in the  notice  for a special  meeting of
shareholders may be conducted at the meeting.

         1.4 RECORD DATES. The Board of Directors may fix, in advance,  a record
date to make a determination  of shareholders  entitled to notice of, or to vote
at, any meeting of  shareholders,  to receive any  dividend or for any  purpose,
such date to be not more than  seventy  (70) days  before the  meeting or action
requiring a determination  of  shareholders.  If no such record date is set then
the  record  date shall be the close of  business  on the day before the date on
which the first notice is given.

         When a determination of shareholders  entitled to notice of, or to vote
at, any  meeting of  shareholders  has been made,  such  determination  shall be
effective for any adjournment of the meeting unless the Board of Directors fixes
a new record date,  which it shall do if the meeting is adjourned to a date more
than one  hundred  twenty  (120)  days  after the date  fixed  for the  original
meeting.

         1.5 NOTICE OF MEETINGS.  Written notice stating the place, day and hour
of each meeting of shareholders  and, in case of a special meeting,  the purpose
or purposes  for which the  meeting is called,  shall be given not less than ten
(10) nor more than sixty (60) days before the

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date of the meeting (except when a different time is required in these Bylaws or
by law) either personally or by mail, courier,  facsimile,  email, or other form
of wire or wireless  communication,  to each  shareholder of record  entitled to
vote at such  meeting.  Each such notice shall be deemed  effective  on: (a) the
fifth (5th)  business day after being mailed by United  States  certified  mail,
return receipt requested,  postage prepaid;  (b) the day when delivered by hand;
(c) the first  business  day after  being  deposited  with a national  overnight
courier; or (d) the day when transmitted by facsimile or email with confirmation
of receipt or successful transmission.

         If a meeting is adjourned to a different  date,  time or place,  notice
need not be given if the new date,  time or place is  announced  at the  meeting
before  adjournment.  However,  if a new record date for an adjourned meeting is
fixed,  notice of the adjourned meeting shall be given to shareholders as of the
new record date, unless a court of competent jurisdiction provides otherwise.

         1.6 WAIVER OF NOTICE.  A shareholder  may waive any notice  required by
law, the Articles of  Incorporation or these Bylaws before or after the date and
time of the meeting that is the subject of such  notice.  The waiver shall be in
writing,  be signed by the shareholder  entitled to the notice, and be delivered
to the Secretary of the  Corporation for inclusion in the minutes or filing with
the corporate records.

         A shareholder who attends a meeting waives any objection (a) to lack of
notice or  defective  notice  of the  meeting,  unless  the  shareholder  at the
beginning of the meeting objects to holding the meeting or transacting  business
at the meeting,  and (b) to consideration of a particular  matter at the meeting
that is not within the purpose or  purposes  described  in the  meeting  notice,
unless the shareholder objects to considering the matter when it is presented.

         1.7 QUORUM AND VOTING REQUIREMENTS. Unless otherwise required by law, a
majority of the votes  entitled to be cast on a matter  constitutes a quorum for
action on that matter. Once a share is represented for any purpose at a meeting,
it is deemed  present for quorum  purposes for the  remainder of the meeting and
for any  adjournment of that meeting unless a new record date is or shall be set
for that adjourned meeting. If a quorum exists,  action on a matter,  other than
the  election of  directors,  is approved if the votes cast  favoring the action
exceed  the  votes  cast  opposing  the  action,  unless  a  greater  number  of
affirmative votes is required by law.  Directors shall be elected by a plurality
of the votes cast by the shares entitled

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to vote in the  election at a meeting at which a quorum is present.  Less than a
quorum may adjourn a meeting.

         1.8 ACTION WITHOUT MEETING. Action required or permitted to be taken at
a meeting of the  shareholders may be taken without a meeting and without action
by the  Board of  Directors  if the  action  is  taken  by all the  shareholders
entitled to vote on the action.  The action  shall be  evidenced  by one or more
written consents describing the action taken, signed by all the shareholders and
delivered to the  Secretary of the  Corporation  for inclusion in the minutes or
filing with the corporate  records.  Action taken by unanimous  consent shall be
effective  according to its terms when all consents are in the possession of the
Corporation,  unless the consent specifies a different  effective date, in which
event the action  taken  shall be  effective  as of the date  specified  therein
provided that the consent  states the date of execution by each  shareholder.  A
shareholder  may  withdraw  a consent  only by  delivering  a written  notice of
withdrawal  to the  Corporation  prior to the time that all  consents are in the
possession of the Corporation.

         If not  otherwise  fixed  pursuant to the  provisions  of Section,  the
record date for  determining  shareholders  entitled  to take  action  without a
meeting is the date the first  shareholder  signs the consent  described  in the
preceding paragraph.

