BOYKIN LODGING TRUST INC, S-11/A, 1996-10-04

BOYKIN LODGING TRUST INC
S-11/A, 1996-10-04
REAL ESTATE INVESTMENT TRUSTS

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<PAGE> 1

AS FILED WITH THE SECURITIES AND EXCHANGE COMMISSION ON OCTOBER 4, 1996

REGISTRATION NO. 333-6341
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- --------------------------------------------------------------------------------

SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
------------------------

AMENDMENT NO. 2

FORM S-11
REGISTRATION STATEMENT
UNDER
THE SECURITIES ACT OF 1933
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BOYKIN LODGING COMPANY
(Exact name of registrant as specified in its governing instruments)
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TERMINAL TOWER, SUITE 1500
50 PUBLIC SQUARE
CLEVELAND, OHIO 44113-2258
(216) 241-6375
(Address of principal executive offices)
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ROBERT W. BOYKIN
TERMINAL TOWER, SUITE 1500
50 PUBLIC SQUARE
CLEVELAND, OHIO 44113-2258
(216) 241-6375
(Name and address of agent for service)
------------------------
Copies to:

<TABLE>
<S> <C>
ALBERT T. ADAMS, ESQ. BRUCE M. MONTGOMERIE, ESQ.
ROBERT A. WEIBLE, ESQ. WILLKIE FARR & GALLAGHER
BAKER & HOSTETLER ONE CITICORP CENTER
3200 NATIONAL CITY CENTER 153 EAST 53RD STREET
CLEVELAND, OHIO 44114-3485 NEW YORK, NEW YORK 10022-4677
(216) 621-0200 (212) 821-8000
</TABLE>

------------------------

APPROXIMATE DATE OF COMMENCEMENT OF PROPOSED SALE TO THE PUBLIC:
As soon as practicable after this Registration Statement becomes effective.
------------------------

If this Form is filed to register additional securities for an offering
pursuant to Rule 462(b) under the Securities Act, please check the following box
and list the Securities Act registration statement number of the earlier
effective registration statement for the same offering.
- ------------------

If this Form is a post-effective amendment filed pursuant to Rule 462(c)
under the Securities Act, check the following box and list the Securities Act
registration statement number of the earlier effective registration statement
for the same offering.
- ------------------

If delivery of the prospectus is expected to be made pursuant to Rule 434,
please check the following box.
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CALCULATION OF REGISTRATION FEE
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<TABLE>
<S> <C> <C> <C> <C>
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PROPOSED
PROPOSED MAXIMUM
MAXIMUM AGGREGATE AMOUNT OF
TITLE OF SECURITIES AMOUNT BEING OFFERING PRICE OFFERING REGISTRATION
BEING REGISTERED REGISTERED(1) PER SHARE(2) PRICE(2) FEE
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Common Shares, without
par value........................ 9,516,250 $22.00 $209,357,500 $3,066.67(3)
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</TABLE>

(1) Includes up to 1,241,250 shares which may be purchased by the Underwriters
to cover over-allotments, if any.

(2) Estimated solely for the purpose of calculating the registration fee
pursuant to Rule 457(c).

(3) The amount of the fee covers 460,000 additional shares being registered.
Boykin Lodging Company previously paid $68,703 to register 9,056,250 shares.

------------------------

THE REGISTRANT HEREBY AMENDS THIS REGISTRATION STATEMENT ON SUCH DATE OR
DATES AS MAY BE NECESSARY TO DELAY ITS EFFECTIVE DATE UNTIL THE REGISTRANT SHALL
FILE A FURTHER AMENDMENT WHICH SPECIFICALLY STATES THAT THIS REGISTRATION
STATEMENT SHALL THEREAFTER BECOME EFFECTIVE IN ACCORDANCE WITH SECTION 8(A) OF
THE SECURITIES ACT OF 1933 OR UNTIL THE REGISTRATION STATEMENT SHALL BECOME
EFFECTIVE ON SUCH DATE AS THE COMMISSION, ACTING PURSUANT TO SAID SECTION 8(A),
MAY DETERMINE.
<PAGE> 2

CROSS REFERENCE SHEET

PURSUANT TO RULE 501(A) OF REGULATION S-K

<TABLE>
<CAPTION>
ITEM NUMBER AND CAPTION HEADING IN PROSPECTUS
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<C> <S> <C>
1. Forepart of Registration Statement and
Outside Front Cover Page of Prospectus..... Outside Front Cover Page
2. Inside Front and Outside Back Cover Pages of
Prospectus................................. Inside Cover Page; Outside Back Cover
Page
3. Summary Information, Risk Factors and Ratio
of Earnings to Fixed Charges............... Outside Front Cover Page; Prospectus
Summary; Risk Factors; Policies and
Objectives With Respect to Certain
Activities; Shares Available for Future
Sale
4. Determination of Offering Price.............. Outside Front Cover Page; Underwriting
5. Dilution..................................... Dilution
6. Selling Security Holders..................... Not Applicable
7. Plan of Distribution......................... Outside Front Cover Page; Underwriting
8. Use of Proceeds.............................. Use of Proceeds
9. Selected Financial Data...................... Selected Financial Information
10. Management's Discussion and Analysis
of Financial Condition and Results of
Operations................................. Management's Discussion and Analysis of
Financial Condition and Results of
Operations
11. General Information as to Registrant......... Prospectus Summary; Management; Business
and Properties
12. Policy With Respect to Certain Activities.... Prospectus Summary; Policies and
Objectives with Respect to Certain
Activities
13. Investment Policies of Registrant............ Prospectus Summary; Policies and
Objectives with Respect to Certain
Activities; Business and Properties
14. Description of Real Estate................... Prospectus Summary; Business and
Properties
15. Operating Data............................... Business and Properties
16. Tax Treatment of Registrant and its Security
Holders.................................... Prospectus Summary; Federal Income Tax
Considerations
17. Market Price of and Dividends on the
Registrant's Common Equity and Related
Shareholder Matters........................ Not Applicable
18. Description of Registrant's Securities....... Capital Stock of the Company
19. Legal Proceedings............................ Business and Properties -- Legal
Proceedings
20. Security Ownership of Certain Beneficial
Owners and Management...................... Principal Shareholders of the Company
21. Directors and Executive Officers............. Management
22. Executive Compensation....................... Management
23. Certain Relationships and Related
Transactions............................... Prospectus Summary; Business and
Properties; Management; Certain
Transactions
24. Selection, Management and Custody of
Registrant's Investments................... Outside Front Cover Page; Prospectus
Summary; Business and Properties;
Management; Policies and Objectives
with Respect to Certain Activities
25. Policies With Respect to Certain
Transactions............................... Risk Factors; Policies and Objectives
with Respect to Certain Activities
26. Limitations of Liability..................... Capital Stock of the Company
27. Financial Statements and Information......... Prospectus Summary; Selected Financial
Information; Financial Statements
28. Interests of Named Experts and Counsel....... Legal Matters; Experts
29. Disclosure of Commission Position on
Indemnification for Securities Act
Liabilities................................ Not Applicable
</TABLE>
<PAGE> 3

INFORMATION CONTAINED HEREIN IS SUBJECT TO COMPLETION OR AMENDMENT. A
REGISTRATION STATEMENT RELATING TO THESE SECURITIES HAS BEEN FILED WITH THE
SECURITIES AND EXCHANGE COMMISSION. THESE SECURITIES MAY NOT BE SOLD NOR
MAY OFFERS TO BUY BE ACCEPTED PRIOR TO THE TIME THE REGISTRATION STATEMENT
BECOMES EFFECTIVE. THIS PROSPECTUS SHALL NOT CONSTITUTE AN OFFER TO SELL OR
THE SOLICITATION OF AN OFFER TO BUY NOR SHALL THERE BE ANY SALE OF THESE
SECURITIES IN ANY STATE IN WHICH SUCH OFFER, SOLICITATION OR SALE WOULD BE
UNLAWFUL PRIOR TO REGISTRATION OR QUALIFICATION UNDER THE SECURITIES LAWS
OF ANY SUCH STATE.

Subject to Completion, dated October 4, 1996

PROSPECTUS

8,275,000 COMMON SHARES

BOYKIN LODGING COMPANY
Boykin Lodging Company (the "Company") was formed to continue and expand the
hotel ownership, acquisition, redevelopment and repositioning operations of
Boykin Management Company and its affiliates (collectively, the "Boykin Group").
The Company will own nine national franchise hotels, all managed by the Boykin
Group, containing a total of 2,408 rooms located in California, Florida, New
York, North Carolina and Ohio (the "Initial Hotels") upon completion of this
offering (the "Offering"). The Company's operations will focus on the ownership
of full-service hotels that serve both business and leisure travelers under
franchise agreements with Marriott, Radisson, Holiday Inn and other national
franchisors.

The Company will operate as a self-administered equity real estate
investment trust (a "REIT"). The Initial Hotels will be leased to Boykin
Management Company Limited Liability Company (the "Initial Lessee"), which is
owned by Robert W. Boykin and John E. Boykin, pursuant to leases (the
"Percentage Leases") designed to allow the Company to achieve substantial
participation in the future revenue growth generated by the Initial Hotels. The
Company intends to lease its hotel properties to the Initial Lessee and other
selected operating companies. The Company intends to pay regular quarterly
dividends, initially at a rate of $1.80 per share per annum, beginning with a
prorated dividend for the quarter ending December 31, 1996.

All of the common shares, without par value (the "Common Shares"), offered
hereby are being offered by the Company. Upon completion of the Offering, the
Common Shares offered hereby will represent 85.7% of the fully diluted equity of
the Company. Members of management and other Boykin Group Affiliates will own
approximately 12.7% of the equity of the Company in the form of interests
exchangeable for Common Shares.

Prior to the Offering, there has been no public market for the Common
Shares. The Common Shares have been approved for listing on the New York Stock
Exchange, subject to official notice of issuance, under the symbol "BOY". It is
currently anticipated that the initial public offering price per Common Share
will be between $20.00 and $22.00. See "Underwriting" for a discussion of the
factors to be considered in determining the initial public offering price.

SEE "RISK FACTORS" BEGINNING ON PAGE 16 FOR CERTAIN FACTORS RELEVANT TO AN
INVESTMENT IN THE COMMON SHARES, INCLUDING:

- dependence of the Company on Robert W. Boykin and other key personnel;
- dependence of the Company on lessees for its operating income;
- risks affecting the hotel industry generally and the Company's hotels
specifically, including potential loss of franchises and risks arising
from requirements imposed by franchisors;
- conflicts of interest between the Company and certain of its Affiliates,
including lack of independent appraisals for the Initial Hotels and lack
of arm's-length negotiations in connection with the formation of the
Company;
- risks associated with the leasing, acquisition and development of real
property;
- the Company's lack of operating history and lack of experience in
operating in accordance with the requirements for maintaining its
qualification as a REIT;

- adverse tax consequences if the Company fails to qualify as a REIT;

- risks associated with debt to be incurred in connection with future
acquisitions;

- limitations on shareholders' ability to change control of the Company,
including restriction of ownership of Common Shares by any single person
to 9.0% of the outstanding shares; and

- risks associated with distributing 95% of estimated Cash Available for
Distribution, including the risk that actual Cash Available for
Distribution will be insufficient to permit the Company to maintain its
proposed initial distribution rate.

------------------------

THESE SECURITIES HAVE NOT BEEN APPROVED OR DISAPPROVED BY THE SECURITIES
AND EXCHANGE COMMISSION OR ANY STATE SECURITIES COMMISSION NOR HAS
THE SECURITIES AND EXCHANGE COMMISSION OR ANY STATE SECURITIES
COMMISSION PASSED UPON THE ACCURACY OR ADEQUACY OF
THIS PROSPECTUS. ANY REPRESENTATION
TO THE CONTRARY IS A CRIMINAL OFFENSE.

<TABLE>
<S> <C> <C> <C>
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PRICE TO UNDERWRITING PROCEEDS TO
PUBLIC DISCOUNTS(1) COMPANY(2)
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Per Share $ $ $
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Total(3) $ $ $
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</TABLE>

(1) The Company has agreed to indemnify the Underwriters against certain
liabilities, including liabilities arising under the Securities Act of 1933,
as amended. See "Underwriting."

(2) Before deducting expenses, estimated at $2,300,000, payable by the Company.

(3) The Company has granted the Underwriters a 30-day option to purchase up to
1,241,250 additional Common Shares solely to cover over-allotments, if any.
See "Underwriting." If such option is exercised in full, the total Price to
Public, Underwriting Discount and Proceeds to Company will be $ ,
$ and $ , respectively.

------------------------

The Common Shares are offered by the several Underwriters named herein,
subject to prior sale, withdrawal, cancellation or modification of the offer
without notice, to delivery to and acceptance by the Underwriters and to certain
further conditions. It is expected that certificates for the Common Shares
offered hereby will be available for delivery on or about , 1996 at
the offices of Lehman Brothers Inc., New York, New York.

------------------------

LEHMAN BROTHERS

ALEX. BROWN & SONS
INCORPORATED
DEAN WITTER REYNOLDS INC.
A.G. EDWARDS & SONS, INC.

EVEREN SECURITIES, INC.

MCDONALD & COMPANY

, 1996 SECURITIES, INC.

<PAGE> 4

[INSIDE FRONT COVER]

[Reserved for Photos]

THE ATTORNEY GENERAL OF THE STATE OF NEW YORK HAS NOT PASSED ON OR ENDORSED
THE MERITS OF THIS OFFERING. ANY REPRESENTATION TO THE CONTRARY IS UNLAWFUL.

IN CONNECTION WITH THIS OFFERING, THE UNDERWRITERS MAY OVERALLOT OR EFFECT
TRANSACTIONS WHICH STABILIZE OR MAINTAIN THE MARKET PRICE OF THE COMMON SHARES
AT A LEVEL ABOVE THAT WHICH MIGHT OTHERWISE PREVAIL IN THE OPEN MARKET. SUCH
TRANSACTIONS MAY BE EFFECTED ON THE NEW YORK STOCK EXCHANGE, IN THE
OVER-THE-COUNTER MARKET OR OTHERWISE. SUCH STABILIZING,
IF COMMENCED, MAY BE DISCONTINUED AT ANY TIME.
<PAGE> 5

TABLE OF CONTENTS

<TABLE>
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PAGE
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PROSPECTUS SUMMARY................... 1
The Company..................... 1
Risk Factors.................... 2
The Initial Lessee.............. 3
Additional Lessees.............. 4
The Initial Hotels.............. 5
Business Objectives and
Strategies.................... 6
Formation Transactions.......... 8
Organizational Chart............ 9
Summary Financial Information... 10
Distributions................... 14
Tax Status of The Company....... 15
The Offering.................... 15
RISK FACTORS......................... 16
Dependence on Key Personnel..... 16
Control by Boykin Group and Lack
of Shareholder Control........ 16
Dependence on Lessees........... 16
Hotel Industry Risks............ 17
Conflicts of Interest........... 18
Lack of Independent Appraisals
and Arm's-Length
Negotiations.................. 19
Affiliates' Benefits From the
Formation..................... 19
Real Estate Investment Risks.... 20
The Company's Lack of Operating
History....................... 22
Potential Adverse Effect on the
Value of the Common Shares of
Fluctuations in Interest Rates
or Equity Markets............. 22
Potential Environmental
Liability..................... 22
Tax Risks....................... 23
Anti-Takeover Effect of
Ownership Limit............... 24
No Limitation on Debt; Ability
to Issue Preferred Shares..... 24
Dilution........................ 25
Absence of Prior Public Market
for Common Shares............. 25
Limitations on Ownership of
Common Shares................. 25
Risk of High Distribution Payout
Percentage.................... 25
Board's Ability to Change
Policies...................... 25
Effect on Market Price of Shares
Available for Future Sale..... 26
Forward-Looking Statements...... 26
ERISA........................... 26
THE COMPANY.......................... 26
General......................... 26
Business Objectives and
Strategies.................... 29
LESSEES.............................. 32
The Initial Lessee.............. 32
Additional Lessees.............. 33
USE OF PROCEEDS...................... 34

<CAPTION>
PAGE
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<S> <C>
DISTRIBUTION POLICY.................. 35
CAPITALIZATION....................... 37
DILUTION............................. 38
SELECTED FINANCIAL INFORMATION....... 39
MANAGEMENT'S DISCUSSION AND ANALYSIS
OF FINANCIAL
CONDITION AND RESULTS OF
OPERATIONS......................... 45
Overview........................ 45
General......................... 45
Pro Forma Results of Operations
for the Consolidated
Company....................... 45
Results of Operations of the
Initial Hotels (Excluding Lake
Norman Hotels)................ 45
Liquidity and Capital
Resources..................... 48
Inflation....................... 49
Seasonality..................... 50
BUSINESS AND PROPERTIES.............. 51
The Hotel Industry.............. 51
The Initial Hotels.............. 52
The Percentage Leases........... 57
Franchise Agreements............ 60
Excluded Properties............. 62
Other Activities................ 62
Employees....................... 63
Environmental Matters........... 63
Competition..................... 64
Tax Depreciation................ 64
The Intercompany Convertible
Note.......................... 64
Legal Proceedings............... 65
POLICIES AND OBJECTIVES WITH RESPECT
TO CERTAIN ACTIVITIES.............. 65
Investment Policies............. 65
Financing....................... 66
Policies with Respect to Certain
Other Activities.............. 66
Conflict of Interest Policy..... 66
THE FORMATION........................ 67
MANAGEMENT........................... 69
Company Directors and Executive
Officers...................... 69
Audit Committee................. 70
Compensation Committee.......... 70
Liability and Indemnification of
Directors and Officers........ 70
Executive Compensation.......... 71
Employment Contracts............ 71
Registration Rights............. 72
Compensation of Directors....... 72
Directors' Deferred Compensation
Plan.......................... 72
Long-Term Incentive Plan........ 72
Initial Lessee Directors and
Officers...................... 73
</TABLE>

i
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<TABLE>
<CAPTION>
PAGE
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<S> <C>
CERTAIN TRANSACTIONS................. 74
PRINCIPAL SHAREHOLDERS OF THE
COMPANY............................ 75
CAPITAL STOCK OF THE COMPANY......... 76
General......................... 76
Common Shares................... 76
Preferred Shares................ 76
Restrictions on Transfer........ 77
Ohio Anti-Takeover Provisions... 78
THE PARTNERSHIP...................... 78
Management...................... 78
Transferability of Interests.... 78
Capital Contributions........... 78
Exchange Rights................. 79
Tax Matters; Profits and
Losses........................ 79
Operations...................... 79
Distributions................... 79
Term............................ 80
SHARES AVAILABLE FOR FUTURE SALE..... 80
FEDERAL INCOME TAX CONSIDERATIONS.... 80
General......................... 81
Taxation of the Company as a
REIT.......................... 81
PAGE
----
Requirements for Qualification
as a REIT..................... 82
Tax Aspects of the Company's
Investment in the
Partnership................... 88
Taxation of Taxable Domestic
Shareholders.................. 90
Taxation of Tax-Exempt
Shareholders.................. 91
Taxation of Foreign
Shareholders.................. 92
Other Tax Considerations........ 93
ERISA CONSIDERATIONS................. 93
UNDERWRITING......................... 95
EXPERTS.............................. 96
LEGAL MATTERS........................ 96
ADDITIONAL INFORMATION............... 97
GLOSSARY............................. 98
INDEX TO FINANCIAL STATEMENTS........ F-1
</TABLE>

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<PAGE> 7

PROSPECTUS SUMMARY

The following summary is qualified in its entirety by the more detailed
information and financial information and statements, and the notes thereto,
appearing elsewhere in this Prospectus. This Prospectus contains forward-looking
statements that involve risks and uncertainties. The Company's actual results
may differ significantly from the results discussed in the forward-looking
statements. Factors that might cause such differences include, but are not
limited to, those discussed in "Risk Factors." Unless otherwise indicated, the
information contained in this Prospectus assumes (i) an initial offering price
of $21.00 per Common Share, which is the mid-point of the price range set forth
on the cover page of this Prospectus; (ii) that the Underwriters' over-allotment
option is not exercised; (iii) that the units of limited partnership interest
("Units") in Boykin Hotel Properties, L.P., an Ohio limited partnership which
will own the Company's initial hotel properties (the "Partnership"), that are
outstanding on the date the Offering is consummated are exchanged for Common
Shares on a one-for-one basis; (iv) that an intercompany convertible note
payable to the Company which is convertible into equity interests in the
Partnership is so converted; and (v) that options granted to directors and
officers of the Company for the purchase of Common Shares are not exercised.

