Exhibit 10.5

                                 PROMISSORY NOTE

$14,091.27                                                         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
Innternational Suites Corporation. ("Note Holder") or order and address as
specified below the principal sum of FOURTEEN THOUSAND NINETY ONE AND 27/100
DOLLARS ($14,091.27), 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)  $14,091.27 due in thirty days with 7% interest. Commencing on August
          27, 2000 this Note is due with one payment of the accrued but unpaid
          interest and outstanding principal balance. This is a non-recourse
          Note secured by 5,847 shares of InnSuites Hospitality Trust.

     (B)  Payments to be made payable to:

               Innternational Suites Corporation
               1625 E. Northern Ave Ste 201
               Phoenix  AZ  85020

The 5,847 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