                                   ARTICLE II
                                    DIRECTORS

         2.1 GENERAL POWERS.  The  Corporation  shall have a Board of Directors.
All  corporate  powers shall be exercised by or under the  authority of, and the
business and affairs of the  Corporation  managed  under the  direction  of, its
Board of  Directors,  subject to any  limitation  set forth in the  Articles  of
Incorporation.  Notwithstanding  any  provision of these Bylaws to the contrary,
the   Corporation   shall  comply  with  all   provisions  of  its  Articles  of
Incorporation  regarding  the  Board  of  Directors,  including  any  provisions
relating to the composition thereof or approval thereby.

         2.2  NUMBER,  TERM  AND  ELECTION.  The  number  of  directors  of  the
Corporation  shall be a minimum of one (1) and a maximum of five (5). The number
of directors  may be fixed or changed from time to time,  within the minimum and
the maximum, by the shareholders or by the Board of

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<PAGE>

Directors.  Only the  shareholders may change the range of the size of the Board
of Directors or determine  whether the Board of Directors  shall have a fixed or
variable  size.  No decrease in number shall have the effect of  shortening  the
term of any incumbent director. Each director shall hold office until his death,
resignation, retirement or removal, or until his successor is elected.

         Except as provided in Section 2.3 of this Article, the directors (other
than initial  directors) shall be elected by the holders of the Common Shares at
the annual meeting of  shareholders,  and those persons who receive the greatest
number of votes  shall be  deemed  elected  even  though  they do not  receive a
majority  of the  votes  cast.  No  individual  shall be named or  elected  as a
director without his prior consent.

         2.3  REMOVAL AND  VACANCIES.  The  shareholders  may remove one or more
directors,  with or  without  cause,  if the  number of votes cast to remove him
constitutes  a  majority  of the votes  entitled  to be cast at an  election  of
directors.  A  director  may be removed  by the  shareholders  only at a meeting
called for the  purpose of removing  him and the meeting  notice must state that
the purpose, or one of the purposes of the meeting, is removal of the director.

         A vacancy on the Board of Directors, including a vacancy resulting from
the  removal of a director or an  increase  in the number of  directors,  may be
filled  by (a)  the  shareholders,  (b)  the  Board  of  Directors  or  (c)  the
affirmative  vote of a majority of the  remaining  directors  though less than a
quorum of the Board of  Directors,  and may, in the case of a  resignation  that
will become  effective at a specified  later date,  be filled before the vacancy
occurs but the new director may not take office until the vacancy occurs.

         2.4  ANNUAL AND  REGULAR  MEETINGS.  An annual  meeting of the Board of
Directors,   which  shall  be  considered  a  regular  meeting,  shall  be  held
immediately  following each annual meeting of  shareholders,  for the purpose of
electing  officers  and  carrying on such other  business as may  properly  come
before  the  meeting.  The  Board of  Directors  may also  adopt a  schedule  of
additional meetings which shall be considered regular meetings. Regular meetings
shall  be  held  at such  times  and at  such  places,  within  or  without  the
Commonwealth  of Virginia,  as the  President  or the Board of  Directors  shall
designate from time to time. If no place is designated,  regular  meetings shall
be held at the principal office of the Corporation.

         2.5 SPECIAL MEETINGS. Special meetings of the Board of Directors may be
called by the President or a majority of the directors of the  Corporation,  and
shall  be  held  at such  times  and at  such  places,  within  or  without  the
Commonwealth of Virginia, as the person or persons calling

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the meetings shall designate.  If no such place is designated in the notice of a
meeting, it shall be held at the principal office of the Corporation.

         2.6 NOTICE OF MEETINGS.  No notice need be given of regular meetings of
the Board of Directors.

         Notices of special meetings of the Board of Directors shall be given to
each  director in person or delivered to his  residence or business  address (or
such other place as he may have  directed in writing) not less than  twenty-four
(24) hours before the meeting by mail, courier,  facsimile, email, or other form
of wire or wireless communication or by telephoning such notice to him. Any such
notice  shall set forth the time and place of the  meeting and state the purpose
for which it is called.

         2.7 WAIVER OF NOTICE;  ATTENDANCE AT MEETING.  A director may waive any
notice required by law, the Articles of Incorporation, or these Bylaws before or
after  the  date  and time  stated  in the  notice,  and  such  waiver  shall be
equivalent  to the  giving  of such  notice.  Except  as  provided  in the  next
paragraph  of this  section,  the  waiver  shall be in  writing,  signed  by the
director entitled to the notice and filed with the minutes or corporate records.

         A director who attends or participates at a meeting waives any required
notice to him of the  meeting  unless  the  director,  at the  beginning  of the
meeting  or  promptly  upon his  arrival,  objects  to  holding  the  meeting or
transacting  business at the meeting and does not thereafter vote for, or assent
to, action taken at the meeting.