See "Glossary" for the definitions of certain terms used in this
Prospectus.

THE COMPANY

The Company was formed to continue and expand the hotel ownership,
acquisition, redevelopment and repositioning activities of the Boykin Group and
will operate as a self-administered equity real estate investment trust (a
"REIT"). Upon completion of the Offering and Formation Transactions described
herein, the Company will own nine hotels with a total of 2,408 guest rooms. The
Initial Hotels are operated under franchise license agreements with premiere
nationally-recognized hotel chains, including Marriott, Radisson, Holiday Inn,
Quality Suites, and Hampton Inns. Serving both business and leisure travelers,
the Initial Hotels are geographically diversified and are located in Berkeley,
California; Buffalo, New York; Cleveland and Columbus, Ohio; Charlotte, North
Carolina; and Ft. Myers and Melbourne, Florida. The Initial Hotels include eight
full-service hotels and one limited-service hotel, all of which compete in the
upscale to moderate price segment of the hospitality market. For the twelve
months ended June 30, 1996, the Initial Hotels had an average occupancy rate of
76.2%, an average daily room rate ("ADR") of $87.62 and an average room revenue
per available room night ("REVPAR") of $66.74. The Boykin Group developed and
has owned and managed seven of the Initial Hotels since their opening.

The Company will capitalize on the substantial hotel operating,
development, acquisition and transactional experience of its management and the
Boykin Group. The Boykin Group was one of the first franchisees of Marriott
Hotels and an early franchisee of Howard Johnson's Hotels. Since its founding in
1959, the Boykin Group has developed 13 full-service hotels containing a total
of 3,085 rooms and has owned or managed 36 properties containing a total of
6,943 rooms. Robert W. Boykin, the President and Chief Executive Officer of the
Company, has over 27 years of experience in the hotel industry, all with the
Boykin Group. Raymond P. Heitland, the Company's Chief Financial Officer, has 26
years of industry experience and tenure with the Boykin Group. Mark L. Bishop,
the Company's Senior Vice President -- Acquisitions and Development, has 18
years of industry experience. During the past 10 years, the Company's officers
have directly overseen the acquisition, disposition, recapitalization,
development and repositioning of approximately $750 million of hotel assets
throughout the United States. Upon completion of the Offering, Company
management and other Boykin Group Affiliates will own approximately 12.7% of the
outstanding equity of the Company. Each Boykin Group Affiliate will conduct all
future hotel acquisition, development and ownership activities only through the
Company.

The current and the historical performance of the Initial Hotels have
exceeded industry averages. During the five year period ended December 31, 1995,
the Initial Hotels generated REVPAR that exceeded the REVPAR of their local
competing hotels (in each market, four to seven competitors as currently defined
by Boykin Management for property and personnel performance evaluation purposes)
by 16% on average and exceeded the U.S. average REVPAR for upscale/moderate
full-service hotels by 26%. In 1991, a year generally considered weak in the
hotel industry, the REVPAR of the Initial Hotels exceeded the REVPAR of their
local competing hotels by 19% and exceeded the U.S. average REVPAR for
upscale/moderate full-

1
<PAGE> 8

service hotels by 29%. Over the three year and five year periods ended December
31, 1995 the aggregate revenues of the Initial Hotels increased at a compound
annual rate of 4.4% and 3.6% per year, respectively.

The following table compares average occupancy, ADR and REVPAR for the
Initial Hotels with that for their local competition for the periods indicated.

(1) Source: Company-provided information.

(2) Source: Smith Travel Research (reports dated August 1 and 5, 1996). Smith
Travel Research is not associated in any way with the Company or any of its
Affiliates and has not provided any form of assistance in connection with
the Offering. Local Competition includes the Initial Hotels and four to
seven competitors in each market, as currently defined by Boykin Management
for property and personnel performance evaluation purposes and used for all
periods shown. Boykin Management's consistently-applied criteria for
defining each hotel's competitive set include comparability of location,
target customers, rates, and level of service provided. See the table under
"The Company -- General -- Historical Performance" for comparative
information regarding all upscale/moderate hotels and all U.S. hotels, and
"Business and Properties -- The Initial Hotels -- General."

Management believes that, while the lodging industry as a whole is
benefiting from an improved supply/demand dynamic, the greatest opportunities
for revenue growth and profitability will arise from skillful management of
hotel properties. An integral element of this management is the continuous
evaluation of each hotel's position in its market and the implementation, as
necessary, of changes in franchise, theme and customer focus to maximize the
continuing returns from the hotel. The Company attributes the excellent
performance of the Initial Hotels to the successful implementation of this asset
management strategy.

The Company also intends to achieve a significant part of its growth
through the acquisition, redevelopment, repositioning and active asset
management of additional full-service hotels. The Company has obtained a
commitment for a $75 million credit facility (the "Credit Facility") for
acquiring additional hotels without financing contingencies, and expects to have
no outstanding indebtedness upon completion of the Offering. The Company
believes that there are full-service hotel properties that can be acquired at a
discount to replacement cost, and that many of these properties are located in
areas of increasing demand.

RISK FACTORS

An investment in the Common Shares involves various risks (see "Risk
Factors"), including, among others:

- Dependence on key personnel and control over the operations of the
Company, the Partnership and the Initial Lessee by Robert and John
Boykin;

- Dependence on lessees for operating income, including risks that the
lessees will become subject to liabilities relating to the Initial Hotels
and hotel properties subsequently leased to them, risks of default
resulting in the termination of franchise, liquor and other operating
licenses, and risks associated with re-leasing hotel properties after a
lessee default or other lease termination event;

- The hotel industry generally and the Initial Hotels specifically;

- Franchise relationships, including the possibility that a franchisor may
impose various increased costs, exercise options to buy or lease
properties, impose restrictions on the Company's or the Initial Lessee's

2
<PAGE> 9

ability to compete with other franchisor-affiliated hotels, potential
loss of franchises on franchise defaults and the uncertainty and costs of
renewing franchises upon their expiration;

- Conflicts of interest between the Company and Boykin Group Affiliates,
including risks associated with the lack of third party appraisals for
the Initial Hotels and arm's-length negotiations in connection with the
formation of the Company;

- Receipt by Boykin Group Affiliates, including Robert and John Boykin, of
substantial benefits from the Formation Transactions;

- The ownership, leasing, acquisition, development and expansion of hotel
properties, including risks of changes in economic and real estate market
conditions, changes in interest rates and the availability of financing,
the impact of environmental laws, the ongoing need for capital
improvements, and other factors beyond the Company's control;

- The Company's lack of operating history and lack of experience in
operating in accordance with the requirements for maintaining its
qualification as a REIT, and taxation of the Company as a regular
corporation if it fails to quality as a REIT;

- Limitations on shareholders' ability to acquire or change control of the
Company, including the restriction on ownership of Common Shares by any
single person to 9.0% of the outstanding shares;

- The absence of any contractual limitation on debt that the Company may
incur;

- Substantial and immediate dilution in the net tangible book value per
Common Share to be experienced by the purchasers of Common Shares in the
Offering (see "Dilution"); and

- The absence of any public market for the Company's Common Shares prior to
the Offering.

THE INITIAL LESSEE

In order to qualify as a REIT, the Company may not operate hotels. The
Company will lease its properties to established hotel operators pursuant to
leases that will provide the Company with the greater of a base rental income or
a percentage of revenues from operations. The Initial Hotels will be leased
pursuant to such leases (the "Percentage Leases") to the Initial Lessee. The
Company's structure is designed to accommodate multiple lessees, and the Company
intends to aggressively pursue relationships with additional hotel operators
that have successful operating histories and demonstrated management expertise.

In connection with the Formation Transactions, Robert W. Boykin and John E.
Boykin will form and indirectly own the Initial Lessee. The Initial Lessee will
continue the 37-year hotel operation and management business of the Boykin Group
and will operate the Initial Hotels under the Percentage Leases. The operations
of the Boykin Group are fully integrated, with capabilities in all phases of
development and management of hotel properties. As of June 30, 1996, the Boykin
Group had approximately 2,400 employees and owned or managed 21 properties
containing 4,354 rooms located throughout the United States. Because neither the
Company nor the Initial Lessee will have to pay a separate hotel management
company to manage the Initial Hotels, the Company believes it will obtain a
higher rent than such added management arrangements would permit, thus
maximizing the Company's Percentage Lease revenues. The Company believes that
the Boykin Group's ability to achieve consistently above-average market
penetration during various economic cycles positions the Company, through the
Initial Lessee, to maximize its returns on the Initial Hotels.

While the Initial Lessee will manage hotels only under the Percentage
Leases, its subsidiaries will continue hotel management activities for owners
other than the Company, and the award-winning hotel interior design business and
the hotel and restaurant food, beverage, supply and equipment purchasing
business now operated by the Boykin Group. The Company expects that these
operations will be continued in part with a view to introducing the Company to
acquisition opportunities. In addition, the income generated by the Initial
Lessee and its subsidiaries will strengthen the Initial Lessee's ability to
perform under the Percentage Leases.

3
<PAGE> 10

The Initial Lessee and its owners will have interests that conflict with
the Company's interests in connection with the structuring and enforcement of
the Percentage Leases and any other leases and agreements between the Company
and the Initial Lessee, and in connection with activities that may maximize
profits for the Initial Lessee without necessarily benefiting the Company. The
Company and the Initial Lessee have agreed on several measures to align the
interests of the Initial Lessee and its owners with the interests of the Company
and its shareholders and to address these conflicts of interest:

- The Initial Lessee's owners and certain other Boykin Group
Affiliates will own approximately 12.6% of the Company following
completion of the Offering in the form of Units exchangeable, at the
Company's election, for Common Shares, and have agreed to retain
these interests for at least three years following completion of the
Offering;

- Robert W. Boykin will resign from his positions with Boykin
Management in connection with the Formation Transactions and will
not hold office in the Initial Lessee, and neither John E. Boykin
nor any other officer of the Initial Lessee will hold office in the
Company;

- Any distributions from the Initial Lessee (other than distributions
to cover income taxes) during the first ten years after the
Offering, and any net cash proceeds of any sale of the Initial
Lessee within ten years after the Offering, will be used to purchase
Units or Common Shares (subject to applicable ownership limitations)
that must be held for at least two years from the purchase date;

- The Initial Lessee's consolidated net worth on completion of the
Formation Transactions will be approximately $3 million, and half of
the Initial Lessee's consolidated earnings (after distributions to
cover income taxes) during the first ten years after the Offering
will be retained in the Initial Lessee and its subsidiaries until
their consolidated net worth reaches 25% of the aggregate annual
rent payments under the Percentage Leases (and will be retained
thereafter during that period to maintain that level);

- Determinations to be made on behalf of the Company in connection
with any conflict of interest involving any Boykin Group Affiliate
will be made by the Company's Independent Directors;

- Each Boykin Group Affiliate will conduct all future hotel
acquisition, development and ownership activities only through the
Company, except for any separate activity to which the Company
consents;

- Any change in control of the Initial Lessee without the prior
written consent of the Company will constitute a default under the
Percentage Leases; and

- The Percentage Leases will contain cross-default provisions that
will enhance the Company's ability to enforce strict compliance with
each Percentage Lease.

The Initial Lessee also intends to develop incentive compensation plans for
its hotel-level and corporate-level senior executives which tie such
compensation in part to the performance of the Company and in part to the
performance of the Initial Hotels. Such plans may include awards of Company
shares, options and other similar incentives.

ADDITIONAL LESSEES

The Company believes that having multiple tenants will facilitate meeting
its growth objectives, and intends to pursue relationships with additional
lessees. The Company believes there are a number of capable hotel
owner-operators who are undercapitalized and thus unable to reposition their
properties adequately, or are faced with a difficult financing environment
because of today's increased equity requirements, and will be willing to engage
in a sale and leaseback of their properties on terms that would allow both
parties to participate in the improving fundamentals of the lodging industry. In
addition, the Company believes certain national franchisors are willing to
develop a relationship with the Company and may become additional lessees as a
means of expanding their franchise systems. The Company believes that its
management's long tenure and reputation in the hotel industry will provide the
Company access to these opportunities and enable the Company to select hotel

properties and lessees that will further its acquisition and growth strategies.

4
<PAGE> 11

THE INITIAL HOTELS

The following table sets forth certain information regarding the Initial
Hotels:
<TABLE>
<CAPTION>
AVERAGE DAILY RATE
AVERAGE OCCUPANCY ----------------------------------
----------------------------------------------- SIX
MONTHS
NUMBER YEARS ENDED: SIX MONTHS ENDED: YEARS ENDED: ENDED:
OF --------------------- --------------------- --------------------- --------
PROPERTY/LOCATION ROOMS 12/31/94 12/31/95 6/30/95 6/30/96 12/31/94 12/31/95 6/30/95
- ---------------------------- ------ -------- -------- -------- -------- -------- -------- --------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Berkeley Marina Marriott 373 80.3% 81.1% 80.1% 85.4% $96.61 $100.03 $99.04
Berkeley, CA................
Buffalo Marriott 356 76.0% 73.4% 69.1% 71.3% $85.32 $ 91.79 $90.30
Buffalo, NY.................
Cleveland Airport Marriott 375 70.9% 71.0% 67.3% 73.5% $81.99 $ 90.35 $89.47
Cleveland, OH...............
Cleveland Marriott East 403 72.9% 72.7% 69.7% 72.1% $80.74 $ 89.54 $87.51
Cleveland, OH...............
Columbus North Marriott 300 72.7% 71.9% 72.8% 75.6% $77.98 $ 85.20 $84.79
Columbus, OH................
Lake Norman Hampton Inn 117 75.8% 78.6% 79.9% 77.0% $45.70 $ 52.67 $49.16
Charlotte, NC...............
Lake Norman Holiday Inn 119 73.0% 75.7% 75.1% 71.2% $54.13 $ 60.72 $57.46
Charlotte, NC...............
Melbourne Quality Suites 208 78.1% 79.0% 84.7% 81.3% $72.98 $ 77.61 $78.50
Melbourne, FL...............
Radisson Inn Sanibel Gateway 157 72.2% 76.3% 83.2% 88.8% $66.03 $ 66.12 $80.21
Fort Myers, FL..............
------
Total....................... 2,408
=======
Weighted average............ 268 74.7% 74.9% 74.2% 76.8% $79.27 $ 85.47 $84.82

ROOM REVENUES PER AVAILABLE ROOM
-----------------------------------------------

YEARS ENDED: SIX MONTHS ENDED
--------------------- ---------------------
PROPERTY/LOCATION 6/30/96 12/31/94 12/31/95 6/30/95 6/30/96
- ---------------------------- -------- -------- -------- -------- --------
<S> <C> <C> <C> <C> <C>
Berkeley Marina Marriott $102.56 $77.54 $81.17 $79.36 $87.63
Berkeley, CA................
Buffalo Marriott $ 94.02 $64.85 $67.34 $62.39 $67.00
Buffalo, NY.................
Cleveland Airport Marriott $ 89.87 $58.11 $64.11 $60.25 $66.02
Cleveland, OH...............
Cleveland Marriott East $ 91.10 $58.90 $65.11 $60.98 $65.64
Cleveland, OH...............
Columbus North Marriott $ 89.18 $56.68 $61.29 $61.71 $67.44
Columbus, OH................
Lake Norman Hampton Inn $ 61.63 $34.63 $41.40 $39.26 $47.45
Charlotte, NC...............
Lake Norman Holiday Inn $ 68.41 $39.50 $45.96 $43.18 $48.74
Charlotte, NC...............
Melbourne Quality Suites $ 82.26 $57.02 $61.34 $66.49 $66.91
Melbourne, FL...............
Radisson Inn Sanibel Gateway $ 81.23 $47.71 $50.43 $66.77 $72.12
Fort Myers, FL..............

Total.......................

Weighted average............ $ 89.03 $59.24 $63.98 $62.93 $68.35
</TABLE>

5
<PAGE> 12

BUSINESS OBJECTIVES AND STRATEGIES

BUSINESS OBJECTIVES

The Company's primary business objectives are to maximize current returns
to shareholders through increases in cash flow available for distribution and to
increase long-term total returns to shareholders through appreciation in value
of the Common Shares. The Company will seek to achieve these objectives through
participation in increased revenues from the Initial Hotels pursuant to the
Percentage Leases and by selective acquisition, ownership, redevelopment,
repositioning and expansion of additional hotel properties. The Company will
seek to continue to invest in properties where the Company's established
industry and marketing expertise and other resources will enable it to improve
the acquired hotels' performance.

BUSINESS STRATEGIES

The Company's strategies to meet its objectives include (i) achieving
revenue growth in the Initial Hotels, (ii) acquiring and leasing hotel and
resort properties in the upscale and moderate markets on an accretive basis,
(iii) strategically upgrading hotel properties, and (iv) expanding and
developing additional hotel properties.

Internal Growth. The Company believes that, based on historical operating
results and the strength of the Company's management team, portfolio and
markets, the Initial Hotels should provide the Company with the opportunity for
cash flow growth through the Percentage Leases. Over the three year and five
year periods ended December 31, 1995 the aggregate total revenues of the Initial
Hotels increased at a compound annual rate of 4.4% and 3.6% per year,
respectively. See "The Company -- General -- Cash Flow Growth" and "--
Historical Performance" for further discussion of the performance of the Initial
Hotels. The Company believes that the revenue and cash flow of the Initial
Hotels will be maximized by intensive management and marketing. The Company
intends to derive increased cash flow through the application of the Initial
Lessee's operating strategies, which include the active management and balancing
of room rates with forecasted room demand in order to maximize total hotel
revenues ("yield management"). The Company believes that the Initial Lessee's
commitment to customer service and the experience of its management team should
position the Company to capitalize on the expected continued strength in the
economy and improvement in the U.S. hotel market. The Company's objectives
include enhancing its competitive position by continuing a regular program of
renovation and capital improvement.

Acquisitions. The Company believes that attractive opportunities exist to
acquire full-service hotels serving the upscale and moderate market segments of
the lodging industry. The Company intends to concentrate its investment
activities on hotel properties that are in one or more of the following
categories:

- Product Type -- Full-service commercial hotels, airport hotels, major
tourist hotels and destination resorts in major markets and business
centers;

- Market Repositioning Opportunities -- Undervalued hotels whose
performance can be significantly enhanced through new brand affiliations,
implementation of new marketing strategies and effective yield
management;

- Redevelopment and Renovation Opportunities -- Hotels with sound
operational fundamentals that, because of a lack of capital, require
physical renovation or redevelopment to achieve their full performance
potential; and

- Portfolio Acquisitions -- Portfolios of hotels that result in geographic
economies of scale or that may be leased back to qualified hotel
operators as additional lessees, and that may benefit from the Company's
repositioning and redevelopment experience and access to capital.

As a result of the Company's management's successful transactional
activities, which include approximately $750 million in hotel acquisition,
disposition, recapitalization, renovation, development and repositioning over
the last 10 years, the Company believes it possesses a competitive advantage in
market knowledge, technical expertise and industry relationships that will
enable it to continue successfully to implement its acquisition strategy on a
national scale. Further, the Company believes it will benefit from its
continuing

6
<PAGE> 13

relationship with the Initial Lessee and from developing relationships with
additional lessees who have a demonstrated history of managing hotel properties.
As a public company, the Company expects to have access to a wide variety of
financing sources to fund acquisitions, such as the ability to issue public and
private debt, equity and hybrid securities, and the ability to utilize Units as
consideration when cash is not appropriate for tax or other reasons.
Additionally, the Credit Facility will enable the Company to contract for and
complete the acquisition of additional hotels without financing contingencies.
See "The Company -- Business Objectives and Strategies -- Financing Strategy"
for a description of the terms of the credit facility.

