Exhibit 10.13

                                 PROMISSORY NOTE

$745,000                                                           July 27, 2000
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FOR VALUED RECEIVED, and legally bound hereby, INNSUITES HOSPITALITY TRUST
("Maker"), an Ohio real estate investment trust, having an office at 1625 East
Northern Avenue, Suite 201, Phoenix, Arizona 85020 hereby promises to pay to
Steve Robson ("Note Holder") or order and address as specified below the
principal sum of SEVEN HUNDRED FORTY FIVE THOUSAND AND 00/100 DOLLARS
($745,000), 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)  $745,000 amortized over 36 months at 7% interest (approximately
          $23,003.44/month). This Note is non-recourse secured by 311,326 RRF
          Limited Partnership Class A units. Monthly installments to begin on
          August 27, 2000.

     (B)  Payments to be made payable to:

               Steve Robson
               c/o Robson Communities
               9532 E. Riggs Road
               Sun Lakes  AZ  85248

The 311,326 RRF Limited Partnership Class A units 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, units
            proportionate to unpaid 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.

                                            INNSUITES HOSPITALITY TRUST,
                                            an Ohio real estate investment trust



                                                 By: /s/ James F. Wirth
                                                    ----------------------------
                                                     Name:  James F. Wirth
                                                     Title: President