         2.8  QUORUM;  VOTING.  A majority of the number of  directors  fixed in
these Bylaws  shall  constitute  a quorum for the  transaction  of business at a
meeting of the Board of Directors.  If a quorum is present when a vote is taken,
the  affirmative  vote of a majority of the directors  present is the act of the
Board of  Directors.  A  director  who is  present  at a meeting of the Board of
Directors  or a committee  of the Board of Directors  when  corporate  action is
taken is deemed to have  assented to the action  taken  unless (a) he objects at
the  beginning of the meeting,  or promptly  upon his arrival,  to holding it or
transacting  specified  business at the  meeting;  or (b) he votes  against,  or
abstains from, the action taken.

         2.9 TELEPHONIC  MEETINGS.  The Board of Directors may permit any or all
directors  to  participate  in a regular or special  meeting  by, or conduct the
meeting  through the use of, any means of  communication  by which all directors
participating may simultaneously hear each other

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during  the  meeting.  A  director  participating  in a meeting by this means is
deemed to be present in person at the meeting.

         2.10 ACTION WITHOUT  MEETING.  Action required or permitted to be taken
at a meeting  of the Board of  Directors  may be taken  without a meeting if the
action is taken by all members of the Board.  The action  shall be  evidenced by
one or more written consents  stating the action taken,  signed by each director
either  before or after the action  taken,  and included in the minutes or filed
with the corporate records reflecting the action taken.  Action taken under this
section shall be effective  when the last director  signs the consent unless the
consent specifies a different effective date, in which event the action taken is
effective as of the date specified  therein provided the consent states the date
of execution by each director.

         2.11  COMPENSATION.  The Board of Directors may fix the compensation of
directors  and may provide for the payment of all  expenses  incurred by them in
attending meetings of the Board of Directors.

                                   ARTICLE III
                                    OFFICERS

         3.1 OFFICERS.  The officers of the Corporation shall be a President and
a  Secretary  and,  in the  discretion  of the Board of  Directors,  such  other
officers as may be deemed necessary or advisable to carry on the business of the
Corporation. Any two or more offices may be held by the same person.

         3.2 ELECTION AND TERM.  Officers shall be elected at the annual meeting
of the Board of Directors  and may be elected at such other time or times as the
Board of Directors  shall  determine.  They shall hold office,  unless  removed,
until  the next  annual  meeting  of the  Board  of  Directors  or  until  their
successors  are elected.  Any officer may resign at any time upon written notice
to the Board of Directors,  and such resignation  shall be effective when notice
is delivered unless the notice specifies a later effective date.

         3.3 REMOVAL OF OFFICERS.  The Board of Directors may remove any officer
at any time, with or without cause.

         3.4 DUTIES OF  OFFICERS.  The  President  shall be the chief  executive
officer of the Corporation. He and the other officers shall have such powers and
duties as generally  pertain to their respective  offices as well as such powers
and duties as may be delegated to them from time

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<PAGE>

to time by the Board of Directors.  The President, if present, shall be chairman
of all meetings of the shareholders  and the Board of Directors,  as well as any
committee of which he is a member.

                                   ARTICLE IV
                               SHARE CERTIFICATES

         4.1 FORM. Shares of the Corporation,  when fully paid, may be evidenced
by certificates  containing such  information as is required by law and approved
by the  Board of  Directors.  Any  share  certificates  shall be  signed  by the
President  and the  Secretary  and may (but need not) be sealed with the seal of
the  Corporation.  The seal of the  Corporation  and any or all  signatures on a
share certificate may be facsimile. The validity of a share certificate that has
been duly signed by an officer of the  Corporation  shall not be affected in any
way in the event that such officer,  subsequent to such signature,  ceases to be
an officer of the Corporation.

         4.2  TRANSFER.  The Board of Directors  may make rules and  regulations
concerning the issue, registration and transfer of certificates representing the
shares  of  the  Corporation.  Transfers  of  shares  and  of  the  certificates
representing  such  shares  shall be made upon the books of the  Corporation  by
surrender of the certificates  representing  such shares  accompanied by written
assignments given by the owners or their attorneys-in-fact.

         4.3 RESTRICTIONS ON TRANSFER.  A lawful  restriction on the transfer or
registration of transfer of shares is valid and  enforceable  against the holder
or a transferee of the holder if the restriction  complies with the requirements
of law and its  existence  is noted  conspicuously  on the  front or back of the
certificate  representing  the  shares.  Unless  so noted a  restriction  is not
enforceable against a person without knowledge of the restriction.