The Company's philosophy is to identify and actively seek hotel properties
that can be associated with the brands that will lead the hospitality industry
in REVPAR, such as Marriott, Radisson, Hilton, Hyatt, Westin, Omni, Doubletree,
Sheraton, Holiday Inn and Quality Suites. The Company believes that it can
maximize its market share and revenues by taking advantage of its orientation
toward sales and marketing to identify the most effective branding and to
leverage its brands with effective direct sales strategies. The Company expects
to continue to affiliate with a number of different franchise companies in order
to maximize the performance of its hotels by providing greater access to a broad
base of national marketing and reservation systems and to mitigate the risks of
franchise loss and franchise overlap. The Company will seek to maintain a
geographically diversified hotel portfolio, and may also cluster hotels within
certain primary markets in order to take advantage of operational and managerial
economies of scale. The Company believes it has the capacity to acquire
additional hotels without significantly increasing management and overhead
expenses.

Renovation and Development. The Company believes that a regular program of
capital improvements at the Initial Hotels, including replacement and
refurbishment of FF&E, will maintain and enhance their competitiveness and
maximize revenue growth under the Percentage Leases. During the fiscal years
1991 through 1995, approximately $18 million was spent on renovations and
capital improvements at the Initial Hotels, including approximately $1.1 million
for restoration of the Melbourne Quality Suites hotel following damage from
Hurricane Erin in August 1995. This represents an average of approximately
$1,400 per room per year (excluding the amount spent on the Melbourne property
restoration, which was funded entirely from insurance proceeds). The Company
will use approximately $3.5 million of the net proceeds of the Offering as its
initial contribution to its capital expenditures fund (the "Capital Expenditures
Fund"). The Percentage Leases require the Company to contribute to the Capital
Expenditures Fund additional aggregate minimum reserves of 4% of total revenue
of the Initial Hotels. For the 12-month period ended June 30, 1996, this reserve
would have represented approximately 6.1% of room revenue and an average of
approximately $1,400 per room. The Company intends to use the Capital
Expenditures Fund for the replacement and refurbishment of FF&E and other
capital expenditures (approximately $250,000 of which is required by
franchisors) to maintain and enhance the competitive position of the Initial
Hotels, although it may make other uses of amounts in the fund that it considers
appropriate from time to time. See "The Company -- Business Objectives and
Strategies -- Renovation Strategy," and "Business and Properties -- The Initial
Hotels." The Boykin Group's experience in developing and renovating its
properties will assist the Company in maintaining its properties' competitive
edge in their respective markets.

The Company may develop additional full-service or upscale limited-service
hotels on land that the Company acquires in its current geographic markets or on
land contiguous to the Initial Hotels. The Company believes that selective
development of hotels in its existing geographic markets would enable it to take
advantage of operating efficiencies to generate attractive returns on
investment.

Financing Strategy. Upon completion of the Offering, the Company will have
no outstanding debt. While its organizational documents contain no limitation on
the amount of debt it may incur, the Company, subject to the discretion of the
Board of Directors, intends to use the Credit Facility for acquisitions while
maintaining a debt-to-total market capitalization ratio (measured at the time
debt is incurred) of not more than 45%. The Company may from time to time
re-evaluate its debt capitalization policy in light of economic conditions,
relative costs of debt and equity capital, market values of its properties,
acquisition, development and expansion opportunities, and other factors.

7
<PAGE> 14

FORMATION TRANSACTIONS

The principal transactions in connection with the formation (the
"Formation") of the Company as a REIT and the acquisition of the Initial Hotels
by the Partnership (the "Formation Transactions") are as follows:

- The Company was formed as an Ohio corporation in February 1996 and issued
one Common Share to Raymond P. Heitland.

- Upon completion of the Offering, the Company will contribute
approximately $119.3 million of the net proceeds to the Partnership in
exchange for an approximately 82.2% equity interest as the sole general
partner of the Partnership, and will lend approximately $40 million of
the net proceeds to the Partnership in exchange for a note (the
"Intercompany Convertible Note") bearing interest initially at 9.0% per
annum, which is convertible by the Company into equity interests in the
Partnership based on the initial public offering price of the Common
Shares.

- After the Contributed Partnerships convey certain working capital assets
and liabilities to the Initial Lessee, certain Boykin Group Affiliates,
the Other Partners and the Boykin Associates will contribute their
interests in the Contributed Partnerships to the Partnership and
indemnify the Partnership against liabilities of the Contributed
Partnerships other than the mortgage indebtedness to be discharged by the
Partnership. The Partnership will thereby acquire a 100% ownership
interest in all of the Initial Hotels for an aggregate of approximately
1.38 million Units (valued at approximately $28.9 million), approximately
$9.2 million in cash, the repayment of approximately $8.0 million of
existing indebtedness on the Initial Hotels, and the assumption of
approximately $136.6 million of mortgage indebtedness to be repaid from
the proceeds of the Offering. Completion of the Formation Transactions
will result in the realization by the Boykin Group Affiliates, the Boykin
Associates and Other Partners of an immediate accretion in the net
tangible book value of their investment in the Partnership of $38.49 per
Unit (an aggregate accretion of $53.0 million).

- The recipients of Units will have rights (generally not exercisable until
the third anniversary of the closing of the Offering, in the case of the
Boykin Group Affiliates and Boykin Associates) to exchange their Units
for cash (the "Exchange Rights"), subject to the Company's right to issue
Common Shares for those Units on a one-for-one basis.

- The Partnership will use approximately $136.6 million to repay
third-party mortgage indebtedness encumbering the Initial Hotels,
approximately $3.5 million to create the Capital Expenditures Fund, and
approximately $2.0 million for formation costs, working capital and other
general partnership purposes.

- Robert and John Boykin will form the Initial Lessee, which will acquire
and succeed to the business of Boykin Management, and the Partnership
will lease each Initial Hotel to the Initial Lessee pursuant to a
Percentage Lease.

- The Initial Lessee will assume the liquor licenses, franchise agreements
and other licenses and permits and certain working capital liabilities of
the Initial Hotels.

- Robert W. Boykin will resign from Boykin Management and become the
Chairman, President and Chief Executive Officer of the Company and will
enter into the employment agreement and be granted the stock options
described under "Management -- Employment Agreements" and "Management --
Executive Compensation."

See "The Formation" for a further discussion of the benefits to, and value
received by, the Boykin Group Affiliates, the Boykin Associates and the Other
Partners in connection with the Formation Transactions.

8
<PAGE> 15

ORGANIZATIONAL CHART

As a result of the Offering and the Formation Transactions, the
relationships among the Company, the Partnership, the Initial Hotels and the
Initial Lessee will be as follows:

[The prospectus contains a flow chart which sets forth the
relationships among the Company, the Partnership, the Initial Hotels and the
Initial Lessee as a result of the Offering and the Formation Transactions.
The Company will own an 85.7% general partner interest (assuming conversion of
the Intercompany Convertible Note) and certain Boykin Group Affiliates and
Other Partners will own a 12.6% and 1.7% limited partner interest,
respectively, in the Partnership. The Partnership, which will own the Initial
Hotels, will lease the Initial Hotels to the Initial Lessee pursuant to the
Percentage Leases. Robert W. Boykin and John E. Boykin are the sole
beneficial owners of the Initial Lessee with a 53.8% and 46.2% interest,
respectively.]

9
<PAGE> 16

SUMMARY FINANCIAL INFORMATION

The following table sets forth unaudited summary pro forma consolidated
financial information for the Company, unaudited summary pro forma financial
information for the Initial Lessee and summary combined historical financial
information for the Initial Hotels, which are presented as the Initial Hotels
(Excluding Lake Norman Hotels), and the Lake Norman Hotels. This information
should be read in conjunction with the financial statements and the notes
thereto contained elsewhere in this Prospectus. The pro forma operating
information for the Company and for the Initial Lessee is presented as if the
Offering, the Formation Transactions and the beginning of the relevant lease
year had occurred on January 1, 1995. The pro forma balance sheet data is
presented as if the Offering and the Formation Transactions had occurred on June
30, 1996.

BOYKIN LODGING COMPANY

SUMMARY CONSOLIDATED PRO FORMA FINANCIAL DATA (1)

(UNAUDITED, AMOUNTS IN THOUSANDS, EXCEPT PER SHARE DATA)

<TABLE>
<CAPTION>
SIX MONTHS
ENDED JUNE 30,(2)
YEAR ENDED TWELVE MONTHS -------------------
DECEMBER 31, 1995(2) ENDED JUNE 30, 1996(2) 1995 1996
-------------------- ---------------------- ------- -------
<S> <C> <C> <C> <C>
OPERATING DATA:
Percentage Lease revenue(3)... $ 25,521 $ 27,166 $12,277 $13,922
---------- ---------- ------- -------
Depreciation.................. 9,518 9,518 4,759 4,759
Real estate and personal
property taxes, property
and casualty insurance and
ground rent................ 3,893 3,935 1,973.. 2,015
General and
administrative(4).......... 1,450 1,450 725 725
Minority Interest(5).......... 1,524 1,754 689 918
---------- ---------- ------- -------
Total Expenses and Minority
Interest................... 16,385 16,657 8,146 8,417
---------- ---------- ------- -------
Net income attributable to
Common Shares.............. $ 9,136 $ 10,509 $ 4,131 $ 5,505
================ ================= ======= =======
Net Income per Common Share... $ 1.10 $ 1.27 $ .50 $ .67
Weighted average number of
Common Shares
outstanding................ 8,275 8,275 8,275 8,275
OTHER DATA:
Funds From Operations(6)...... $ 20,178 $ 21,781 $ 9,579 $11,182
Additions to Capital
Expenditures Fund(7)....... (3,373) (3,492) (1,654) (1,773)
Cash Available For
Distribution(8)............ 16,805 18,289 7,925 9,409
Distributions(9).............. 17,375 17,375 8,688 8,688
Number of Common Shares and
Units outstanding.......... 9,653 9,653 9,653 9,653
</TABLE>

<TABLE>
<CAPTION>
AT JUNE 30, 1996(2)
----------------------
<S> <C> <C> <C> <C>
BALANCE SHEET DATA:
Investment in hotel
properties, net............ $115,381
Total assets.................. 120,573
Total debt.................... -0-
Minority interest in
Partnership................ 16,957
Shareholders' equity.......... 101,625
</TABLE>

10
<PAGE> 17

INITIAL LESSEE

SUMMARY PRO FORMA FINANCIAL DATA(1)

(UNAUDITED, AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
SIX MONTHS
ENDED JUNE 30,(2)
YEAR ENDED TWELVE MONTHS -------------------
DECEMBER 31, 1995(2) ENDED JUNE 30, 1996(2) 1995 1996
-------------------- ---------------------- ------- -------
<S> <C> <C> <C> <C>
OPERATING DATA:
Room revenue.................. $ 54,785 $ 57,298 $27,398 $29,911
Food and beverage revenue..... 23,643 23,980 11,711 12,048
Other revenue -- Initial
Hotels..................... 4,643 4,760 2,237 2,354
---------- ---------- ------- -------
Total revenues of Initial
Hotels................... 83,071 86,038 41,346 44,313
Other revenue -- Initial
Lessee..................... 2,051 2,270 1,042 1,355
---------- ---------- ------- -------
Total revenues............. 85,122 88,308 42,388 45,668
---------- ---------- ------- -------
Operating expenses............ 56,601 58,315 28,090 29,899
Cost of goods sold of Initial
Lessee..................... 1,254 1,438 511 756
Percentage Lease
payments(3)................ 25,521 27,166 12,277 13,922
---------- ---------- ------- -------
Total expenses............. 83,376 86,919 40,878 44,577
---------- ---------- ------- -------
Income before extraordinary
items...................... $ 1,746 $ 1,389 $ 1,510 $ 1,091
================ ================= ======= =======
</TABLE>

<TABLE>
<CAPTION>
AT JUNE 30, 1996(2)
-----------------------
<S> <C> <C> <C> <C>
BALANCE SHEET DATA:
Cash and cash equivalents...... $ 3,833
Total assets................... 11,429
Equity......................... 3,000
</TABLE>

11
<PAGE> 18

INITIAL HOTELS (EXCLUDING LAKE NORMAN HOTELS)

SUMMARY COMBINED HISTORICAL FINANCIAL DATA

(UNAUDITED, AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
SIX MONTHS ENDED
YEAR ENDED DECEMBER 31,(2) JUNE 30,(2)
-------------------------------------------------------- -------------------
1991 1992 1993 1994 1995 1995 1996
-------- -------- -------- -------- -------- ------- --------
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Room revenue................ $ 42,645 $ 45,200 $ 45,753 $ 48,652 $ 50,730 $25,631 $ 27,845
Food and beverage revenue... 21,791 22,514 22,357 22,811 22,984 11,411 11,763
Other revenue............... 3,334 3,634 3,977 4,092 4,490 2,159 2,266
-------- -------- -------- -------- -------- ------- --------
Total revenues............ 67,770 71,348 72,087 75,555 78,204 39,201 41,874
-------- -------- -------- -------- -------- ------- --------
Departmental and other
expenses.................. 51,321 52,248 53,242 53,967 54,629 27,161 28,864
Real estate and personal
property taxes, insurance
and rent.................. 2,534 2,988 3,112 3,329 3,579 1,818 1,863
Depreciation and
amortization.............. 5,663 5,822 5,822 5,690 6,545 2,990 3,528
Interest expense............ 12,557 12,997 12,375 12,397 14,169 6,452 7,367
Gain on property insurance
recovery.................. -- -- -- -- (670) -- --
-------- -------- -------- -------- -------- ------- --------
Income (loss) before
extraordinary items....... (4,305) (2,707) (2,464) 172 (48) 780 252
Extraordinary item -- gain
(loss) on early
extinguishment of debt.... -- -- -- -- 556 556 (1,315)
-------- -------- -------- -------- -------- ------- --------
Net income (loss)......... $ (4,305) $ (2,707) $ (2,464) $ 172 $ 508 $ 1,336 $ (1,063)
========= ========= ========= ========= ========= ======== =========
BALANCE SHEET DATA:
Investment in hotel
properties, net........... $ 66,238 $ 62,497 $ 59,457 $ 58,527 $ 70,577 N/A $ 68,204
Total assets................ 74,380 70,823 68,757 68,688 83,332 N/A 83,421
Mortgage notes payable...... 114,132 113,333 112,660 111,788 122,203 N/A 123,726
Total partners' deficit..... (61,256) (64,458) (66,795) (67,197) (56,260) N/A (57,192)
CASH FLOW DATA:
Net cash provided by
operating activities...... N/A N/A $ 3,723 $ 7,700 $ 7,175 $ 5,853 $ 3,326
Net cash used for investing
activities................ N/A N/A (2,771) (4,746) (4,244) (2,006) (1,546)
Net cash used for financing
activities................ N/A N/A (635) (1,488) (4,018) (3,287) (842)
OTHER DATA:
EBITDA(10).................. $ 13,915 $ 16,112 $ 15,733 $ 18,259 $ 19,996 $10,222 $ 11,147
</TABLE>

12
<PAGE> 19

LAKE NORMAN HOTELS

SUMMARY COMBINED HISTORICAL FINANCIAL DATA

(UNAUDITED, AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
SIX MONTHS ENDED
YEAR ENDED DECEMBER 31,(2) JUNE 30,(11)
---------------------------------------------- -----------------
1991 1992 1993 1994 1995 1995 1996
------ ------ ------ ------ ------ ------ -------
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Room revenue.................. $2,643 $2,596 $2,764 $3,200 $3,764 $1,767 $ 2,066
Food and beverage
revenue(12)................ 612 631 300 -- -- -- 223
Other revenue................. 117 132 149 153 124 78 88
------ ------ ------ ------ ------ ------ -------
Total revenues........ 3,372 3,359 3,213 3,353 3,888 1,845 2,377
------ ------ ------ ------ ------ ------ -------
Departmental and other
expenses................... 2,485 2,605 2,225 2,096 2,437 1,244 1,580
Real estate and personal
property taxes, insurance
and rent................... 125 130 129 96 106 55 52
Depreciation and
amortization............... 601 606 576 523 466 289 289
Interest expense.............. 507 401 289 326 415 759 759
------ ------ ------ ------ ------ ------ -------
Net income (loss)..... $ (346) $ (383) $ (6) $ 312 $ 464 $ (502) $ (303)
====== ====== ====== ====== ====== ====== =======
BALANCE SHEET DATA:
Investment in hotel
properties, net............ $7,268 $6,807 $6,276 $5,888 $5,739 N/A $ 9,438
Total assets.................. 7,803 7,199 6,846 6,452 6,229 N/A 10,465
Mortgage notes payable........ 6,050 5,860 5,595 5,318 5,057 N/A 9,618
Total partners' equity........ 1,372 988 982 894 938 N/A 456
CASH FLOW DATA:
Net cash provided by (used
for) operating
activities................. N/A N/A $ 477 $ 804 $ 938 $ (54) $ 155
Net cash used for investing
activities................. N/A N/A (30) (129) (311) (247) (51)
Net cash used for financing
activities................. N/A N/A (265) (677) (681) (43) (49)
OTHER DATA:
EBITDA(10).................... $ 762 $ 624 $ 859 $1,161 $1,345 $ 546 $ 745
</TABLE>

- ---------------

1. The pro forma information does not purport to represent what the Company's
or the Initial Lessee's financial position or results of operations would
actually have been if the consummation of the Formation Transactions had, in
fact, occurred on such dates, or to project the Company's or the Initial
Lessee's financial position or results of operations at any future date or
for any future period.

2. Eight of the Initial Hotels utilize December 31 as year-end for financial
reporting purposes and one of the Initial Hotels utilizes a September 30
fiscal year-end. For pro forma purposes, adjustments have been made to
conform the year-ends of all the Initial Hotels to stated periods shown. For
historical financial reporting purposes of the Initial Hotels (Excluding the
Lake Norman Hotels), for the five years ended December 31, 1995, the
September 30 financial data of the Initial Hotel having a September 30
fiscal year end have been combined with the December 31, 1995 financial data
of the other Initial Hotels. For the twelve months ended June 30, 1996 and
six month periods ended June 30, 1995 and 1996, the financial data of the
hotel with the September 30 year end have been combined using the same month
and periods as the other eight hotels. Pro forma financial data of the
Initial Lessee for the year ended December 31, 1995 includes the operating
results of Boykin Management Company (BMC) for the fiscal year ended March
31, 1996. For all other pro forma periods, the operating results of BMC have
been conformed to June 30, 1995 and 1996 as applicable. In the opinion of
management, the impact of using the different interim period ends is not
material.

3. Represents lease payments from the Initial Lessee to the Partnership
calculated on a pro forma basis by applying the rent provisions in the
Percentage Leases to the historical revenues of the Initial Hotels for the
period indicated, including for the Melbourne Quality Suites Inn an
additional $725 of rent for the year ended December 31, 1995 and the 12
months ended June 30, 1996, required under the rental interruption insurance
provision of the Percentage Lease agreements. The rent formula utilized in
computing the pro forma Percentage Lease revenue and expense includes, for
the calendar year 1995, an adjustment to reduce the threshold revenue
amounts in the Percentage Lease formulas by the 2.5% increase in the
Consumer Price Index for that year.

13
<PAGE> 20

4. Estimated at $1.45 million annually for salaries, professional fees,
directors' and officers' insurance, directors fees and expenses and other
general and administrative expenses associated with being a public company.

5. Calculated as 14.3% of the income before minority interest.

6. Represents Funds From Operations of the Company, on a consolidated basis.
The following table computes Funds From Operations for the twelve months
ended June 30, 1996 under the newly adopted National Association of Real
Estate Investment Trusts ("NAREIT") definition. Funds From Operations
consists of income (loss) before minority interest (computed in accordance
with generally accepted accounting principles) excluding gains (losses) from
debt restructuring and sales of property (including furniture and equipment)
plus real estate related depreciation and amortization (excluding
amortization of deferred financing costs) and after adjustments for
unconsolidated partnerships and joint ventures. Industry analysts consider
Funds From Operations to be an appropriate measure of the performance of an
equity REIT. Funds From Operations should not be considered as a basis for
computing distributions or as an alternative (i) to net income or other
measurements under generally accepted accounting principles, as an indicator
of operating performance, or (ii) to cash flows from operating, investing,
or financing activities, as a measure of liquidity. Funds From Operations
does not reflect cash expenditures for capital improvements or principal
amortization of indebtedness on the Initial Hotels.

