EXHIBIT 10.25





                       CERTIFICATE OF LIMITED PARTNERSHIP
                                       OF
                      APPLE SUITES REIT LIMITED PARTNERSHIP

         This  Certificate  of Limited  Partnership  is being filed  pursuant to
Section  50-73.11 of the Virginia  Revised Uniform Limited  Partnership Act (the
"Act") by the general  partner of Apple  Suites REIT  Limited  Partnership  (the
"Limited Partnership").

1. Name. The name of the Limited Partnership is as follows:

                      Apple Suites REIT Limited Partnership

2. Addresses.

         (a) Records.  The following  address is the post office  address of the
office at which the records  required to be maintained by Section 50-73.8 of the
Act are kept:

                                    306 East Main Street
                                    Richmond, Virginia  23219

                  Such address is located in the City of Richmond, Virginia.

         (b) Registered  Agent and Office.  The registered  agent of the Limited
Partnership is Martin B. Richards,  Esquire, who is a resident of Virginia and a
member of the  Virginia  State Bar.  The post office  address of the  registered
agent is c/o McGuire,  Woods,  Battle & Boothe LLP, One James  Center,  901 East
Cary Street,  Richmond,  Virginia 23219.  Such address is located in the City of
Richmond, Virginia.

3.  General  Partner.  The  name of the  sole  general  partner  of the  Limited
Partnership  is Apple Suites  General,  Inc., a Virginia  corporation.  The post
office address of the general partner is as follows:

                                    306 East Main Street
                                    Richmond, Virginia  23219

4.  Latest  Date  of  Dissolution.  The  latest  date  upon  which  the  Limited
Partnership is to be dissolved and its affairs wound up is December 31, 2100, or
on such  earlier  date as may be required  by law or by the Limited  Partnership
Agreement that governs the Limited Partnership.





         IN WITNESS WHEREOF,  the general partner of the Limited Partnership has
executed this Certificate of Limited  Partnership on the date of filing,  as set
forth below:

Date of Filing:                     August 30, 1999

General Partner:                    APPLE SUITES GENERAL, INC.

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