         4.4 LOST OR DESTROYED SHARE  CERTIFICATES.  The Corporation may issue a
new share certificate in the place of any certificate  theretofore  issued which
is  alleged to have been lost or  destroyed  and may  require  the owner of such
certificate,  or his legal representative,  to give the Corporation a bond, with
or without surety, or such other agreement, undertaking or security as the Board
of Directors  shall  determine is  appropriate,  to  indemnify  the  Corporation
against any claim that may be made  against it on account of the alleged loss or
destruction or the issuance of any such new certificate.

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<PAGE>

                                    ARTICLE V
                            MISCELLANEOUS PROVISIONS

         5.1 CORPORATE  SEAL.  The corporate  seal of the  Corporation,  if any,
shall be  circular  and shall  have  inscribed  thereon,  within  and around the
circumference the full name of the Corporation.  In the center shall be the word
"SEAL" or a substantially similar term.

         5.2 FISCAL YEAR. The fiscal year of the Corporation shall be determined
in the  discretion  of the Board of  Directors,  but in the  absence of any such
determination it shall be the calendar year.

         5.3 AMENDMENTS.  Except as otherwise  provided by law, these Bylaws may
be amended  or  repealed,  and new Bylaws may be made at any  regular or special
meeting of the Board of Directors.  Bylaws made by the Board of Directors may be
repealed  or changed  and new Bylaws  may be made by the  shareholders,  and the
shareholders  may  prescribe  that any Bylaw made by them shall not be  altered,
amended or repealed by the Board of Directors.

                                       8EXHIBIT 10.101

                              AMENDED AND RESTATED
                          LIMITED PARTNERSHIP AGREEMENT
                                       OF
                      APPLE SUITES REIT LIMITED PARTNERSHIP

         This LIMITED  PARTNERSHIP  AGREEMENT (the  "Partnership  Agreement") is
made  as  of September  8,  2000 by and between  Apple Suites  General,  Inc., a
Virginia corporation,  the general partner ("General Partner"), and Apple Suites
LP, Inc., a Virginia corporation, the limited partner ("Limited Partner").

                                  INTRODUCTION

         A. The  General  Partner  and the Limited  Partner  (collectively,  the
"Partners") have formed a limited  partnership (the  "Partnership")  pursuant to
the provisions of the Virginia  Revised  Uniform  Limited  Partnership  Act (the
"Act"),  effective  August 30,  1999.  The  Partners  desire to hereby amend and
restate the Partnership's  Limited Partnership  Agreement dated as of August 30,
1999.

         B. The rights, duties and obligations of the Partners shall be governed
by the Act except as otherwise provided in this Partnership Agreement.  The term
"Person," as used herein, means an individual or an entity.

                                    ARTICLE I
                             ORGANIZATIONAL MATTERS

         1.1 NAME.  The name of the  Partnership  is Apple  Suites REIT  Limited
Partnership.  The  Partnership  may trade or transact  business under such other
names as may be selected by the General Partner.

         1.2 PURPOSE.  The Notwithstanding any provision hereof to the contrary,
the following shall govern: The nature of the Partnership's business, and of the
purposes to be conducted and promoted by the Partnership,  are limited solely to
the following activities:

             (a) To own, hold, sell, assign, transfer, operate, lease, mortgage,
pledge and otherwise deal with those certain  parcels of real property listed on
Exhibit A hereto,  together with all improvements located thereon (collectively,
the "Properties");

             (b) To exercise all powers that are  enumerated  in the Act and are
necessary or convenient to the conduct,  promotion or attainment of the business
or purposes of the Partnership as set forth herein.

             The  Partnership's  activities  shall be limited and  conducted  as
necessary  to ensure  that  Apple  Suites,  Inc.,  a  Virginia  corporation  and
shareholder of each of the Partners  ("Apple Suites REIT"),  will qualify at all
times as a real estate  investment trust ("REIT") under sections 856 through 860
of the Internal Revenue Code of 1986, as amended (the "Code").

<PAGE>

         1.3 FILINGS.

             (a) The Partnership has filed a certificate of limited  partnership
with the State  Corporation  Commission of Virginia pursuant to Section 50-73.11
of the Code of Virginia (the "Certificate").

             (b) The  Certificate  designates  306 East Main  Street,  Richmond,
Virginia  23219 as the office  where  records of the  Partnership  are kept (the
"Principal Office"). The Certificate designates Martin B. Richards,  Esquire, as
the registered agent at the following  registered  office:  c/o McGuire,  Woods,
Battle & Boothe LLP, One James Center, 901 East Cary Street, Richmond,  Virginia
23219

                                   ARTICLE II
          MANAGEMENT, PROHIBITED ACTIVITIES AND SEPARATENESS COVENANTS

         2.1 THE GENERAL  PARTNER.  The General  Partner shall have the sole and
exclusive  right,  duty and power to manage  the  business  of the  Partnership,
including, without limitation, the right and power to:

             (a) acquire, hold, sell, maintain,  encumber,  improve,  develop or
lease the  Partnership's  property,  whether real or personal,  and any interest
therein on such terms and conditions as the General Partner deems advisable.