<TABLE>
<CAPTION>
TWELVE MONTHS ENDED
JUNE 30, 1996
-------------------
<S> <C>
Net income................................................... $10,509
Minority interest............................................ 1,754
Depreciation................................................. 9,518
--------
Funds From Operations........................................ $21,781
====================
</TABLE>

7. Represents additions to the Capital Expenditures Fund calculated as 4% of
total revenue of the Initial Hotels, adjusted for $1,261 of additional
revenues at the Melbourne Quality Suites for the year ended December 31,
1995 and the twelve months ended June 30, 1996 as required under the rental
interruption insurance provision of the Percentage Leases.

8. Calculated as Funds From Operations less additions to the Capital
Expenditures Fund.

9. Represents estimated initial dividends to be paid based on the initial
dividend rate of $1.80 per share and an aggregate of 9,653 Common Shares and
Units outstanding.

10. Represents income (loss) before extraordinary items, excluding depreciation
and amortization, interest expense and gain on property insurance recovery.

11. The Summary Combined Historical Operating Data, Cash Flow Data and Other
Data for the Lake Norman Hotels for the six months ended June 30, 1995 and
1996 are presented on a pro forma basis, making necessary pro forma
adjustments to the historical operating results to reflect additional
depreciation expense associated with the purchase accounting writeup to the
investment in hotel properties, the additional interest expense associated
with the acquisition indebtedness and an increase in management fee expense.

12. From August 1993 until February 1996, the catering, meeting, lounge and
restaurant facilities of the Lake Norman Holiday Inn were operated by a
third party operator. In February 1996, when a Boykin Group Affiliate
purchased the hotel facility, it also purchased the food and beverage
business assets of this operator.

DISTRIBUTIONS

The Company intends to make regular quarterly distributions to holders of
Common Shares initially equal to $0.45 per share ($1.80 per share on an annual
basis), which would represent approximately 95% of the Company's pro forma Cash
Available for Distribution for the twelve months ending June 30, 1996. The
distribution for the period commencing on the completion of the Offering and
ending December 31, 1996 is expected to be a pro rata portion of the initial
quarterly distribution. The Company does not intend to change its estimated
initial distribution per share if the Underwriters' over-allotment option is
exercised. The Company estimates that approximately 90% of the annual
distribution to holders of Common Shares for 1996 will represent a return of
capital for Federal income tax purposes. The Company's expectation reflects,
among other things, the effect of nonrecurring penalties to be incurred in
connection with the prepayment of certain debt at the time of the Formation
Transactions. The Company anticipates that substantially all of the
distributions in respect of 1997 will be taxable as dividends. The statements in
this paragraph are forward-looking statements involving certain risks and
uncertainties that could cause actual results to differ materially from those
projected in such statements. Factors that might cause such differences are
discussed elsewhere in this Prospectus. See "Distribution Policy" for
information regarding the basis for the Company's estimates, and "Risk Factors."
The declaration and payment of any distributions by the Company will be at the
discretion of the Company's Board of Directors and will depend on, among other
things, the Company's

14
<PAGE> 21

receipt of cash distributions from the Partnership, the Company's level of
indebtedness, any contractual restrictions, and other factors considered
relevant by the Board. The level of the Partnership's cash distributions will be
determined by the Partnership in light of its cash needs, including its
requirements for investing and financing activities and other anticipated cash
needs. The Partnership's principal source of revenue initially will be payments
of rent by the Initial Lessee under the Percentage Leases. See "Risk
Factors -- Hotel Industry Risks -- Seasonality" for a discussion of the effect
of the seasonal nature of hotel revenues on the Company's receipt of rent
payments from the Initial Lessee.

TAX STATUS OF THE COMPANY

The Company intends to elect to be taxed as a REIT under Sections 856
through 860 of the Code, commencing with its taxable year ending December 31,
1996. If the Company qualifies as a REIT, under current Federal income tax laws
the Company generally will not be subject to federal income tax on income it
distributes to shareholders as long as it distributes at least 95% of its REIT
taxable income currently and satisfies a number of organizational and
operational requirements. If the Company fails to qualify as a REIT in any
taxable year, the Company will be subject to Federal income tax (including any
applicable alternative minimum tax) on its taxable income at regular corporate
rates, which would effectively impose on the Company's shareholders the "double
taxation" that generally results from investment in a corporation. The Company
will receive an opinion of its counsel in connection with the closing of the
Offering to the effect that, based on certain representations made by the
Company and certain assumptions, the Company will be organized in conformity
with the requirements for qualification as a REIT under the Code and that the
method of operation of the Company and the Partnership will permit the Company
to continue to so qualify for its current and future taxable years. See "Risk
Factors -- Tax Risks -- Failure to Qualify as a REIT" and "Federal Income Tax
Considerations." Even if the Company qualifies for taxation as a REIT, the
Company may be subject to certain state and local taxes on its income and
property and will be subject to Federal and state income taxes and may be
subject to excise taxes on its undistributed income.

THE OFFERING

All Common Shares offered hereby are being offered by the Company.

<TABLE>
<S> <C>
Common Shares offered:............................. 8,275,000 shares(1)
Common Shares and Units to be outstanding after the
Offering......................................... 9,653,000 shares(2)
Use of Proceeds:................................... Acquisition of the Initial Hotels;
repayment of mortgage indebtedness
relating to the Initial Hotels
(including prepayment penalties);
repayment of loans made by Boykin
Management and by certain Other Partners
to one of the Initial Hotels;
contribution to the Capital Expenditures
Fund; and formation costs, working
capital and other general purposes. See
"Use of Proceeds."
New York Stock Exchange symbol..................... BOY
</TABLE>

- ---------------

(1) Assumes the Underwriters' over-allotment option is not exercised.

(2) Includes 1,378,000 shares issuable on exchange of 1,378,000 Units. Does not
give effect to the 1,000,000 Common Shares issuable under the Company's Long
Term Incentive Plan or to the Common Shares subject to the options covering
25,000 Common Shares to be granted to the Company's Independent Directors
upon completion of the Offering. See "Management -- Long-Term Incentive
Plan" and "-- Compensation of Directors."

15
<PAGE> 22

RISK FACTORS

Prospective investors should carefully consider, among other factors, the
matters described below, each of which could have adverse consequences to the
Company and adversely affect the value of the Common Shares.

DEPENDENCE ON KEY PERSONNEL

The Company is dependent on the efforts of Robert W. Boykin, Chairman,
President and Chief Executive Officer, Raymond P. Heitland, Chief Financial
Officer and Treasurer, and Mark L. Bishop, Senior Vice President -- Acquisitions
and Development. The loss of the services of any of these executive officers
could have a material adverse effect on the performance of the Company. The
Company does not maintain a "key-man" life insurance policy with respect to any
executive officer.

CONTROL BY BOYKIN GROUP AND LACK OF SHAREHOLDER CONTROL

Upon completion of the Offering, Robert and John Boykin (who are brothers)
will have the ability to acquire in the aggregate approximately 11.1% of the
Company through their direct or indirect ownership of Units that they may
exchange for Common Shares on a one-for-one-basis (subject to the Company's
right to pay cash in lieu of issuing shares), commencing on the third
anniversary of the closing of the Offering. Robert Boykin will also have
significant control over the operations of the Company as a result of his senior
management position with the Company. Robert and John Boykin will have
significant control over the operations of the Initial Lessee as a result of
their ownership interests and directorships in the Initial Lessee and John
Boykin's senior management position with the Initial Lessee. See "Lessees -- The
Initial Lessee" and "Management." Accordingly, Robert and John Boykin and their
Affiliates will have substantial influence over the Company, which influence may
not necessarily be consistent with the interests of other shareholders.

The investment and financing policies of the Company and its policies with
respect to certain other activities, including its growth, capitalization,
distributions, REIT status and operating policies, are determined by the Board
of Directors. These policies may be changed from time to time at the discretion
of the Board of Directors without a vote of the shareholders of the Company,
although the Board of Directors has no present intention to make any such
change. Any such change could be detrimental to the value of the shareholders'
interests in the Company.

DEPENDENCE ON LESSEES

The Company will lease the Initial Hotels to the Initial Lessee under the
Percentage Leases and expects to lease any hotels acquired after completion of
the Offering to the Initial Lessee or to other lessees under similar leases. As
a result, the Company will be dependent on lessees for all of its operating
income. The Initial Lessee may be subject to obligations to and possible claims
of third parties arising out of its subsidiaries' separate operating activities.
See "The Lessees -- The Initial Lessee." The incurrence of any such liabilities
could have a material adverse effect on the Initial Lessee's ability to perform
under the Percentage Leases and any other leases between the Company and the
Initial Lessee. The Initial Lessee's obligations under the Percentage Leases are
unsecured.

Each lessee is expected to hold in its name the franchise licenses, liquor
licenses and other operating licenses and permits relating to the hotels leased
to it. On a default by a lessee resulting in the termination of any Percentage
Lease or other lease, the franchise license, liquor licenses and operating
licenses and permits held by the lessee with respect to the affected property
will not devolve automatically on a successor operator designated by the
Company, and the process of transferring those licenses and permits to a
successor operator may be costly and time-consuming. Furthermore, any default by
a lessee under any such franchise license, liquor license or operating license
or permit could result in the loss or suspension of that license or permit. The
Company may be adversely affected as a result of any loss, suspension or delay
in reinstating or transferring any such license or permit.

If the Company terminates any Percentage Lease or other lease following a
default by a lessee, the Company will have to re-lease the affected property in
order to maintain its qualification as a REIT. There can

16
<PAGE> 23

be no assurance that the Company would be able to do so on terms substantially
similar to those contained in the terminated lease. The Company also may have to
incur substantial expenditures in connection with any such re-leasing. Moreover,
in the event of a bankruptcy of a lessee, the Company's ability to re-lease the
affected hotels or recover damages based on the default under or rejection of
the relevant leases by the lessee would be adversely affected.

With respect to any hotel property acquired by the Company following the
Offering, the Company will seek to enter into a lease with the Initial Lessee or
another lessee on terms substantially similar to the Percentage Leases. The
inability to conclude any such lease or any lease with a different lessee, or
any delay in establishing the terms thereof, could adversely affect the
Company's ability to expand its portfolio of properties.

HOTEL INDUSTRY RISKS

OPERATING RISKS. The Company's hotel properties will be subject to all
operating risks common to the hotel industry. These risks include, among other
things, competition from other hotels; overbuilding in the hotel industry, which
has adversely affected occupancy and room rates; increases in operating costs
attributable to inflation and other factors, which increases have not
consistently been, and may not necessarily in the future be, offset by increased
room rates; significant dependence on business and commercial travelers and
tourism; increases in energy costs and other expenses of travel; and adverse
effects of general and local economic conditions. The Company's hotel properties
are also subject to risks associated with food and beverage operations and risks
presented by governmental regulations and authorities, particularly with respect
to liquor licenses, which could result in interruptions in food and beverage
operations. These factors could adversely affect a lessee's ability to make
lease payments and therefore the Company's ability to make expected
distributions to shareholders.

COMPETITION. The Company's hotel properties will compete with other hotel
properties in their geographic markets. The Company may also be competing for
investment opportunities with entities that have substantially greater financial
resources than the Company. These entities may generally be able to accept more
risk than the Company can prudently manage, including risks with respect to the
creditworthiness of entities in which investments may be made or risks attendant
to a geographic concentration of investments. Competition may generally reduce
the number of suitable investment opportunities offered to the Company and
increase the bargaining power of property owners seeking to sell.

INVESTMENT IN SINGLE INDUSTRY. The Company's current strategy is to acquire
interests in hotel properties. The Company does not expect to seek to diversify
its real estate investments, and will therefore be subject to risks inherent in
investments in a single industry.

SEASONALITY. The hotel industry is seasonal. Generally, hotel revenues are
greater in the second and third quarters than in the first and fourth quarters.
While the Initial Hotels in Florida generate comparatively greater revenues from
January through April than the other Initial Hotels, the Initial Hotels continue
to experience this quarterly effect on an aggregate basis. This effect can be
expected to cause quarterly fluctuations in the Company's lease revenues.
Notwithstanding these fluctuations, the Company does not expect this seasonality
to affect its quarterly dividend payments.

LIMITED NUMBER OF HOTELS; GEOGRAPHIC CONCENTRATION. The Company initially
will own nine hotels, two of which, containing approximately 32% of the rooms of
the Initial Hotels, are in the Cleveland, Ohio market. Significant adverse
changes in the operating results of any of the Initial Hotels, or in economic
conditions in any of the Company's markets, could have a material adverse effect
on lease revenues and on the Company's ability to make expected distributions to
its shareholders.

FRANCHISE RISKS. The Initial Hotels are subject to franchise agreements.
The Company expects that hotels that it may acquire will also be subject to
franchise agreements. The failure of an Initial Hotel, the Company, the Initial
Lessee or another Company lessee to meet standards imposed by a franchisor or
otherwise to adhere to a franchise agreement could result in the loss or
cancellation of the franchise agreement. A franchisor also could condition the
continuation of a franchise agreement on the completion of

17
<PAGE> 24

capital improvements that the Company determines are unwarranted in light of
economic conditions. In that event, the Company may elect to allow a franchise
agreement to lapse. If any franchise is terminated or expires, the Company and
the lessee may seek to obtain a suitable replacement franchise or to operate the
affected property independently of a franchise agreement. The loss of a
franchise could have a material adverse effect on the operations or the
underlying value of the hotel covered by the franchise because of the loss of
associated name recognition, marketing support and centralized reservation
systems provided by the franchisor. In addition, a franchisor may seek to impose
a charge as a condition to consenting to a proposed sale or lease of a hotel
property. The Percentage Leases require the Initial Lessee to cooperate with the
Company in its efforts to effect relevant sales and leases without incurring
such charges.

The franchise agreements with Marriott governing five of the Initial Hotels
contain a provision requiring the franchisee, on receiving a bona fide offer to
buy the related Initial Hotel, to give the franchisor the option to buy that
hotel on the same terms as are contained in that offer. These agreements also
require Marriott's consent to the sale of the hotel and, subject to certain
conditions, to the incurrence and refinancing of indebtedness secured by the
hotel, which Marriott may not unreasonably withhold. These provisions may
inhibit the Company's ability to sell the hotels. The Marriott Franchise
Agreements also require the Company, upon a default under the franchise
agreement by the Initial Lessee, (i) to arrange for a replacement lessee,
acceptable to Marriott, for the remainder of the franchise term, and (ii) to
guarantee the performance of certain obligations of the Initial Lessee,
including the payment of specified fees, the making of required renovations and
other capital improvements, the replacement of FF&E and certain equipment and
materials, the maintenance of insurance, and certain other obligations relating
to the maintenance of the Marriott system's standards.

RENOVATION AND CAPITAL IMPROVEMENTS REQUIREMENTS. Hotel properties require
continuing renovation and capital improvements, including periodic refurbishment
and replacement of FF&E, to remain competitive. While the Company will maintain
the Capital Expenditures Fund to fund such renovations and improvements,
required expenditures could exceed the Company's expectations. If that occurs,
the incremental costs could adversely affect Cash Available for Distribution. In
addition, renovations and other capital improvements entail certain risks,
including environmental risks, construction cost overruns and delays, and
unanticipated downturns in demand or unanticipated emergence of competition in
the affected market.

CONFLICTS OF INTEREST

CONFLICTS BETWEEN INITIAL LESSEE'S INTERESTS AND COMPANY'S
INTERESTS. Robert and John Boykin will derive benefits from the operation of the
Initial Hotels by the Initial Lessee. Accordingly, they have faced conflicts of
interest in connection with the structuring of the Percentage Leases and may
face such conflicts upon renewals thereof. They will also face conflicts of
interest in connection with the structuring of leases for hotels the Company may
acquire in the future and lease to the Initial Lessee and in operating the
Initial Hotels and such other acquired hotels in a manner that may maximize
profits for the Initial Lessee without necessarily benefiting the Company.
Determinations to be made on behalf of the Company in connection with any such
conflict will be subject to the approval of the Company's Independent Directors.
See "Policies and Objectives with Respect to Certain Activities -- Conflict of
Interest Policy."

DIFFERING CONSEQUENCES OF FINANCING OR SALE OF HOTELS. Unlike public
shareholders purchasing Common Shares in the Offering, certain Boykin Group
Affiliates will own interests in the Partnership in addition to Common Shares.
As a result, the sale of the Initial Hotels by the Partnership may result in
different and more adverse tax consequences to these Boykin Group Affiliates
than would be experienced by the Company and the public shareholders, and they
may seek to influence the Company not to sell an Initial Hotel even though that
sale might otherwise be financially advantageous to the Company and the public
shareholders. In addition, if the Company sells an Initial Hotel to a
non-Affiliate and terminates the related Percentage Lease in connection
therewith, the Company must pay the Initial Lessee the fair market value of its
leasehold interest in the remaining term of that Percentage Lease. Finally,
certain Boykin Group Affiliates and certain Other Partners of the Contributed
Partnerships may seek to influence the Partnership to incur debt on the Initial
Hotels or any acquired hotels, on the prepayment or conversion of the
Intercompany Convertible

18
<PAGE> 25

Note, to continue the tax deferral inherent in the assets they will be
contributing to the Partnership. See "Business and Properties -- The
Intercompany Convertible Note."

CONFLICTING INTERESTS IN ENFORCEMENT OF TERMS OF CERTAIN AGREEMENTS; TIME
ALLOCATION CONFLICTS. Robert W. Boykin will have a conflict of interest with
respect to his obligations as an executive officer and director of the Company
to enforce the terms of certain agreements being entered into in connection with
the Formation, including the Percentage Leases, his and certain Boykin Group
Affiliates' noncompetition agreements with the Company, the agreements relating
to the conveyance to the Company of the Initial Hotels and certain related
assets, and the Intercompany Convertible Note. Any failure to enforce the
material terms of any of these agreements, including the indemnification
provisions for breaches of representations and warranties contained in the
agreements governing the contribution of the Initial Hotels, could have a
material adverse effect on the Company. Mr. Boykin, who will be an officer and
director of the Company and a director of the Initial Lessee, may also face
conflicts of interest with respect to the allocation of his time and resources.

AFFILIATES' PARTICIPATION IN OTHER ACTIVITIES. At the time of the Formation
Transactions, subsidiaries of the Initial Lessee will acquire and continue the
third-party hotel management, interior design and purchasing services businesses
of Boykin Management. John E. Boykin will serve as the initial Secretary of the
subsidiaries. The subsidiaries initially will manage 11 hotels, none of which is
owned by the Company, Boykin Management or any other Boykin Group Affiliate.
Three of these hotels are Hampton Inns in the Chicago, Illinois area, containing
an aggregate of 366 rooms. These hotels are owned by an insurance company and
have been managed by Boykin Management since December 1995. The remaining eight
managed hotels, which Boykin Management has managed since February 1996 on
behalf of an institutional investor, contain an aggregate of 1,154 rooms and are
located in Santa Barbara County and Ventura County, California.

William, Robert and John Boykin hold interests in a joint venture formed to
purchase, other than for hotel purposes, a six-acre parcel in the immediate
vicinity of the Buffalo Marriott Hotel. The Company and the joint venture have
entered into an agreement that provides for certain cross-easements between the
properties and provides that the land will contain specific deed restrictions to
prevent the development of any hotel thereon.

William J. Boykin, the retired Chairman of Boykin Management and the father
of Robert and John Boykin, is developing a Hampton Inn on certain real property
owned by him in Miami, Florida that is adjacent to a shopping center developed
by him in 1989. The hotel is expected to open in the fall of 1996. No other
Boykin Group Affiliate will have an interest in the development of this hotel,
but the Company will have a right of first refusal to purchase the hotel if
William J. Boykin elects to sell it.

