Exhibit 10.12

                                 PROMISSORY NOTE

$524,917.73                                                        July 27, 2000
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FOR VALUED RECEIVED, and legally bound hereby, RRF LIMITED PARTNERSHIP
("Maker"), a Delaware limited partnership, InnSuites Hospitality Trust, General
Partner, an Ohio real estate investment trust, having an office at 1625 East
Northern Avenue, Suite 201, Phoenix, Arizona 85020 hereby promises to pay to
James F. Wirth ("Note Holder") or order and address as specified below the
principal sum of FIVE HUNDRED TWENTY FOUR THOUSAND NINE HUNDRED SEVENTEEN AND
73/100 DOLLARS ($524,917.73) with interest on the unpaid principal balance
thereon from time to time outstanding, at the rate of seven percent (7.00%) per
annum, computed on a three hundred sixty (360)-day year, to be due and payable
in installments of principal and interest as follows:

     (A)  As evidenced in the attached, Exhibit A, the first installment due
          will be an interest only payment due on April 27, 2001. Thereafter
          monthly installments are due of accrued interest and principal
          commencing May 27, 2001. This is a non-recourse Note secured by
          219,053 shares of InnSuites Hospitality Trust.

     (B)  Payments to be made payable to:
              James F. Wirth
              5700 East Glen Drive
              Paradise Valley  AZ  85253

The 219,053 shares of InnSuites Hospitality Trust will remain as security for
the unpaid balance on the Note.

At the option of the Note Holder, late charges upon written notice are assessed
as follows:

          10 days late, $50 penalty
          35 days late, $150 penalty
          Over 35 days late, Note Holder could declare the note in default and
            call the entire amount due.

Should default be declared, shares proportionate to unpaid principal balance
will be returned to Note Holder.

Principal and interest payable in lawful money of the United States.

If legal proceedings are entered into to recover on this Note, the undersigned
agree(s) to pay such sum as the Court may fix as attorney's fees.

The Makers and endorsers hereof severally waive diligence, demand, presentment
for payment and protest, and consent to the extension or time of payment of this
Note without notice.

                                    RRF LIMITED PARTNERSHIP,
                                    A Delaware limited partnership,
                                    InnSuites Hospitality Trust, General
                                    Partner an Ohio real estate
                                    investment trust

                                         By: /s/ Marc E. Berg
                                            ------------------------------------
                                             Name:  Marc E. Berg
                                             Title: Secretary/Treasurer