             (b)  borrow  money on behalf of the  Partnership,  secure  any such
borrowings  with  assets of the  Partnership,  and repay the same at any time or
from time to time;

             (c) establish  investment  accounts for the Partnership and deposit
and withdraw funds in or from such accounts;

             (d) assign, compromise or release any claim of, or debt due to, the
Partnership;

             (e) institute  and defend  actions at law or in equity on behalf of
the  Partnership and consent to arbitrate any disputes or  controversies  of the
Partnership;

             (f) engage and retain accountants,  lawyers and other professionals
to perform  services  for the  Partnership,  and  purchase  such goods and other
services as may be required to conduct the business of the Partnership; and

             (g) enter into such contracts and perform such other acts as may be
necessary to further the business of the Partnership.

         2.2 LIMITATIONS ON POWER AND AUTHORITY. Notwithstanding anything to the
contrary in this Partnership Agreement,  the General Partner's rights, authority
and power are subject to and limited by certain  provisions of the Bylaws of the
Apple Suites REIT (including,  without

<PAGE>

limitation, Article XIII thereof), and actions described in such Bylaws may only
be undertaken in compliance with such provisions (including, without limitation,
those  provisions  of Article XIII  relating to consents that are required to be
obtained).

         2.3.  CERTAIN  PROHIBITED  ACTIVITIES.  Notwithstanding  any  provision
hereof to the contrary, the following shall govern:

             (a) The  indebtedness  of the  Partnership  shall consist only of a
first lien mortgage on the  Properties  arising from  refinancing by First Union
National  Bank (the  "Mortgage"),  any other  indebtedness  permitted  under the
Mortgage,  and normal trade accounts payable in the ordinary course of business.
For so long as any obligation  secured by the Mortgage  remains  outstanding and
not paid in full,  the  Partnership  shall not incur,  assume,  or guaranty  any
indebtedness not permitted hereunder.

             (b) The Partnership shall not consolidate or merge with or into any
other entity,  or convey or transfer its properties and assets  substantially as
an entirety to any entity, unless:

                 (i) the entity (if other than the  Partnership)  that is formed
upon or that  survives  such  consolidation  or  merger,  or  that  acquired  by
conveyance   or  transfer  the   properties   and  assets  of  the   Partnership
substantially  as an entirety,  shall:  (A) be organized and existing  under the
laws of the United  States of America or any State or the  District of Columbia,
(B) include in its  organizational  documents the same  limitations set forth in
this  Article II and in Section  2.4 hereof  (Separateness  Covenants),  and (C)
expressly  assume  the  due  and  punctual   performance  of  the  Partnership's
obligations; and

                 (ii) immediately  after giving effect to such  transaction,  no
default or event of default  under any agreement to which the  Partnership  is a
party shall have been committed and be continuing.

             (c) For so long as any obligation  secured by the Mortgage  remains
outstanding and not paid in full, the Partnership shall not voluntarily commence
a case with respect to itself, as debtor,  under the Federal  Bankruptcy Code or
any  similar  federal or state  statute  without  the  unanimous  consent of the
Partners.  For so  long  as any  obligation  secured  by  the  Mortgage  remains
outstanding  and not paid in full,  no material  amendment  to this  Partnership
Agreement may be made without the prior  approval of the  mortgagee  holding the
Mortgage.

         2.4 SEPARATENESS COVENANTS. Notwithstanding any provision hereof to the
contrary,  the following shall govern:  For so long as any obligation secured by
the Mortgage remains  outstanding and not paid in full, in order to preserve and
ensure the  Partnership's  separate  and distinct  identity,  in addition to the
other provisions set forth in this Partnership Agreement,  the Partnership shall
conduct its affairs in accordance with the following provisions:

             (a) It shall  establish  and maintain an office  through  which its
business  shall be  conducted  separate and apart from those of its Partners and
any affiliate and shall  allocate  fairly and reasonably any overhead for shared
office space.

<PAGE>

             (b) It shall  maintain  separate  corporate  records  and  books of
account from those of its Partners and any affiliate.

             (c) All  actions  by the  Partnership  shall be  authorized  by the
General  Partner who shall observe all necessary  formalities in connection with
such  authorization.  The General  Partner's  Board of Directors and the Limited
Partner's  Board of Directors  each shall include at least one individual who is
an Independent Director.

             (d) It shall not  commingle  assets with those of its  Partners and
any affiliate.