LACK OF INDEPENDENT APPRAISALS AND ARM'S-LENGTH NEGOTIATIONS

No independent appraisals were obtained or arm's length negotiations
conducted in connection with the formation of the Company. The terms of the
contribution of the Initial Hotels to the Company were determined by the
principals of the Boykin Group, who will receive an economic benefit as a result
of these contributions. The Company believes it is appropriate to value the
Company as a going concern, rather than with a view toward values that could be
obtained from a liquidation of the Company or of the assets owned by the
Company. Accordingly, the valuation of the Company has been determined based
primarily on an estimate of the Company's Cash Available for Distribution,
rather than on an asset-by-asset valuation based on historical costs or current
market value. No assurance can be given that the value of the economic benefits
received by the principals of the Boykin Group and other Boykin Group Affiliates
in the formation of the Company accurately reflects the fair market value of the
assets contributed by them to the Company. See "Certain Transactions" and
"Underwriting."

AFFILIATES' BENEFITS FROM THE FORMATION

Certain Boykin Group Affiliates will receive the following benefits as a
result of the Formation Transactions: (i) increased cash distributions from the
operations of the Initial Hotels, because of the prepayment of mortgage debt;
(ii) elimination of approximately $5.3 million of mortgage debt guaranties;
(iii) the ability to exchange Units received in the Formation Transactions for
cash or, at the Company's election, for Common Shares with registration rights,
which will be more liquid than their interests in the Contributed Partnerships;
(iv) deferral of income tax by contributing their interests in the Contributed

19
<PAGE> 26

Partnerships; (v) repayment from the proceeds of the Offering of approximately
$3.1 million of loans made by Boykin Management for the benefit of one of the
Initial Hotels; (vi) realization of an immediate accretion in the net tangible
book value of their investment in the Partnership of $38.49 per Unit (for an
aggregate accretion of $46.8 million); (vii) receipt by Robert W. Boykin of
options to purchase an aggregate of 250,000 Common Shares under the Company's
Long-Term Incentive Plan; and (viii) beneficial ownership of the Initial Lessee,
which will be entitled to all profits and cash flow from the Initial Hotels
after payment of rent under the Percentage Leases and other operating expenses.
See "The Formation" for further discussion of the benefits to Boykin Group
Affiliates from the Formation Transactions.

REAL ESTATE INVESTMENT RISKS

GENERAL. The Company's investments will be subject to varying degrees of
risk generally incident to the ownership of real estate. These risks include,
among others, changes in national, regional and local economic conditions, local
real estate market conditions, changes in interest rates and in the
availability, costs and terms of financing, the impact of present or future
environmental legislation and compliance with environmental laws, the ongoing
need for capital improvements, changes in real estate tax rates and other
operating expenses, adverse changes in governmental laws and rules, the
potential for uninsured or underinsured losses, adverse changes in zoning laws,
and other factors beyond the control of the Company.

VALUE AND ILLIQUIDITY OF REAL ESTATE. Real estate investments are
relatively illiquid. The Company's ability to vary its portfolio of hotels in
response to changes in economic and other conditions will therefore be limited.
In addition, certain significant expenditures associated with each equity
investment (such as mortgage payments, real estate taxes and maintenance costs)
are generally not reduced when circumstances cause a reduction in income from
the investment. After completion of the Offering and the application of the
proceeds therefrom as set forth under "Use of Proceeds," certain of the Initial
Hotels may be mortgaged to secure the Credit Facility. See "The
Company -- Business Objectives and Strategies -- Financing Strategy."

UNINSURED AND UNDERINSURED LOSSES. The Percentage Leases require the
Initial Lessee to maintain comprehensive insurance on each of the Initial
Hotels, including loss of business income, liability, and employee dishonesty
coverage. The Company is required to maintain building casualty insurance on
each Initial Hotel. Management believes the Initial Hotels' coverage is of the
type and amount, including coverage limits and deductibility provisions,
customarily carried on similar properties. However, there are certain types of
losses, generally of a catastrophic nature, such as earthquakes and floods, that
may be uninsurable or not economically insurable. Should an uninsured loss or a
loss in excess of insured limits occur, the Company could lose its investment in
the affected Initial Hotel as well as the anticipated future revenues from that
hotel, while remaining obligated for any mortgage indebtedness or other
financial obligations related to that hotel.

ACQUISITION RISKS. The Company intends to pursue acquisition of future
hotels selectively. In undertaking these acquisitions, the Company will incur
certain risks, including the expenditure of funds on, and the devotion of
management's time to, transactions that may not come to fruition. Additional
risks inherent in acquisitions include risks that the properties will not
achieve anticipated occupancy levels or sustain anticipated room rate levels,
and that judgments with respect to the cost of improvements to bring acquired
properties to the Company's standards will prove inaccurate. In addition, the
Company anticipates that new acquisitions will be financed under the Credit
Facility or other forms of interim financing, resulting in the risk that
permanent financing may not be available or may be available only on
disadvantageous terms. If permanent financing is not available on acceptable
terms, the Company may be forced to dispose of the affected property or other
property on disadvantageous terms.

DEVELOPMENT AND REDEVELOPMENT RISKS. The Company may develop and redevelop
hotels when it believes that doing so is consistent with its business
strategies. While the Company's policies with respect to these activities are
intended to limit some of the risks associated with those activities, new and
continued project development will be subject to a number of risks, including
that financing may not be available on favorable terms, that construction costs
of a property may exceed original estimates, that occupancy rates and ADR may
not stabilize at anticipated levels, that financing may not be available on
completion of construction, and that construction may not be completed on
schedule. If the Company undertakes but elects not to proceed with a development
or redevelopment opportunity, the costs associated therewith will ordinarily

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<PAGE> 27

be charged against income for the current period. The Company continually
attempts to improve its ability to evaluate projects in advance and to minimize
the costs incurred before it acquires the properties that are the subject of
contemplated development or redevelopment projects. These activities are also
subject to risks relating to the inability to obtain, or delays in obtaining,
the necessary zoning, land-use, building, occupancy and other required
governmental permits and authorizations.

PROPERTY TAX CHANGES. Under the Percentage Leases, the Company will be
responsible for the payment of real and personal property taxes and assessments.
These taxes and assessments may increase or decrease as property tax rates
change and as the properties are assessed or reassessed by taxing authorities.
If property taxes increase or assessments are levied, the Company's ability to
make distributions to its shareholders could be adversely affected.

COSTS OF COMPLIANCE WITH CERTAIN LAWS. The Initial Hotels must comply with
Title III of the Americans with Disabilities Act (the "ADA") to the extent that
they are "public accommodations" or "commercial facilities" as defined in the
ADA. Noncompliance with the ADA could result in the imposition of fines or an
award of damages to private litigants. The Company believes, based on an
internal review, that the Initial Hotels comply in all material respects with
the ADA and similar applicable state laws. If changes in these laws involve
substantial expenditures or must be made on an accelerated basis, the Company's
ability to make distributions to shareholders could be adversely affected.

RISKS INVOLVED IN INVESTMENTS THROUGH JOINT VENTURES AND OTHER ENTITIES. On
consummation of the Offering, all of the Company's hotels will be owned solely
by the Partnership. However, the Company may in the future invest as a
co-venturer in a hotel property if it will have control of the operation of the
joint venture assets. Any such investment may involve risks such as the
possibility that the co-venturer may become bankrupt or have economic or
business interests or goals that are inconsistent with the business interests or
goals of the Company.

The Company may also invest in securities of other entities engaged in the
ownership of hotels. Investments of this type may not entitle the Company to
control the ownership and leasing of the underlying hotels or to control
distributions therefrom, which may adversely affect the Company's ability to
make distributions to its shareholders. Furthermore, the Company may be
prevented from controlling an issuer of securities by the percentage limitations
on the ownership of securities and the gross income tests for REIT
qualification. See "Policies and Objectives with Respect to Certain
Activities -- Investment Policies" and "Federal Income Tax
Considerations -- Taxation of the Company as a REIT."

REAL ESTATE FINANCING RISKS. Although the Company initially will have no
debt outstanding, the Company expects to finance future acquisitions in part
through the Credit Facility or other new debt financing. In doing so the Company
will be subject to the risks normally associated with debt financing, including
the risk that the Company's cash flow will be insufficient to meet required
payments of principal and interest, the risk that the Company will not be able
to refinance that indebtedness or that the terms of any such refinancing will
not be as favorable as the terms of the existing indebtedness, and the risk that
necessary capital expenditures for such purposes as renovations and other
improvements cannot be financed on favorable terms, if at all. If the Company
were unable to secure refinancing of any such indebtedness on acceptable terms,
the Company might be forced to dispose of properties on disadvantageous terms,
which could result in losses to the Company and could adversely affect the cash
flow of the Company available for distribution. If the Company incurs variable
rate mortgage indebtedness, an increase in interest rates could have an adverse
effect on the Company's net income and Distributable Cash Flow. In addition, if
a property is mortgaged to secure payment of indebtedness and the Company is
unable to make mortgage payments, the property could be foreclosed upon by, or
otherwise transferred to, the mortgagee with a consequent loss of income and
asset value to the Company. The Credit Facility is expected to be secured by
mortgages on several of the Initial Hotels.

In addition, the Company's need to distribute 95% of its REIT taxable
income in order to maintain its qualification as a REIT will limit its ability
to rely on cash flow from operations to finance new development or acquisitions.
As a result, if permanent debt or equity financing is not available on
acceptable terms to refinance new development or acquisitions undertaken without
permanent financing, further development activities or acquisitions may not be
feasible.

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<PAGE> 28

THE COMPANY'S LACK OF OPERATING HISTORY

The Company is a newly formed corporation. Accordingly, the Company does
not have any operating history or experience in operating in accordance with the
requirements for maintaining its qualification as a REIT.

POTENTIAL ADVERSE EFFECT ON THE VALUE OF THE COMMON SHARES OF
FLUCTUATIONS IN INTEREST RATES OR EQUITY MARKETS

The market price of equity securities of a publicly traded REIT is
determined in part by the attractiveness of the yield from distributions on
those securities in relation to prevailing interest rates. Accordingly, an
increase in interest rates generally may lead purchasers of the Common Shares to
demand a higher annual yield, which could adversely affect the market price of
the Common Shares. Moreover, the market value of the Common Shares could be
substantially and adversely affected by changes in general securities market
conditions or fluctuations in the markets for equity securities.

POTENTIAL ENVIRONMENTAL LIABILITY

Under various federal, state and local laws, ordinances, and regulations,
an owner or operator of real estate may be liable for the costs of removal or
remediation of certain hazardous or toxic substances on, under or in the
property. This liability may be imposed without regard to whether the owner or
operator knew of, or was responsible for, the presence of the hazardous or toxic
substances. Furthermore, a person that arranges for the disposal of a hazardous
substance at another property or transports a hazardous substance for disposal
or treatment at another property may be liable for the costs of removal or
remediation of hazardous substances at that property, regardless whether that
person owns or operates that property. The costs of any such remediation or
removal may be substantial, and the presence of any such substance, or the
failure promptly to remediate any such substance, may adversely affect the
property owner's ability to sell or lease the property or to borrow using it as
collateral. Other federal, state and local laws, ordinances and regulations
require abatement or removal of certain asbestos-containing materials in
connection with demolition or certain renovations or remodeling, impose certain
worker protection and notification requirements, and govern emissions of and
exposure to asbestos fibers in the air. Other federal, state and local laws,
ordinances and regulations and the common law impose on owners and operators
certain requirements regarding conditions and activities that may affect human
health or the environment. These conditions and activities include, for example,
the presence of lead in drinking water, the presence of lead-containing paint in
occupied structures, and the ownership or operation of underground storage
tanks. Failure to comply with applicable requirements could result in difficulty
in the lease or sale of any affected property or the imposition of monetary
penalties, in addition to the costs required to achieve compliance and potential
liability to third parties. The Company, the Partnership or the Initial Lessee,
as the case may be, may be potentially liable for such costs or claims in
connection with the ownership and operation of the Initial Hotels.

Phase I environmental site assessments or assessment updates have been
completed within the last 24 months on each Initial Hotel, and a Phase II
assessment was conducted for one hotel in April 1996. Additional sampling is to
be conducted at one Initial Hotel because its Phase I assessment identified the
presence of contaminants at an adjacent gasoline station. None of the completed
Phase I or Phase II assessments revealed any environmental contamination or
condition that the Company believes would have a material adverse effect on the
Company's business, assets or results of operations, nor is the Company aware of
any such contamination or condition. Nonetheless, it is possible that material
environmental contamination or conditions exist of which the Company is unaware.

No assurance can be given that (i) the assessments referred to above
revealed all potential environmental liabilities, (ii) future or amended laws,
ordinances or regulations, or more stringent interpretations or enforcement
policies of existing environmental requirements, will not impose any material
environmental liability or (iii) the environmental condition of the Initial
Hotels has not been and will not be affected by changes in the condition of
properties in the vicinity of the Initial Hotels or by the acts of third parties
unrelated to the Company or the Partnership. See "Business and
Properties -- Environmental Matters."

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<PAGE> 29

TAX RISKS

FAILURE TO QUALIFY AS A REIT. The Company intends to operate as a REIT
under the Code, commencing with its initial taxable year ending December 31,
1996. The Company has not requested, and does not expect to request, a ruling
from the IRS regarding its status as a REIT. Qualification as a REIT involves
the application of technical and complex provisions of the Code for which there
are only limited judicial or administrative interpretations. The determination
of various factual matters and circumstances not entirely within the Company's
control may affect its ability to qualify as a REIT, including default by a
lessee under, and a termination of, an operating lease. In addition, no
assurance can be given that legislation, regulations, administrative
interpretations or court decisions will not significantly change the rules
applicable to the Company with respect to its qualification as a REIT or the
federal income tax consequences of such qualification.

The Company will receive an opinion of Baker & Hostetler that, based on the
assumption that the Percentage Leases, the Partnership Agreement, the Company's
organizational documents, and all other documents to which the Company is a
party will be complied with by all parties thereto, and based upon certain
representations of the Company, the Company will qualify as a REIT under the
Code. Investors should be aware, however, that opinions of counsel are not
binding on the IRS or the courts. Both the opinion and the continued
qualification of the Company as a REIT will depend on the Company's continuing
ability to meet various requirements concerning, among other things, the
ownership of its outstanding shares, the nature of its assets, the sources of
its income, and the amount of its distributions to shareholders. See "Federal
Income Tax Considerations -- Taxation of the Company as a REIT."

If the Company were to fail to qualify as a REIT in any taxable year, the
Company would not be allowed a deduction for distributions to shareholders in
computing its taxable income and would be subject to federal income tax
(including any applicable minimum tax) on its taxable income at regular
corporate rates. Unless entitled to relief under certain Code provisions, the
Company also would be disqualified from treatment as a REIT for the four taxable
years following the year during which REIT qualification was lost. As a result,
the cash available for distribution to the shareholders could be reduced or
eliminated for each of the years involved. Although the Company currently
intends to operate in a manner designed to qualify it as a REIT, it is possible
that future economic, market, legal, tax or other considerations may cause the
Board of Directors, with the consent of a majority of the shareholders, to
revoke the REIT election.

REIT MINIMUM DISTRIBUTION REQUIREMENTS. In order to qualify as a REIT, the
Company generally will be required each year to distribute to its shareholders
at least 95% of its net taxable income (excluding any net capital gain).
Further, the Company will be subject to a 4% nondeductible excise tax on the
amount, if any, by which certain distributions paid by it with respect to any
calendar year are less than the sum of 85% of its ordinary income plus 95% of
its capital gain net income for that year plus amounts not distributed in prior
years.

The Company intends to make distributions to its shareholders to comply
with the 95% distribution requirement and to avoid the nondeductible excise tax.
The Company's income will consist primarily of its share of the income of the
Partnership. The Company's cash available for distribution will consist
primarily of cash distributions from the Partnership. Differences in timing
between taxable income and receipt of cash available for distribution and the
seasonality of the hospitality industry could require the Company, through the
Partnership, to borrow funds on a short-term basis to meet the 95% distribution
requirement and to avoid the nondeductible excise tax. Under certain
circumstances, the Company may be required from time to time to accrue certain
income items for tax purposes prior to their receipt in cash (for example, rent
earned but not yet received). These differences in timing between the accrual of
certain income items for tax purposes and the receipt thereof could cause the
Company to have taxable income without sufficient cash to make the annual
distributions required of a REIT under the Code. In such cases, the Company may
be compelled to borrow funds or liquidate investments on terms that are
disadvantageous to the Company in order to meet the distribution requirements.
See "Federal Income Tax Considerations."

Distributions by the Partnership will be determined by the Company's Board
of Directors and will be dependent on a number of factors, including the amount
of cash in the Partnership available for distribution,

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<PAGE> 30

the Partnership's financial condition, any decision by the Board of Directors to
reinvest funds rather than distributing such funds, the Partnership's capital
expenditures, the annual distribution requirements under the REIT provisions of
the Code, and any other factor the Board of Directors believes is relevant. See
"Federal Income Tax Considerations -- Requirements for Qualification as a REIT
- -- Annual Distribution Requirements."

FAILURE OF THE PARTNERSHIP TO BE CLASSIFIED AS A PARTNERSHIP FOR FEDERAL
INCOME TAX PURPOSES: IMPACT ON REIT STATUS. The Company will receive an opinion
from Baker & Hostetler stating that the Partnership will be classified as a
partnership for federal income tax purposes. If the IRS were to challenge
successfully the tax status of the Partnership as a partnership for federal
income tax purposes, the Partnership would be taxable as a corporation. In that
event, because the value of the Company's ownership interest in the Partnership
(i) constitutes more than 10% of the Partnership's voting securities and (ii)
exceeds 5% of the Company's assets, the Company would cease to qualify as a
REIT. Further, the imposition of a corporate-level tax on the Partnership would
substantially reduce the amount of cash available for distribution to the
Company and its shareholders. See "Federal Income Tax Considerations -- Tax
Aspects of the Company's Investments in the Partnership."

TAX ON NET INCOME FROM FORECLOSURE PROPERTY. The Company will be subject to
a tax at the highest rate applicable to corporations (currently 35%) on any "net
income from foreclosure property." "Foreclosure property" is property acquired
by the Company as a result of a foreclosure proceeding or by otherwise reducing
such property to ownership by agreement or process of law. "Net income from
foreclosure property" is the gross income derived during the taxable year from
foreclosure property, less applicable deductions, but only to the extent such
income does not qualify under the 75% income test and 95% income test. As a
result of the rules with respect to foreclosure property, if the Initial Lessee
defaults on its obligations under a Percentage Lease for an Initial Hotel, the
Company terminates the Percentage Lease, and the Company is unable to find a
replacement lessee for such Initial Hotel within 90 days of such foreclosure,
gross income from hotel operations conducted by the Company from such Initial
Hotel would cease to qualify for the 75% and 95% gross income tests and, thus,
the Company would fail to qualify as a REIT; however, although it is unclear
under the Code, if the hotel operations were conducted by an independent
contractor, it may be possible for the Initial Hotel to be foreclosure property
for two years after such foreclosure (which period could be extended an
additional four years) without the disqualifying the Company as a REIT.

ANTI-TAKEOVER EFFECT OF OWNERSHIP LIMIT

Generally prohibiting any shareholder from owning more than 9.0% of the
Common Shares may (i) discourage a change in control of the Company, (ii) deter
tender offers for the Common Shares, which may otherwise be attractive to the
Company's shareholders, or (iii) limit the opportunity for shareholders to
receive a premium for their Common Shares that may otherwise exist if an
investor attempted to assemble a block of Common Shares in excess of 9.0% of the
outstanding Common Shares or to effect a change in control of the Company. The
ownership limitation exists to enable the Company to meet the REIT qualification
requirement that not more than 50% in value of its outstanding shares be owned
by five or fewer individuals, while providing the Company's Board of Directors
the flexibility to allow an individual to own more than 10% of the Company's
outstanding shares so long as that ownership will not violate other REIT
qualification requirements. Certain tender offers and invitations for tenders
for more than 10% of the Common Shares of the Company are also subject to
certain advance filing and notification requirements under Section 1707.041 of
the Ohio Revised Code.