             (e) It shall conduct its own business in its own name.

             (f) It  shall  maintain  financial  statements  separate  from  its
Partners and any affiliate.

             (g) It shall pay any  liabilities  out of its own funds,  including
salaries of any employees, not funds of its Partners or any affiliate.

             (h) It  shall  maintain  an  arm's  length  relationship  with  its
Partners and any affiliate.

             (i) It shall not guarantee or become obligated for the debts of any
other entity,  including its Partners or any affiliate or hold out its credit as
being available to satisfy the obligations of others.

             (j) It shall use stationery,  invoices and checks separate from its
Partners and any affiliate.

             (k) It shall not pledge  its  assets  for the  benefit of any other
entity, including its Partners and any affiliate.

             (l) It  shall  hold  itself  out as an  entity  separate  from  its
Partners and any affiliate.

             (m) It shall not make any  loans or  advances  to any  third  party
(including any affiliate).

             (n) It shall comply with its  obligations  under the agreements and
instruments evidencing the Mortgage.

         2.5  DEFINITIONS.  For purpose of this Article II, the following  terms
shall have the indicated meanings:

             (a) "Independent  Director" means, with respect to any Partner that
is a corporation (a "Corporate Partner") a duly appointed member of the Board of
Directors of the Corporate  Partner who has not been at any time during the five
(5) years preceding his or her

<PAGE>

initial  appointment,  and shall not be at any time while serving as Independent
Director, any of the following:

                 (i) a shareholder,  director (other than in his or her capacity
as an Independent Director), officer or employee of the Corporate Partner or its
shareholders, or any affiliate of any of the foregoing;

                 (ii) a shareholder,  director,  officer, employee,  partner, or
member  of any  customer  of,  or a  supplier  or  service  provider  (including
professionals)  to, or other person who derives  more than ten percent  (10%) of
its purchases, revenues,  compensation, or other financial remuneration from its
activities with, the Corporate Partner, its shareholders or any affiliate of any
of the foregoing, or any person or entity who otherwise is financially dependent
upon  an  officer,  director,  or  employee  of  the  Corporate  Partner  or its
shareholders,  or any family  member (by blood or marriage) of any such officer,
director,  or employee,  or a business  entity owned or controlled by any of the
foregoing;

                 (iii) a person  or other  entity  controlling  or under  common
control with any shareholder,  director, officer, employee, customer or supplier
of the Corporate Partner; or

                 (iv)  a  member  of the  immediate  family  of  any  individual
described in clause (1), (2) or (3) above.

             (b)  "affiliate"  means,  with  respect  to a  specified  person or
entity:

                 (i)  any  person  or  entity  directly  or  indirectly  owning,
controlling  or  holding  with  power to vote ten  percent  (10%) or more of the
outstanding voting securities or interests of the specified entity;

                 (ii) any  person or entity ten  percent  (10%) or more of whose
outstanding  voting  securities or interests  are directly or indirectly  owned,
controlled or held with power to vote by the specified person or entity;

                 (iii) any person or entity directly or indirectly  controlling,
controlled by or under common control with the specified person or entity;

                 (iv) any officer,  director or partner of the specified  person
or entity;

                 (v) if the specified  person or entity is an officer,  director
or partner,  any company  for which the  specified  person or entity acts in any
such capacity; and

                 (vi) any close relative or spouse of the specified person.

             (c) "control" means the possession,  directly or indirectly, of the
power to direct or cause the  direction  of the  management  and  policies  of a
person or entity, whether through ownership of voting securities, by contract or
otherwise.

<PAGE>

             (d)  "person"  means  any  individual,  corporation,   partnership,
limited  liability  company,  joint venture,  association,  joint stock company,
trust  (including any  beneficiary  thereof),  unincorporated  organization,  or
government or any agency or political subdivision thereof.

                                   ARTICLE III
                                LIMITED PARTNERS

         3.1  PARTICIPATION  IN  MANAGEMENT.   The  Limited  Partner  shall  not
participate in the management or control of the business of the Partnership, and
shall have no power to sign for or bind the Partnership.

                                   ARTICLE IV
                   CAPITAL; PROFITS AND LOSSES; DISTRIBUTIONS

         4.1 CAPITAL CONTRIBUTIONS.  Each of the Partners has contributed to the
capital of the  Partnership  the  property  set forth on  Exhibit B hereto.  The
Partners  shall not be required  to make any  additional  capital  contributions
except  as  required  by  law,  but  the  Partners  may  make  such   additional
contributions  of cash or property as they may mutually  agree. No Partner shall
have any right to require  the return of all or any part of its  capital,  or to
receive interest with respect thereto.