NO LIMITATION ON DEBT; ABILITY TO ISSUE PREFERRED SHARES

While the Company expects to have no outstanding indebtedness on completion
of the Offering, it has obtained a commitment for the Credit Facility from a
lending syndicate led by Lehman Brothers Holdings, Inc., and may incur other
indebtedness in the future. The Company currently has a policy of maintaining a
ratio of debt-to-total market capitalization (i.e., total third-party debt of
the Company as a percentage of the market value of issued and outstanding Common
Shares, including Common Shares issuable on exchange of outstanding Units, plus
total debt, measured at the time the debt is incurred) of not more than 45%. The

24
<PAGE> 31

Company's organizational documents, however, do not contain any limitation on
the amount or percentage of indebtedness the Company may incur, and the Board of
Directors could alter or eliminate the Company's current borrowing policy. If
this policy were changed or eliminated, the Company could become more highly
leveraged, resulting in an increase in debt service, which could adversely
affect the Company's funds from operations and its ability to make expected
distributions to its shareholders, and in an increased risk of default on the
Company's obligations. The more leveraged a company is, the more likely it is
that a decrease in cash flow would impair its ability to make debt service
payments in the normal course of business. The Company's Articles of
Incorporation authorize the Board of Directors to issue up to 10,000,000
preferred shares and to establish certain preferences and rights of any such
shares issued. See "Description of Capital Stock -- Preferred Shares." While the
Company has no current intention to issue any preferred shares, the issuance of
any such shares with preferential dividend rights could diminish the cash
available for distribution to the holders of Common Shares. In addition, the
issuance of such shares could have the effect of delaying or preventing a change
in control of the Company even if a change in control were in the shareholders'
interest.

The Initial Hotels mortgage indebtedness that is being prepaid in
connection with the Offering includes an aggregate of approximately $67.1
million in principal and interest payable under loans from Lehman Brothers
Holdings, Inc. to the Contributed Partnerships that own four of the Initial
Hotels. See "Use of Proceeds."

DILUTION

Purchasers of the Common Shares will experience immediate and substantial
dilution from the initial public offering price in the net tangible book value
per share of the Common Shares. See "Dilution." Any exercise of options to
purchase Common Shares at a price below the market price of the Common Shares at
the time of exercise will also be dilutive.

ABSENCE OF PRIOR PUBLIC MARKET FOR COMMON SHARES

Prior to the Offering, there has been no public market for the Company's
Common Shares. There can be no assurance that an active trading market will
develop or be sustained following the Offering or that Common Shares may be
resold at or above the initial public offering price. The initial public
offering price will be determined through negotiations between the Company and
the representatives of the Underwriters (the "Representatives") and may not be
indicative of the market price of the Common Shares after the Offering. See
"Underwriting."

LIMITATIONS ON OWNERSHIP OF COMMON SHARES

In order for the Company to maintain its qualification as a REIT, not more
than 50% in value of the outstanding Shares of the Company may be owned,
directly or indirectly, by five or fewer individuals. Accordingly, the Company's
Articles of Incorporation prohibit ownership of more than 9.0% of the Common
Shares by any single shareholder following completion of the Offering, with
certain exceptions. The Board of Directors may waive this restriction if
evidence satisfactory to it and to the Company's tax counsel is presented
showing that ownership in excess of this limit will not jeopardize the Company's
status as a REIT. See "Capital Stock of the Company -- Restrictions on
Transfer." Accordingly, a holder of Common Shares may be prohibited from
increasing his holdings of Common Shares.

RISK OF HIGH DISTRIBUTION PAYOUT PERCENTAGE

The Company's estimated annual distribution rate to shareholders is 95% of
the Company's estimated Cash Available for Distribution for the twelve months
ended June 30, 1996. See "Distribution Policy." Should actual Cash Available for
Distribution be less than estimated Cash Available for Distribution, the Company
may not be able to achieve and maintain its proposed initial distribution rate.

BOARD'S ABILITY TO CHANGE POLICIES

The principal policies of the Company, including its policies with respect
to acquisitions, financing, growth, operations, debt capitalization and
distributions, will be determined by its Board of Directors. The

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<PAGE> 32

Board of Directors may amend or revise these and other policies from time to
time without a vote of the shareholders of the Company. See "Policies and
Objectives with Respect to Certain Activities."

EFFECT ON MARKET PRICE OF SHARES AVAILABLE FOR FUTURE SALE

No prediction can be made as to the effect, if any, that future sales, or
the availability of Common Shares for future sale, by the Company or by its
executive officers will have on the market price of the Common Shares prevailing
from time to time. Sales of substantial amounts of Common Shares (including
shares issued on the exercise of options), or the perception that such sales
could occur, could adversely affect prevailing market prices for the Common
Shares. The Boykin Group Affiliates and Boykin Associates have agreed, subject
to certain limited exceptions, not to offer, sell, contract to sell or otherwise
dispose of any Common Shares for a period of three years after the date of this
Prospectus. See "Shares Available for Future Sale" and "Underwriting."

FORWARD-LOOKING STATEMENTS

This Prospectus contains statements that constitute forward-looking
statements. Those statements appear in a number of places in this Prospectus and
include statements regarding the intent, belief or current expectations of the
Company, its directors or its officers with respect to (i) the declaration or
payments of dividends; (ii) the leasing, management or operation of the Initial
Hotels and of hotels to be acquired; (iii) the adequacy of reserves for
renovation and refurbishment; (iv) potential acquisitions by the Company; (v)
the use of the proceeds of the Offering; (vi) the Company's financing plans;
(vii) the Company's policies regarding investments, dispositions, financings,
conflicts of interest and other matters; (viii) the Company's qualification and
continued qualification as a REIT; and (ix) trends affecting the Company's or
any hotel's financial condition or results of operations.

Prospective investors are cautioned that any such forward-looking statement
is not a guarantee of future performance and involves risks and uncertainties,
and that actual results may differ materially from those in the forward-looking
statement as a result of various factors. The accompanying information contained
in this Prospectus, including without limitation the information set forth above
and the information under the headings "Management's Discussion and Analysis of
Financial Condition and Results of Operations," "Policies and Objectives with
Respect to Certain Activities" and "Federal Income Tax Considerations,"
identifies important factors that could cause such differences. With respect to
any such forward-looking statement that includes a statement of its underlying
assumptions or bases, the Company cautions that, while it believes such
assumptions or bases to be reasonable and has formed them in good faith, assumed
facts or bases almost always vary from actual results, and the differences
between assumed facts or bases and actual results can be material depending on
the circumstances. When, in any forward-looking statement, the Company, or its
management, expresses an expectation or belief as to future results, that
expectation or belief is expressed in good faith and is believed to have a
reasonable basis, but there can be no assurance that the stated expectation or
belief will result or be achieved or accomplished.

ERISA

An investment in Common Shares may be an appropriate investment for a
pension, profit sharing, retirement, welfare or other employee benefit plan
subject to ERISA, depending upon the circumstances of the plan. In deciding
whether to purchase Common Shares, a fiduciary of any such plan, in consultation
with its advisors, should carefully consider its fiduciary responsibilities
under ERISA, the prohibited transaction rules of ERISA and the Code, and the
effect of the "plan asset" regulations issued by the U.S. Department of Labor.

THE COMPANY

GENERAL

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<PAGE> 33

Group was founded in 1959, and was one of the first franchisees of Marriott
Hotels and an early franchisee of Howard Johnson's Hotels. Since its founding,
the Boykin Group has developed 13 full-service hotels containing a total of
3,085 rooms and has owned or managed 36 properties containing a total of 6,943
rooms. Upon completion of the Offering and the Formation Transactions, the
Company will own nine hotels with a total of 2,408 guest rooms. The Company's
primary business strategies are to achieve revenue growth in the Initial Hotels,
acquire and lease additional hotel and resort properties in the upscale and
moderate markets on an accretive basis, strategically renovate and upgrade
properties to maximize performance, and selectively expand and develop
additional hotel properties.

Quality of Initial Hotel Portfolio

The Initial Hotels are operated under franchise license agreements with
premiere nationally-recognized hotel chains, including Marriott, Radisson,
Holiday Inn, Quality Suites, and Hampton Inns. Serving both business and leisure
travelers, the Initial Hotels are geographically diversified and located in
Berkeley, California; Buffalo, New York; Cleveland and Columbus, Ohio;
Charlotte, North Carolina; and Ft. Myers and Melbourne, Florida. The Initial
Hotels include eight full-service hotels and one limited-service hotel, all of
which compete in the upscale to moderate price segment of the hospitality
market. For the twelve months ended June 30, 1996, the Initial Hotels had an
average occupancy rate of 76.2%, an ADR of $87.62 and a REVPAR of $66.74. The
Boykin Group developed and has owned and managed seven of the Initial Hotels
since their opening.

Long-standing Management Team

The Company will capitalize on the substantial hotel operating,
development, acquisition and transactional experience of its management and the
Boykin Group. Robert W. Boykin, President and Chief Executive Officer of the
Company, has over 27 years of experience in the hotel industry, all with the
Boykin Group. Raymond P. Heitland, the Company's Chief Financial Officer, has 26
years of industry experience and tenure with the Boykin Group. Mark L. Bishop,
the Company's Senior Vice President -- Acquisitions and Development, has 18
years of industry experience. During the past 10 years, the Company's officers
have directly overseen the acquisition, disposition, recapitalization,
development and repositioning of approximately $750 million of hotel assets
throughout the United States. Upon completion of the Offering, Company
management and their affiliates will own approximately 12.7% of the outstanding
equity of the Company. All future hotel acquisition, development and ownership
activities of the Boykin Group will be conducted through the Company.

Focus on Full-service Hotels

The Company intends to achieve a significant part of its growth through the
acquisition, redevelopment and repositioning of additional full-service hotels.
The Company believes that there are full-service hotel properties that can be
acquired at a discount to replacement cost, and that many of these properties
are located in areas of increasing demand. The Company further believes that the
full-service segment of the market, in particular, has potential for improved
performance as business and leisure travel continues to increase and demand
rises at a faster rate than supply. The Company expects no significant new
supply of full-service hotels over the next several years because current costs
do not justify new hotel construction. While the Company intends to maintain its
focus on full-service hotels, it may also acquire upscale limited-service hotels
in selected cases when doing so will further its strategic objectives. For
example, when the Boykin Group acquired a Holiday Inn in February 1996, it also
acquired a Hampton Inn located in close proximity to enable it to benefit from
cross-over marketing and training and the operating efficiencies achievable
through having multiple hotels in one geographic area.

Cash Flow Growth

The Company believes that it will have long-term financial stability as a
result of its ownership of the Initial Hotels and the expected growth of its
hotel portfolio.

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<PAGE> 34

The Company will focus on maximizing cash flow from both the Initial Hotels
and acquired hotels through the implementation of the active asset management
strategies of the Boykin Group. The Company has demonstrated the ability to
increase cash flow from the hotels which it owns. Over the three year and five
year periods ended December 31, 1995, the aggregate revenues of the Initial
Hotels increased at a compound annual rate of 4.4% and 3.6% per year,
respectively, and EBITDA from the Initial Hotels increased at a compound annual
rate of 13.4% and 9.8% per year, respectively.

EBITDA should not be considered as a basis for computing distributions, as
a measure of liquidity, or as an alternative to other measurements under
generally accepted accounting principles such as net income, or cash flows from
operating, investing, or financing activities. The combined operating results of
the Initial Hotels for the three and five year periods ended December 31, 1995
improved from net losses of $4,651 in 1991 and $2,470 in 1993 to combined net
income of $972 in 1995. For the three year period ended December 31, 1995, cash
flows from operating activities of the Initial Hotels increased from $4,200 to
$8,113, cash used for investing activities increased from $2,801 to $4,555, and
cash used for financing activities increased from $900 to $4,699.

The Company believes that EBITDA is an important measure of its historical
operating results, and uses this measure to evaluate hotel performance. Interest
expense and depreciation expense are material components of both net income and
cash flows from operating activities, but are not included in the calculation of
EBITDA. As the Initial Lessee will incur neither interest expense nor
depreciation expense, EBITDA is presented to further assist investors in
analyzing the historical performance of the Initial Hotels and in evaluating the
Initial Lessee's ability to make Percentage Lease payments. These charges varied
significantly in the periods discussed and will also change materially after
completion of the Formation Transactions. Interest expense varied because of
significant changes in borrowing levels. Upon completion of the Formation
Transactions, interest expense and charges relating to early extinguishment of
debt will be eliminated, along with cash flows historically used for debt
service. Furthermore, as a result of the application of purchase accounting
rules, depreciation expense increased significantly over the periods discussed,
and will further increase after the Formation Transactions.

Historical Performance

The current and the historical performance of the Initial Hotels has well
exceeded the industry averages. During the five year period ended December 31,
1995, the Initial Hotels generated REVPAR that exceeded the REVPAR of their
local competing hotels (in each market, six to eight competitors as currently
defined by Boykin Management for performance evaluation purposes and compared
over that period) by 16% on average and exceeded the U.S. average REVPAR for
upscale/moderate full-service hotels by 26%. In 1991, a year generally
considered weak in the hotel industry, REVPAR of the Initial Hotels exceeded the
REVPAR of their local competing hotels by 19% and exceeded the U.S. average
REVPAR for upscale/moderate full-service hotels by 29%. The following table
compares average occupancy, ADR and REVPAR for the Initial Hotels with that for
their local competition, all upscale/moderate U.S. hotels and all U.S. hotels
for the periods indicated.

<TABLE>
<CAPTION>
SIX MONTHS
ENDED
YEAR ENDED DECEMBER 31, JUNE 30,
---------------------------------------------- ------------------
1991 1992 1993 1994 1995 1995 1996
------ ------ ------ ------ ------ ------- -------
<S> <C> <C> <C> <C> <C> <C> <C>
OCCUPANCY RATE
Initial Hotels(1)..................... 69.9% 71.6% 72.6% 74.7% 74.9% 74.2% 76.8%
Local Competition(2).................. 66.3% 68.7% 70.3% 71.6% 72.1% 71.9% 73.2%
All U.S. Upscale/Moderate(2).......... 61.9% 63.2% 64.5% 66.1% 66.8% 66.1% 66.8%
All U.S. Hotels(2).................... 60.6% 61.7% 63.0% 64.6% 65.3% 64.4% 65.3%
ADR
Initial Hotels(1)..................... $75.83 $75.45 $75.50 $79.27 $85.47 $84.82 $89.03
Local Competition(2).................. $67.37 $68.02 $69.51 $71.39 $75.45 $75.31 $80.45
All Upscale/Moderate(2)............... $66.46 $66.84 $68.83 $71.71 $75.32 $74.87 $79.85
All U.S. Hotels(2).................... $59.04 $59.92 $61.99 $64.34 $67.43 $67.22 $71.38
REVPAR
Initial Hotels(1)..................... $52.97 $54.05 $54.80 $59.24 $63.98 $62.93 $68.35
Local Competition(2).................. $44.68 $46.75 $48.89 $51.12 $54.39 $54.15 $58.90
All Upscale/Moderate(2)............... $41.12 $42.27 $44.39 $47.39 $50.28 $49.50 $53.36
All U.S. Hotels(2).................... $35.80 $36.94 $39.04 $41.56 $44.04 $43.31 $46.62
</TABLE>

- ---------------

(1) Source: Company-provided information.

28
<PAGE> 35

Management believes that, while the lodging industry as a whole is
benefiting from an improved supply/demand dynamic, the most significant advances
in revenue growth and profitability will arise from skillful management of hotel
properties. An integral element of this management is the continuous evaluation
of each hotel's position in its market and the implementation, as necessary, of
changes in franchise, theme and customer focus to maximize the continuing
returns from the hotel. The Company attributes the excellent performance of the
Initial Hotels to the successful implementation of this asset management
strategy.

Access to Capital

The Company has obtained a commitment for a $75 million Credit Facility for
acquiring hotels without financing contingencies, which the Company expects to
have available for funding at the time of the Offering, and expects to have no
outstanding indebtedness upon completion of the Offering. As a public company,
the Company expects to have access to a wide variety of financing sources to
fund acquisitions, such as the ability to issue public and private debt, equity
and hybrid securities, and the ability to utilize Units as consideration when
cash is not appropriate for tax or other reasons. While its organizational
documents contain no limitation on the amount of debt it may incur, the Company,
subject to the discretion of the Board of Directors, intends to maintain a
debt-to-total market capitalization ratio (measured at the time debt is
incurred) of not more than 45%. The Company may from time to time re-evaluate
its debt capitalization policy in light of economic conditions, relative costs
of debt and equity capital, market values of its properties, acquisition,
development and expansion opportunities and other factors.

BUSINESS OBJECTIVES AND STRATEGIES

The Company's primary business objectives are to maximize current returns
to shareholders through increases in cash flow available for distribution and to
increase long-term total returns to shareholders through appreciation in value
of the Common Shares. The Company will seek to achieve these objectives through
participation in increased revenues from the Initial Hotels pursuant to the
Percentage Leases and by selective acquisition, ownership, redevelopment,
repositioning and expansion of additional hotel properties. The Company will
seek to continue to invest in properties where the Company's established
industry and marketing expertise enable it to improve the acquired hotels'
performance.

Internal Growth Strategy

The Company believes that, based on historical operating results and the
strength of the Company's management team, portfolio and markets, the Initial
Hotels should provide the Company with the opportunity for cash flow growth
through the Percentage Leases. The Company believes that the revenue and cash
flow of the Initial Hotels will be maximized by intensive management and
marketing. The Company intends to derive increased cash flow through the
application of the Initial Lessee's operating strategies, which include the
active management and balancing of room rates with forecasted room demand in
order to maximize total hotel revenues (a system known as "yield management").
The Company believes that the Initial Lessee's continued commitment to customer
service and the experience of its management team should position the Company to
capitalize on the expected continued strength in the economy and improvement in
the U.S. hotel market. The Company's objectives include enhancing its
competitive market position through the continuation of a regular program of
renovation and capital improvement.

An example of the active yield management employed by the Boykin Group is
its strategies during 1995 at the Cleveland Airport Marriott. The Boykin Group
anticipated increased demand in the business transient sector and scaled back
lower-rated contract rooms in order to maximize revenue. The result was an
increase in room revenues in excess of $800,000 for calendar year 1995 over
1994, and a corresponding increase in REVPAR for the same period of 10.3%. See
"Prospectus Summary -- The Initial Hotels" for information regarding the
operating performance of the Initial Hotels.

29
<PAGE> 36

Acquisition Strategy

The Company believes that attractive opportunities exist to acquire
full-service hotels serving the upscale and moderate market segments of the
lodging industry. The Company intends to concentrate its investment activities
on hotel properties that are in one or more of the following categories:

Product Type -- Full-service commercial hotels, airport hotels, major
tourist hotels and destination resorts in major markets and business centers.

Market Repositioning Opportunities -- Undervalued hotels whose occupancy,
daily rates and overall revenues can be significantly enhanced through new brand
affiliations, implementation of new marketing strategies and effective yield
management.

Redevelopment and Renovation Opportunities -- Hotels with sound operational
fundamentals that, because of a lack of capital, require physical renovation or
redevelopment to achieve their full performance potential.

Portfolio Acquisitions -- Portfolios of hotels which result in geographic
economies of scale or which may be leased back to proven hotel operators as
additional lessees, and that may benefit from the Company's repositioning and
redevelopment experience and access to capital.

As a result of the Company's management's successful transactional
activities, the Company believes it possesses a competitive advantage in market
knowledge, technical expertise and industry relationships that will enable it to
continue to successfully implement its acquisition strategy on a national scale.
Further, the Company believes it will benefit from its continuing relationship
with the Initial Lessee and from developing relationships with additional
lessees who have demonstrated ability to manage hotel properties.

The Boykin Group's recent purchase of the Lake Norman Holiday Inn and Lake
Norman Hampton Inn exemplifies the strategies described above. The Company
believes that those hotels' present franchise affiliations will enable the
Company to maximize REVPAR in the local market. The hotels' purchase price
represented a significant discount to replacement costs, and the hotels'
historical earnings represented an attractive yield on the purchase price. The
Company believes that the Initial Lessee can increase the ADR and REVPAR of both
hotels, and the Boykin Group has been implementing its yield management systems
since the acquisition to achieve these results. REVPAR for the six months ended
June 30, 1996 increased over REVPAR for the same period in 1995 by 21% for the
Lake Norman Hampton Inn and by 13% for the Lake Norman Holiday Inn, with a
resulting increase in pro forma Percentage Lease revenues. The Boykin Group also
took over the previously out-sourced food and beverage operations at the Lake
Norman Holiday Inn, and is currently in the process of repositioning the food
and beverage operations at the hotel in order to generate more business from
hotel guests and to increase patronage of the restaurant and catering facilities
by the local residents. The Boykin Group also caused the Lake Norman hotels to
implement a combined purchasing program, direct overflow business to each other
and begin cross-training and sharing employees. The Company believes the
economies gained from the clustering of the Lake Norman acquisitions, combined
with the active yield management strategies and product repositioning strategies
employed by the Boykin Group at these hotels, has resulted in a significantly
more attractive yield than that calculated based on their trailing operating
performance at the time of the acquisitions.

30
<PAGE> 37

There can be no assurance that the Company will be able to acquire
properties that meet its investment criteria or that have operations that can be
successfully integrated with the operation of the Initial Hotels.

Renovation Strategy

The Company believes that a regular program of capital improvements at the
Initial Hotels, including replacement and refurbishment of FF&E, will maintain
and enhance their competitiveness and maximize revenue growth under the
Percentage Leases. During the fiscal years 1991 through 1995, approximately $18
million was spent on renovations and capital improvements at the Initial Hotels,
including approximately $1.1 million for the restoration of the Melbourne
Quality Suites hotel following damage from Hurricane Erin in August 1995. This
represents an average of approximately $1,400 per room per year (excluding the
amount spent on the Melbourne property restoration, which was funded entirely
from insurance proceeds). The Company will use approximately $3.5 million of the
net proceeds of the Offering as its initial contribution to the Capital
Expenditures Fund. The Percentage Leases require the Company to contribute to
the Capital Expenditures Fund additional aggregate minimum reserves of 4.0% of
total revenue of the Initial Hotels. For the 12-month period ended June 30,
1996, this reserve would have represented approximately 6.1% of room revenue and
an average of $1,400 per room. The Company intends to use the Capital
Expenditures Fund for the replacement and refurbishment of FF&E and other
capital expenditures (approximately $250,000 of which is required by
franchisors) to maintain and enhance the competitive position of the Initial
Hotels, although it may make other uses of amounts in the fund that it considers
appropriate from time to time. The Company believes that the fund will be
adequate to meet its continuing capital expenditure and FF&E needs for the
Initial Hotels in light of their age and condition. The Boykin Group's
experience in developing and renovating its properties will assist the Company
in maintaining its properties' competitive edge in their respective markets.

The following table sets forth information about the historical capital
expenditures of the Initial Hotels for the five fiscal years ended December 31,
1995:

<TABLE>
<CAPTION>
5 YEAR TOTAL
CAPITAL 5 YEAR
EXPENDITURES AVERAGE PER
INITIAL HOTEL ROOMS (000'S) ROOM(1)
- ------------------------------------------------- ----- ------------ -----------
<S> <C> <C> <C>
Berkeley Marina Marriott......................... 373 $ 3,520 $ 1,900
Buffalo Marriott................................. 356 3,208 1,800
Cleveland Airport Marriott....................... 375 2,606 1,400
Cleveland Marriott East.......................... 403 2,611 1,300
Columbus North Marriott.......................... 300 2,961 2,000
Lake Norman Hampton Inn.......................... 117 329 600
Lake Norman Holiday Inn.......................... 119 286 500
Melbourne Quality Suites......................... 208 1,869 1,800(2)
Radisson Inn Sanibel Gateway..................... 157 514 700
----- ------------
Total/Average.................................... 2,408 $ 17,904 $ 1,500(2)
</TABLE>

- ---------------

(1) Rounded to the nearest $100

(2) Includes the amount spent on the Melbourne property restoration described in
the paragraph preceding the table.

The Company expects to spend approximately $4.0 million on capital
improvements at the Initial Hotels during the first twelve months after the
Offering as part of its ongoing renovation and capital expenditures program.
These expenditures will be funded from the $3.5 million of the net proceeds of
the Offering and from funds contributed to the Capital Expenditures Fund from
the Initial Hotels' revenues during that period. Some of the major ongoing
capital expenditure items included in the capital expenditures program over the
next 12 months are: renovation and refurbishment of lobby and public spaces,
upgrading and redecorating the guest rooms including expanding the Marriott
"room that works" concept and incorporating other amenities designed to meet the
needs of today's business travelers, and repositioning of several hotel
restaurants and lounges to increase both guest and local patronage.

31
<PAGE> 38

Development Strategy

The Company may develop additional full-service or upscale limited-service
hotels on land that the Company acquires in its current geographic markets or on
land contiguous to the Initial Hotels. Full-service hotels may include hotels
affiliated with Marriott, Radisson, Hilton, Hyatt, Westin, Omni, Doubletree,
Sheraton, Holiday Inn and Quality Suites. Limited-service hotels may include
Marriott Courtyard Hotels, Fairfield Inns, Residence Inns, Homewood Suites and
Hampton Inns. The Company believes that selective development of hotels in its
existing geographic markets would enable it to take advantage of operating
efficiencies to generate attractive returns on investment.

Financing Strategy

On completion of the Offering, the Company expects to have no outstanding
debt. While its organizational documents contain no limitation on the amount of
debt it may incur, the Company, subject to the discretion of the Board of
Directors, intends to maintain a debt-to-total market capitalization ratio
(measured at the time debt is incurred) of not more than 45%. The Company may
from time to time re-evaluate its debt capitalization policy in light of
economic conditions, relative costs of debt and equity capital, market values of
its properties, acquisition, development and expansion opportunities, and other
factors.

The Company has obtained a commitment for the Credit Facility from Lehman
Brothers Holdings, Inc. The commitment is contingent on, among other things, the
closing of the Offering. The Company intends to use this facility to provide
interim financing for property acquisitions and capital improvements in
anticipation of long-term financing and to fund working capital requirements.
The Credit Facility is expected to be secured by first mortgages on several of
the Initial Hotels.

Other

On completion of the Offering, assuming the conversion of Intercompany
Convertible Note and further assuming the Units have not been exchanged the
Company will own approximately 85.7% of the equity interests in the Partnership
and be its general partner, and the executive officers of the Company will own
in the aggregate approximately 12.7% of the equity interests in the Company,
directly or through ownership of Units.

The Company's executive offices are located at Terminal Tower, Suite 1500,
50 Public Square, Cleveland, Ohio 44113, and its telephone number is (216)
241-6375.

LESSEES

THE INITIAL LESSEE

In order to qualify as a REIT, the Company will not operate its hotels, but
will lease its properties to established hotel operators pursuant to leases
which will provide the Company with the greater of a base rental income or a
percentage of revenues of operations. In connection with the Formation
Transactions, Robert and John Boykin will form and indirectly own the Initial
Lessee. The Initial Lessee will acquire and continue the 37-year hotel operation
and management business of the Boykin Group and will operate the Initial Hotels
under the Percentage Leases. The operations of the Boykin Group are fully
integrated, with capabilities in all phases of development and management of
hotel properties. As of June 30, 1996, the Boykin Group had approximately 2,400
employees and owned or managed 21 properties containing 4,354 rooms located
throughout the United States. Because neither the Company nor the Initial Lessee
will have to pay a separate hotel management company to manage the Initial
Hotels, the Company believes it will obtain a higher rent than such added
management arrangements would permit, thus maximizing the Company's Percentage
Lease revenues. The Company believes that the Boykin Group's ability to achieve
consistently above-average market penetration during various economic cycles
positions the Company, through the Initial Lessee, to maximize its returns on
the Initial Hotels. See "The Company -- General -- Strong Historical
Performance."

The Initial Lessee's core capabilities will be based on continued
implementation of the Boykin Group's (i) commitment to superior customer service
and satisfaction; (ii) sophisticated sales and marketing systems, including
customer lead-generating and management incentive systems; (iii) effective
personnel recruitment, selection, orientation, training and retention programs;
(iv) comprehensive property operations and mainte-

32
<PAGE> 39

nance capabilities, including design, renovation management, energy
conservation, purchasing and preventive maintenance; and (v) strong auditing,
cash-handling, recordkeeping and information management systems and controls.

While the Initial Lessee will operate and manage hotels only under the
Percentage Leases, its subsidiaries will continue hotel management activities
for owners other than the Company and the award-winning hotel interior design
business and the hotel and restaurant food, beverage, supply and equipment
purchasing business currently operated by the Boykin Group. The Company expects
that these operations will be continued in part with a view to introducing the
Company to acquisition opportunities. In addition, the income generated by the
Initial Lessee and its subsidiaries will strengthen the Initial Lessee's ability
to perform under the Percentage Leases.

The Initial Lessee intends to develop incentive compensation plans for its
hotel-level and corporate-level senior executives which tie such compensation in
part to the performance of the Company and in part to the performance of the
Initial Hotels. Such plans may include awards of Company shares, options and
other similar incentives.

The Company and the Initial Lessee have agreed on several measures to align
the interests of the Initial Lessee and its owners with the interests of the
Company's shareholders and to minimize conflicts of interest between them:

- The Initial Lessee's owners and certain other Boykin Group Affiliates
will own approximately 12.6% of the Company following completion of the
Offering in the form of Units exchangeable, at the Company's election,
for Common Shares, and have agreed to retain these interests for at least
three years following completion of the Offering;

- Robert W. Boykin will resign from his positions with Boykin Management in
connection with the Formation Transactions and will not hold office in
the Initial Lessee, and neither John E. Boykin nor any other officer of
the Initial Lessee will hold office in the Company;

- Any distributions from the Initial Lessee (other than distributions to
cover income taxes) during the first ten years after the Offering that
are distributed to the Initial Lessee's owners, and any net cash proceeds
of any sale of the Initial Lessee within ten years after the Offering,
will be used to purchase Units or Common Shares (subject to applicable
ownership limitations) that must be held for at least two years from the
purchase date;

- The Initial Lessee's and its subsidiaries' consolidated net worth on
completion of the Formation Transactions will be approximately $3
million, and half of the Initial Lessee's and its subsidiaries'
consolidated earnings (after distributions to cover income taxes) during
the first ten years after the Offering will be retained in the Initial
Lessee and its subsidiaries until their consolidated net worth reaches
25% of the aggregate annual rent payments under the Percentage Leases
(and will be retained thereafter during that period to maintain that
level);

- Determinations to be made on behalf of the Company in connection with any
conflict of interest involving any Boykin Group Affiliate will be made by
the Company's independent directors;

- Each Boykin Group Affiliate will conduct all future hotel acquisition,
development and ownership activities only through the Company, except for
any separate activity to which the Company expressly consents.

- Any change in control of the Initial Lessee without the prior written
consent of the Company will constitute a default under the Percentage
Leases; and

- The Percentage Leases will contain cross-default provisions that will
enhance the Company's ability to enforce strict compliance with each
Percentage Lease.

ADDITIONAL LESSEES

The Company believes that having multiple tenants will facilitate meeting
its growth objectives, and therefore intends to pursue relationships with
additional lessees. The Company believes there are a number of

33
<PAGE> 40

capable hotel owner-operators who are undercapitalized and, therefore, unable to
reposition their properties adequately, or are faced with a difficult financing
environment because of today's increased equity requirements, and will be
willing to engage in a sale and leaseback of their properties on terms that
would allow both parties to achieve participation in the improving fundamentals
of the lodging industry. In addition, the Company believes certain national
franchisors are willing to develop a relationship with the Company and may
become additional lessees as a means of expanding their franchise systems. The
Company believes that its management's long tenure and reputation in the hotel
industry will provide the Company access to these acquisition opportunities and
enable the Company to select hotel properties and lessees that will further its
acquisition and growth strategies.

USE OF PROCEEDS

The net proceeds to the Company from the Offering, after payment of
expenses incurred in connection with the Offering, are estimated to be
approximately $159.3 million ($183.6 million if the over-allotment option is
exercised in full), based on an assumed initial public offering price of $21.00
per share. The Company will (i) contribute $119.3 million of the net proceeds to
the Partnership in exchange for an 82.2% general partnership interest, and (ii)
lend $40.0 million of the net proceeds to the Partnership in exchange for the
Intercompany Convertible Note. The Intercompany Convertible Note bears interest
at 9.0% and is convertible by the Company into an additional 3.5% interest in
the Partnership.

Assuming the Offering occurs in October 1996, the Partnership will use the
amounts contributed and loaned to it approximately as follows:

<TABLE>
<CAPTION>
(IN MILLIONS)
<S> <C>
Repayment of third party mortgage indebtedness (including certain
prepayment penalties).................................................. $ 136.6
Repayment of loans payable to Boykin Management.......................... 3.1
Purchase of interests held by certain Other Partners and Boykin
Associates, including repayment of advances and accrued interest
thereon of $4.9 million................................................ 14.1
Deposit to Capital Expenditures Fund..................................... 3.5
Working capital, formation costs and general partnership purposes........ 2.0
-------------
Total uses of proceeds................................................. $ 159.3
===========
</TABLE>

If the over-allotment option is exercised in full, the additional net
proceeds will be invested in the Partnership and used by it for general
purposes, including possible future acquisitions of additional hotel properties.
While the Company engages from time to time in discussions regarding potential
acquisitions, it has not entered into any agreement as of the date of this
Prospectus to make any such acquisition. Pending the described uses, the net
proceeds may be invested in interest-bearing accounts and short-term
interest-bearing securities that are consistent with the Company's intention to
qualify for taxation as a REIT. These investments may include, for example,
government and government agency securities, certificates of deposit,
interest-bearing bank deposits, mortgage loan participations and shares of other
real estate investment trusts.

34
<PAGE> 41

The mortgage indebtedness to be paid out of the net proceeds of the
Offering matures at various times from June 1998 through October 2004 and bears
interest at effective rates varying from 8.7% to 11.8% per year, as follows:

<TABLE>
<CAPTION>
(DOLLARS IN MILLIONS)
-------------------------------------
PRINCIPAL PREPAYMENT TOTAL TO INTEREST MATURITY
INITIAL HOTEL BALANCE CHARGES BE PAID RATE DATE NOTES
- -------------------------- --------- ---------- -------- -------- ----------------- ------
<S> <C> <C> <C> <C> <C> <C>
Berkeley Marina
Marriott................ $ 28.5 $0.9 $ 29.4 9.8% June 1, 1998 (1)
Buffalo Marriott.......... 14.2 0.3 14.5 8.7% February 1, 2001 (2)
Cleveland Airport
Marriott................ 19.0 0.6 19.6 9.8% June 1, 1998 (1)
Cleveland Marriott East... 28.2 0.5 28.7 8.7% February 1, 2001 (2)
Columbus North Marriott... 13.7 2.5 16.2 11.0% October 1, 2004
Columbus North Marriott... 3.1 3.1 10.0% (3)
Columbus North Marriott... 4.9 4.9 10.0% (4)
Lake Norman Hotels........ 9.5 0.6 10.1 11.8% February 8, 2001 (5)
Melbourne Quality
Suites.................. 12.8 0.4 13.2 9.8% June 1, 1998 (1)
Radisson Inn Sanibel
Gateway................. 4.8 0.1 4.9 9.8% June 1, 1998 (1)
--------- ----- --------
Total........... $ 138.7 $5.9 $144.6
</TABLE>

- ---------------

(1) Payable to an affiliate of Lehman Brothers Inc.

(2) Incurred within the last twelve months; proceeds were used to refinance
outstanding indebtedness. See Note 3 of the Initial Hotels Excluding Lake
Norman Hotels Notes to Combined Financial Statements.

(3) Payable to Boykin Management; matures based on cash flow.

(4) Payable to certain Other Partners; matures based on cash flow.

(5) Incurred within the last twelve months; proceeds were used to fund the
acquisition of the Lake Norman hotels. See Notes 3 and 4 of the Lake Norman
Hotels Notes to Combined Financial Statements.

The $3.1 million indebtedness payable to Boykin Management will be paid to
the Initial Lessee, as Boykin Management's successor. The Initial Lessee will
use approximately $1.5 million of the amount paid to it to repay a third party
lender, and will use the remaining balance to pay income taxes arising from the
Formation Transactions or for working capital purposes. Robert and John Boykin
are the sole beneficial owners of the Initial Lessee.

DISTRIBUTION POLICY

The Company intends to make regular quarterly distributions to holders of
Common Shares initially equal to $0.45 per share, which on an annual basis would
equal $1.80 per share and would represent approximately 95% of the Company's pro
forma Cash Available for Distribution for the twelve months ending June 30,
1996. The distribution for the period commencing on the completion of the
Offering and ending December 31, 1996 is expected to be a pro rata portion of
the initial quarterly distribution. The Company intends to maintain its initial
dividend rate for the first 12 months following the completion of the Offering,
unless actual results of operations, economic conditions or other factors differ
from the assumptions used in its estimate. The Company does not expect to change
its estimated dividend rate per share if the Underwriters' over-allotment option
is exercised.

For Federal income tax purposes, distributions paid to shareholders may
consist of ordinary income, capital gains, nontaxable returns of capital, or a
combination thereof. Aggregate distributions for the 12 months following the
closing of the Offering are expected to be greater than 95% of the Company's
REIT taxable income. The estimated minimum distribution required for the Company
to maintain REIT status, based on the Company's estimated revenues less expenses
for the 12 months ended June 30, 1996, is $14,375,000. Distributions in excess
of earnings and profits generally will be treated as nontaxable return of

35
<PAGE> 42

capital and, therefore, will result in a reduction of a shareholder's basis in
the Common Shares, to the extent thereof, and thereafter as taxable gain. Those
distributions will have the effect of deferring taxation until the sale of the
shareholder's Common Shares. The Company will provide its shareholders an annual
statement as to its designation of the taxability of distributions. The Company
estimates that approximately 100% of the annual distribution to holders of
Common Shares for 1996 will represent a return of capital for Federal income tax
purposes. The Company's expectation reflects, among other things, the effect of
nonrecurring penalties to be incurred in connection with the prepayment of
certain debt at the time of the Formation Transactions. The Company anticipates
that substantially all of the distributions in respect of 1997 will be taxable
as dividends.

The following table sets forth certain pro forma financial information for
the Partnership for the twelve months ended June 30, 1996, which was used to
establish the expected initial distribution per share.

<TABLE>
<CAPTION>
TWELVE MONTHS ENDED
JUNE 30, 1996
--------------------
(IN THOUSANDS,
EXCEPT
PER SHARE DATA)
<S> <C>
Pro forma income before minority interest.................. $ 12,263
Depreciation(1)............................................ 9,518
----------
Pro forma Funds From Operations............................ $ 21,781
Additions to Capital Expenditures Fund..................... (3,492)
----------
Estimated Cash Available for Distribution(2)............... $ 18,289
----------
Estimated initial annual distribution(3)................... $ 17,375
Estimated initial annual distribution per share............ $ 1.80
Estimated payout ratio of Cash Available for
Distribution(4).......................................... 95%
</TABLE>

- ---------------

(1) It is assumed that the Company will have no amortization expense as there
will be no third party indebtedness until such time as an acquisition is
consummated. The terms of the Company's Credit Facility do not require the
payment of any costs which would be classified as deferred financing costs
until such time as the Company borrows against the Credit Facility.

(2) The amount of Cash Available for Distribution if the Partnership received
only the Minimum Rent under the Percentage Leases is estimated to be $9,763.