         4.2 CAPITAL ACCOUNTS.  A separate capital account  ("Capital  Account")
shall be maintained for each Partner. The value of each Capital Account shall be
the sum of the cash  contributions  to the  account,  the  agreed  upon value of
contributions  of property to the account and the share of  Partnership  profits
allocated to the account,  less all distributions  made from the account and the
share of Partnership losses allocated to the account.

         4.3  PROFITS  AND  LOSSES.  The  net  profits  and  net  losses  of the
Partnership for any period (except for the profits and losses upon  dissolution)
shall be  credited or charged to the  Capital  Accounts  of the  Partners in the
percentages set forth on Exhibit B under the heading "Partners  Percentages," as
the same may be amended from time to time (the "Partners Percentages").

         4.4  DISTRIBUTIONS.  Any cash  which,  in the  opinion  of the  General
Partner,  is not  reasonably  required for the  operation of the business of the
Partnership or for  Partnership  reserves (other than amounts  distributed  upon
dissolution)  shall  be  distributed  to the  Partners  in  accordance  with the
Partners  Percentages  not less  frequently  than each calendar  quarter.  Other
distributions of assets may be made form time to time in the same manner.

         4.5 REIT  DISTRIBUTIONS.  Notwithstanding  anything to the  contrary in
this Partnership  Agreement,  the General Partner shall cause the Partnership to
distribute  amounts  sufficient to enable the Apple Suites REIT to pay dividends
to  shareholders  so that the Apple  Suites REIT will (a) meet the  distribution
requirements for qualification as a REIT as set forth in

<PAGE>

Section  857(a)(i) of the Code;  and (b) avoid any Federal  income or excise tax
liability imposed by the Code.

         4.6  LOANS.  A loan  by a  Partner  to  the  Partnership  shall  not be
considered  a  capital   contribution  and  shall  be  repaid  as  debt  of  the
Partnership.

                                    ARTICLE V
                                 INDEMNIFICATION

         5.1 REQUIREMENT. The Partnership shall indemnify each Partner, and each
director and officer of a Partner (an "Indemnified Person"), against any and all
liabilities and expenses (including but not limited to reasonable legal fees and
costs)  arising  directly or  indirectly  from any action,  suit or  proceeding,
whether  civil,  criminal,  administrative,  arbitrative or  investigative,  and
whether formal or informal, that is brought or threatened against an Indemnified
Person  solely  because  such  Indemnified  Person  served as a Partner  or as a
director or officer of a Partner, or served at the request of the Partnership as
a fiduciary  for an employee  benefit plan or other plan related to the business
of the Partnership.  Notwithstanding the foregoing, the Partnership shall not be
required to indemnify a Partner, or a director or officer of a Partner,  against
any  liabilities  or  expenses  arising  from  any  breach  of this  Partnership
Agreement, willful misconduct or knowing violation of law.

         5.2 RELATED  ACTIONS.  The Partnership  shall promptly make advances or
reimbursements for reasonable  expenses (including but not limited to reasonable
legal  fees and costs)  incurred  by a  Partner,  or a director  or officer of a
Partner,  claiming  indemnification  under  this  Article  unless  it  has  been
determined   that  such  Partner,   director  or  officer  is  not  entitled  to
indemnification.  Advances or  reimbursements  made prior to such  determination
shall be conditioned upon the Partnership's  receipt of a written undertaking by
the Partner, director or officer claiming indemnification to repay the amount of
such  advances  or  reimbursements  if it is  ultimately  determined  that  such
Partner, director or officer is not entitled to indemnification.

         5.3 MANDATORY  SUBORDINATION.  Notwithstanding  any provision hereof to
the contrary,  the following shall govern:  Any  indemnification  shall be fully
subordinated  to  any  obligations  respecting  the  Properties  and  shall  not
constitute  a claim  against  the  Partnership  in the  event  that cash flow is
insufficient to pay such obligations.

                                   ARTICLE VI
                              EVENTS OF DISSOLUTION

         6.1 EVENTS OF DISSOLUTION. The Partnership shall only be dissolved:

             (a) upon the election of the General Partner;

<PAGE>

             (b) at such time as there is no  General  Partner  serving  unless,
within ninety (90) days, the Limited  Partner  consents to continue the business
of the Partnership and appoints one or more General Partners;

             (c) upon  automatic  cancellation  of the  certificate  of  limited
partnership for failure to pay annual  registration fees, unless steps are taken
promptly to obtain reinstatement; or

             (d) by judicial decree.

                                   ARTICLE VII
                     DISSOLUTION, WINDING UP AND TERMINATION

         7.1 GENERAL. Upon dissolution without continuation, the business of the
Partnership  shall be wound up by the General Partner or, if there is no General
Partner, by a representative  designated by the Limited Partner (either of which
or whom is hereinafter  referred to as the  "Liquidating  Representative").  The
Liquidating Representative shall proceed with reasonable promptness to liquidate
the business and assets of the  Partnership  and may determine  whether,  and to
which Partners,  properties  should be distributed in kind.  Partnership  assets
shall be distributed in the following order:

             (a) to creditors  of the  Partnership,  including  Partners who are
creditors, in the order of priority provided by law or contract;

             (b) to the  creation  of such  reserves  for  contingencies  as the
Liquidating Representative may deem necessary or advisable;

             (c) to the  Limited  Partner to the extent of its  contribution  to
capital;

             (d) to the  General  Partner to the extent of its  contribution  to
capital;

             (e) to the  Partners,  General  and  Limited,  according  to  their
Capital Account balances, after all adjustments.

                                  ARTICLE VIII
                                  MISCELLANEOUS

         8.1 BOOKS OF ACCOUNT AND RECORDS.  The Partnership  shall keep complete
books  of  account  at the  Principal  Office  and such  books  shall be open to
examination  by  the  Partners,   the  Apple  Suites  REIT  and  the  authorized
representatives of each of them during normal business hours. The books shall be
kept on a cash or accrual basis, as determined by the General Partner.

         8.2 TAX COMPLIANCE.  Notwithstanding anything to the contrary contained
in this Partnership Agreement,  all actions taken in the conduct of the business
of the Partnership,  or on its dissolution,  shall comply with the provisions of
Section 704 of the Code and the  Regulations  thereunder.  The  General  Partner
shall be the "Tax Matters Partner" required by the Code.

<PAGE>

         8.3 POWER OF ATTORNEY.  The Limited Partner hereby appoints the General
Partner as its attorney-in-fact,  or agent, to execute, acknowledge, deliver and
file in its name any document  required by law to be filed by the Partnership or
the Limited Partner with any governmental  body or agency.  Any such appointment
is a special power, coupled with an interest, and shall remain in effect as long
as the  Partner  granting  it has any  interest  in the  Partnership  or remains
responsible for any obligations under this Partnership Agreement.

         8.4  COUNTERPARTS.  This  Partnership  Agreement  may  be  executed  in
counterparts, each of which shall be deemed an original but which together shall
constitute one and the same instrument.

         8.5 AMENDMENTS. This Partnership Agreement may be amended only with the
written consent of the General Partner and the Limited Partner.

         8.6 THIRD  PARTIES;  SUCCESSORS AND ASSIGNS.  The agreements  contained
herein are for the benefit of the parties hereto and their permitted  successors
and assigns and are not for the benefit of any third  parties,  such as, without
limitation, creditors of the Partnership.

         8.7 HEADINGS.  The section headings in this  Partnership  Agreement are
included for convenience  only and shall not affect the  interpretation  of this
Partnership Agreement.

         8.8  INTERPRETATION.   This  Partnership   Agreement  is  executed  and
delivered in the Commonwealth of Virginia and shall be construed and enforced in
accordance  with its  laws,  without  regard  to any  choice of law rules to the
contrary.

       [Remainder of Page is Blank. Signatures Appear on Following Page]

<PAGE>

WITNESS the following signatures:

General Partner:                              APPLE SUITES GENERAL, INC.

                                              By: /s/ Stanley J. Olander, Jr.
                                                  ------------------------------
                                                  Stanley J. Olander, Jr.
                                                  Secretary

Limited Partner:                              APPLE SUITES LP, INC.

                                              By: /s/ Stanley J. Olander, Jr.
                                                  ------------------------------
                                                  Stanley J. Olander, Jr.
                                                  Secretary

<PAGE>

                                    EXHIBIT A
                              (LIST OF PROPERTIES)

The Properties consist of those real properties,  together with all improvements
thereon,  that are located at the following  addresses  (and that are more fully
described in agreements and instruments evidencing the Mortgage):

Dallas-Addison Homewood Suites
4451 Beltline Road
Addison, TX  75244

Dallas-Irving/Las Colinas Homewood Suites
4300 Wingren Drive
Irving, TX  75039

North Dallas-Plano Homewood Suites
4705 Old Sheppard Place
Plano, TX  75093

<PAGE>

                                    Exhibit B
                             (Capital Contributions)

<TABLE>
<CAPTION>
                           Name and                           Capital                   Partners
                           Business Address                   Contributions             Percentages
                           ----------------                   ------------              -----------
<S>                        <C>                                <C>                       <C>
GENERAL PARTNER:           Apple Suites General, Inc.          $1.00                     1%
                           9 North Third Street
                           Richmond, Virginia  23219

LIMITED PARTNER:           Apple Suites LP, Inc.              $99.00                    99%
                           9 North Third Street
                           Richmond, Virginia  23219
</TABLE>

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