(3) Based on 8,275 Common Shares and 1,378 Units outstanding on completion of
the Formation Transactions. Represents approximately 80% of Funds From
Operations. Funds From Operations consists of income (loss) before minority
interest (computed in accordance with generally accepted accounting
principles) excluding gains (losses) from debt restructuring and sales of
property (including furniture and equipment) plus real estate related
depreciation and amortization (excluding amortization of deferred financing
costs) and after adjustments for unconsolidated partnerships and joint
ventures. Industry analysts consider Funds From Operations to be an
appropriate measure of the performance of an equity REIT. Funds From
Operations should not be considered as a basis for computing distributions
or as an alternative (i) to net income or other measurements under generally
accepted accounting principles, as an indicator of operating performance, or
(ii) to cash flows from operating, investing, or financing activities, as a
measure of liquidity. Funds From Operations does not reflect cash
expenditures for capital improvements or principal amortization of
indebtedness on the Initial Hotels.

(4) Represents the anticipated initial aggregate annual distribution divided by
estimated Cash Available for Distribution.

The primary source of proceeds to be used for distributions to shareholders
is the Company's share of the rents due the Partnership pursuant to the
Percentage Leases. The anticipated revenue may or may not be realized or
collected. Accordingly, the statements set forth above with regard to
distributions are forward-looking statements involving certain risks and
uncertainties that could cause actual results to differ materially from those
expressed in such statements. Important factors that could cause such different
results include, but are not limited to, competition from other hotels,
increases in operating costs, seasonality effects in hotel occupancy and
revenues, and the potential loss of a franchise or liquor license in respect of
any Initial Hotel or acquired hotel. See "Risk Factors."

36
<PAGE> 43

CAPITALIZATION

The following table sets forth as of June 30, 1996 (i) the historical
combined capitalization of the Initial Hotels and (ii) the pro forma
consolidated capitalization of the Company, as adjusted to give effect to the
Formation Transactions and the use of the net proceeds as described under the
caption "Use of Proceeds." The information set forth in the following table
should be read in conjunction with the "Selected Financial Information," the pro
forma consolidated financial statements of the Company, the historical combined
financial statements of the Initial Hotels, and the discussion set forth in
"Management's Discussion and Analysis of Financial Condition and Results of
Operations -- Liquidity and Capital Resources" included elsewhere in this
Prospectus.

<TABLE>
<CAPTION>
AS OF JUNE 30, 1996
-------------------------
INITIAL
HOTELS COMPANY
HISTORICAL PRO FORMA
-------- ------------
(DOLLARS IN THOUSANDS)
(UNAUDITED)
<S> <C> <C>
Long-term debt............................................. $133,344 $ --
-------- ------------
Advances from partners..................................... 7,725 --
-------- ------------
Minority Interest(1)....................................... -- 16,957
-------- ------------
Shareholders' Equity/Partners' Deficit, Combined Initial
Hotels................................................... (56,736) --
Preferred Shares, without par value, 10,000,000 shares
authorized, none issued............................... -- --
Common Shares, without par value, 40,000,000 shares
authorized, 8,275,000 shares issued and
outstanding(2)........................................ -- --
Capital Surplus............................................ -- 108,443
Retained earnings(3)....................................... -- (6,818)
-------- ------------
Total shareholders' equity (deficit)..................... (56,736) 101,625
-------- ------------
Total capitalization..................................... $ 84,333 $118,582
======== ===========
</TABLE>

- ---------------

(1) Assumes conversion of the Intercompany Convertible Note.

(2) Excludes the exchange of 1,378,000 Units issued in the Formation
Transactions for a like number of Common Shares.

(3) Reflects estimated prepayment penalties and other fees of $4,508 on the
anticipated repayment of long-term debt with a portion of the proceeds from
the Offering, and the writeoff of deferred financing costs of $2,310.

37
<PAGE> 44

DILUTION

The expected initial public offering price per Common Share exceeds the pro
forma net tangible book value per share. Therefore, the Boykin Group Affiliates
who receive Units will realize an immediate increase in the net tangible book
value of their Units, while purchasers of Common Shares sold in the Offering
will realize an immediate and substantial dilution in the net tangible book
value of their shares. Pro forma net tangible book value per share is determined
by subtracting total liabilities from total tangible assets and dividing the
remainder by the number of Common Shares and Units that will be outstanding
after the Offering. The following table illustrates the dilution to purchasers
of Common Shares sold in the Offering, based on an assumed initial public
offering price of $21.00 per share.

<TABLE>
<S> <C> <C>
Assumed initial public offering price per Common
Share(1)................................................. $21.00
Pro forma net tangible book value per share prior to the
Offering(2).............................................. $(26.21)
Increase in pro forma net tangible book value per Common
Share and Unit attributable to purchases of Common Shares
in the Offering.......................................... $ 38.49
-------
Pro forma net tangible book value per Common Share and Unit
after the Offering and the Formation Transactions(3)..... $12.28
------
Dilution per Common Share purchased in the Offering........ $ 8.72
======
</TABLE>

The following table sets forth (i) the number of Common Shares to be sold
by the Company in the Offering, the total contributions to be paid to the
Company by purchasers of Common Shares sold in the Offering (assuming an initial
public offering price of $21.00 per share), the number of Common Shares
outstanding and the number of Units to be issued in connection with the
Formation Transactions; (ii) the net tangible book value as of June 30, 1996 of
the assets contributed to the Company and the Partnership; and (iii) the net
tangible book value of the average contribution per share and Unit based on
total contributions.

<TABLE>
<CAPTION>
SHARES ISSUED BY BOOK VALUE OF
THE COMPANY TOTAL TANGIBLE
AND UNITS ISSUED CONTRIBUTIONS TO TANGIBLE BOOK
BY THE PARTNERSHIP THE COMPANY VALUE OF
-------------------------- -------------------------- CONTRIBUTION
NUMBER PERCENT AMOUNT PERCENT PER SHARE/UNIT
-------------- ------- -------------- ------- --------------
(AMOUNTS IN THOUSANDS)
<S> <C> <C> <C> <C> <C>
Common Shares issued by the
Company in the Offering......... 8,275 85.7% $173,775 126.2% $ 21.00(1)
Units issued by the Partnership in
the Formation Transactions...... 1,378 14.3% (36,119) (26.2%) $ (26.21)(2)
------ ------- -------------- -------
Totals.......................... 9,653 100% $137,656 100% $ 14.26
============= ======= ============= =======
</TABLE>

- ---------------

(1) Before deducting underwriting discounts and estimated expenses of the
Offering.

(2) Pro forma net tangible book value prior to the Offering is determined by
subtracting total liabilities assumed from total tangible assets purchased
of the Initial Hotels divided by the total Units to be issued by the
Partnership in the Formation Transactions.

(3) Based on the total pro forma net tangible book value of the Company
($118,582) divided by the total Common Shares and Units outstanding after
the Offering and Formation Transactions (9,653). Does not give effect to the
1,000 Common Shares issuable under the Company's Long Term Incentive Plan or
to the Common Shares subject to the options covering 25 Common Shares to be
granted to the Company's Independent Directors upon completion of the
Offering. See "Management -- Long-Term Incentive Plan" and "-- Compensation

of Directors."

38
<PAGE> 45

SELECTED FINANCIAL INFORMATION

The following tables set forth (i) selected unaudited pro forma condensed
consolidated financial information for the Company for the year ended December
31, 1995, and the twelve months ended June 30, 1996, and the six month periods
ended June 30, 1995 and 1996; (ii) selected unaudited combined pro forma
financial information for the Initial Lessee for the year ended December 31,
1995, the twelve months ended June 30, 1996, and the six month periods ended
June 30, 1995 and 1996; (iii) selected combined historical financial and
operating data of the Initial Hotels, which are presented as (a) the Initial
Hotels (Excluding Lake Norman Hotels) for each of the years in the five-year
period ended December 31, 1995, and the six months ended June 30, 1995 and 1996;
and (b) selected combined historical financial and operating data of the Lake
Norman Hotels for each of the years in the five-year period ended December 31,
1995 and the six months ended June 30, 1995 and 1996.

The selected combined historical financial data for both the Initial Hotels
(Excluding Lake Norman Hotels) and the Lake Norman Hotels for the three years
ended December 31, 1995 have been derived from the historical financial
statements audited by Arthur Andersen LLP, independent public accountants, whose
reports with respect thereto are included elsewhere in this Prospectus. The
selected combined historical financial data for each of the two years in the
period ended December 31, 1992 are derived from unaudited financial statements.
In the opinion of management, the unaudited financial statements include all
adjustments (consisting only of normal recurring adjustments) necessary to
present fairly the information set forth therein.

The pro forma statement of operations data is presented as if the Offering,
the Formation Transactions, and the beginning of the relevant lease year had
occurred on January 1, 1995 and, therefore, incorporates certain assumptions
that are included in the Notes to the Pro Forma Condensed Consolidated
Statements of Operations included elsewhere in this Prospectus. The pro forma
operating information for the Initial Lessee is presented to reflect the pro
forma operations of the Initial Lessee for the periods presented, which
operations are the source of the Initial Lessee's Percentage Lease payments to
the Partnership. The pro forma balance sheet data is presented as if the
Formation Transactions had occurred on June 30, 1996.

The following selected financial information should be read in conjunction
with "Management's Discussion and Analysis of Financial Condition and Results of
Operations" and all of the financial statements and notes thereto included
elsewhere in this Prospectus.

39
<PAGE> 46

BOYKIN LODGING COMPANY

SELECTED PRO FORMA FINANCIAL DATA (1)

(UNAUDITED, AMOUNTS IN THOUSANDS, EXCEPT FOR PER SHARE DATA)

<TABLE>
<CAPTION>
SIX MONTHS
ENDED JUNE 30,(2)
YEAR ENDED TWELVE MONTHS -------------------
DECEMBER 31, 1995(2) ENDED JUNE 30, 1996(2) 1995 1996
-------------------- ----------------------- ------- -------
<S> <C> <C> <C> <C>
OPERATING DATA:
Percentage lease
revenue(3)................ $ 25,521 $27,166 $12,277 $13,922
------- ------- ------ ------
Depreciation................. 9,518 9,518 4,759 4,759
Real estate and personal
property taxes, property
and casualty insurance,
and ground rent........... 3,893 3,935 1,973 2,015
General and
administrative(4)......... 1,450 1,450 725 725
Minority interest(5)......... 1,524 1,754 689 918
------- ------- ------ ------
Total expenses and minority
interest.................. 16,385 16,657 8,146 8,417
------- ------- ------ ------
Net income attributable to
Common Shares............. $ 9,136 $10,509 $ 4,131 $ 5,505
======= ======= ====== ======
Net income per Common Share.. $ 1.10 $ 1.27 $ .50 $ .67
Weighted average number of
Common Shares
outstanding............... 8,275 8,275 8,275 8,275
OTHER DATA:
Funds From Operations(6)..... $ 20,178 $21,781 $ 9,579 $11,182
Additions to Capital
Expenditures Fund(7)...... (3,373) (3,492) (1,654) (1,773)
Cash Available for
Distribution(8)........... 16,805 18,289 7,925 9,409
Distributions(9)............. 17,375 17,375 8,688 8,688
Number of Common shares and
Units outstanding......... 9,653 9,653 9,653 9,653
</TABLE>

<TABLE>
<CAPTION>
AT JUNE 30, 1996(2)
-----------------------
<S> <C> <C> <C> <C>
BALANCE SHEET DATA:
Investment in hotel properties,
net......................... $ 115,381
Total assets................... 120,573
Total debt..................... -0-
Minority interest in
Partnership................. 16,957
Shareholders' equity........... 101,625
</TABLE>

40
<PAGE> 47

INITIAL LESSEE

SELECTED PRO FORMA FINANCIAL DATA(1)

(UNAUDITED, AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
SIX MONTHS
ENDED JUNE 30,(2)
YEAR ENDED TWELVE MONTHS -----------------
DECEMBER 31, 1995(2) ENDED JUNE 30, 1996(2) 1995 1996
-------------------- ----------------------- ------- -------
<S> <C> <C> <C> <C>
OPERATING DATA:
Room revenue....................... $ 54,785 $57,298 $27,398 $29,911
Food and beverage revenue.......... 23,643 23,980 11,711 12,048
Other revenue--Initial Hotels...... 4,643 4,760 2,237 2,354
---------- ---------- ------- -------
Total revenues of Initial
Hotels........................ 83,071 86,038 41,346 44,313
Other revenue--Initial Lessee...... 2,051 2,270 1,042 1,355
---------- ---------- ------- -------
Total revenues.................. 85,122 88,308 42,388 45,668
---------- ---------- ------- -------
Operating expenses................. 56,601 58,315 28,090 29,899
Cost of goods sold of Initial
Lessee.......................... 1,254 1,438 511 756
Percentage Lease payments(3)....... 25,521 27,166 12,277 13,922
---------- ---------- ------- -------
Total expenses.................. 83,376 86,919 40,878 44,577
---------- ---------- ------- -------
Income before extraordinary
items......................... $ 1,746 $ 1,389 $ 1,510 $ 1,091
================ ================== ======= =======
</TABLE>

<TABLE>
<CAPTION>
AT JUNE 30, 1996(2)
-----------------------
<S> <C> <C> <C> <C>
BALANCE SHEET DATA:
Cash and cash equivalents.......... $ 3,833
Total assets....................... 11,429
Equity............................. 3,000
</TABLE>

41
<PAGE> 48

INITIAL HOTELS (EXCLUDING LAKE NORMAN HOTELS)

SELECTED COMBINED HISTORICAL FINANCIAL DATA

(UNAUDITED, AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
SIX MONTHS ENDED
YEAR ENDED DECEMBER 31,(2) JUNE 30,(2)
---------------------------------------------------- ------------------
1991 1992 1993 1994 1995 1995 1996
-------- -------- -------- -------- -------- ------- --------
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Room revenue....................... $ 42,645 $ 45,200 $ 45,753 $ 48,652 $ 50,730 $25,631 $ 27,845
Food and beverage revenue.......... 21,791 22,514 22,357 22,811 22,984 11,411 11,763
Other revenue...................... 3,334 3,634 3,977 4,092 4,490 2,159 2,266
-------- -------- -------- -------- -------- ------- --------
Total revenues.............. 67,770 71,348 72,087 75,555 78,204 39,201 41,874
-------- -------- -------- -------- -------- ------- --------
Departmental and other expenses.... 51,321 52,248 53,242 53,967 54,629 27,161 28,864
Real estate and personal property
taxes, insurance and rent........ 2,534 2,988 3,112 3,329 3,579 1,818 1,863
Depreciation and amortization...... 5,663 5,822 5,822 5,690 6,545 2,990 3,528
Interest expense................... 12,557 12,997 12,375 12,397 14,169 6,452 7,367
Gain on property insurance
recovery......................... -- -- -- -- (670) -- --
-------- -------- -------- -------- -------- ------- --------
Income (loss) before extraordinary
items.............................. (4,305) (2,707) (2,464) 172 (48) 780 252
Extraordinary item -- gain (loss)
on early extinguishment of
debt............................. -- -- -- -- 556 556 (1,315)
-------- -------- -------- -------- -------- ------- --------
Net income (loss)........... $ (4,305) $ (2,707) $ (2,464) $ 172 $ 508 $ 1,336 $ (1,063)
========= ========= ========= ========= ========= ======== =========
BALANCE SHEET DATA:
Investment in hotel properties,
net.............................. $ 66,238 $ 62,497 $ 59,457 $ 58,527 $ 70,577 N/A $ 68,204
Total assets....................... 74,380 70,823 68,757 68,688 83,332 N/A 83,421
Mortgage notes payable............. 114,132 113,333 112,660 111,788 122,203 N/A 123,726
Total partners' deficit............ (61,256) (64,458) (66,795) (67,197) (56,260) N/A (57,192)
CASH FLOW DATA:
Net cash provided by operating
activities....................... N/A N/A $ 3,723 $ 7,700 $ 7,175 $ 5,853 $ 3,326
Net cash used for investing
activities....................... N/A N/A (2,771) (4,746) (4,244) (2,006) (1,546)
Net cash used for financing
activities....................... N/A N/A (635) (1,488) (4,018) (3,287) (842)
OTHER DATA:
EBITDA(10)......................... $ 13,915 $ 16,112 $ 15,733 $ 18,259 $ 19,996 $10,222 $ 11,147
</TABLE>

42
<PAGE> 49

LAKE NORMAN HOTELS

SELECTED COMBINED HISTORICAL FINANCIAL DATA

(UNAUDITED, AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
SIX MONTHS ENDED
YEAR ENDED DECEMBER 31, JUNE 30,(11)
---------------------------------------------------- -------------------
1991 1992 1993 1994 1995 1995 1996
-------- -------- -------- -------- -------- -------- --------
<S> <C> <C> <C> <C> <C> <C> <C>
OPERATING DATA:
Room revenue...................... $ 2,643 $ 2,596 $ 2,764 $ 3,200 $ 3,764 $ 1,767 $ 2,066
Food and beverage revenue(12)..... 612 631 300 -- -- -- 223
Other revenue..................... 117 132 149 153 124 78 88
-------- -------- -------- -------- -------- -------- --------
Total revenues............. 3,372 3,359 3,213 3,353 3,888 1,845 2,377
-------- -------- -------- -------- -------- -------- --------
Departmental and other expenses... 2,485 2,605 2,225 2,096 2,437 1,244 1,580
Real estate and personal property
taxes, insurance and rent....... 125 130 129 96 106 55 52
Depreciation and amortization..... 601 606 576 523 466 289 289
Interest expense.................. 507 401 289 326 415 759 759
-------- -------- -------- -------- -------- -------- --------
Net income (loss).......... $ (346) $ (383) $ (6) $ 312 $ 464 $ (502) $ (303)
========= ========= ========= ========= ========= ========= =========
BALANCE SHEET DATA:
Investment in hotel properties,
net............................. $ 7,268 $ 6,807 $ 6,276 $ 5,888 $ 5,739 N/A $ 9,438
Total assets...................... 7,803 7,199 6,846 6,452 6,229 N/A 10,465
Mortgage notes payable............ 6,050 5,860 5,595 5,318 5,057 N/A 9,618
Total partners' equity............ 1,372 988 982 894 938 N/A 456
CASH FLOW DATA:
Net cash provided by (used for)
operating activities............ N/A N/A $ 477 $ 804 $ 938 $ (54) $ 155
Net cash used for investing
activities...................... N/A N/A (30) (129) (311) (247) (51)
Net cash used for financing
activities...................... N/A N/A (265) (677) (681) (43) (49)
OTHER DATA:
EBITDA(10)........................ $ 762 $ 624 $ 859 $ 1,161 $ 1,345 $ 546 $ 745
</TABLE>

- ---------------

3. Represents lease payments from the Initial Lessee to the Partnership
calculated on a pro forma basis by applying the rent provisions in the
Percentage Leases to the historical revenues of the Initial Hotels for the
period indicated, including for the Melbourne Quality Suites Inn an
additional $725 of rent for the year ended December 31, 1995 and the 12
months ended June 30, 1996 required under the rental interruption insurance
provision of the Percentage Lease agreements. The rent formula utilized in
computing the pro forma Percentage Lease revenue and expense includes, for
the calendar year 1995, an adjustment to reduce the threshold revenue
amounts in the Percentage Lease formulas by the 2.5% increase in the
Consumer Price Index for that year.

43
<PAGE> 50

4. Estimated at $1.45 million annually for salaries, professional fees,
directors' and officers' insurance, directors' fees and expenses and other
general and administrative expenses associated with being a public company.

5. Calculated as 14.3% of the income before minority interest.

<TABLE>
<CAPTION>
TWELVE MONTHS ENDED
JUNE 30, 1996
--------------------
<S> <C>
Net income................................... $ 10,509
Minority interest............................ 1,754
Depreciation................................. 9,518
----------
Funds From Operations........................ $ 21,781
=====================
</TABLE>

7. Represents additions to the Capital Expenditures Fund calculated as 4% of
total revenue of the Initial Hotels, adjusted for $1,261 additional revenues
at the Melbourne Quality Suites for the year ended December 31, 1995 as
required under the rental interruption insurance provision of the Percentage
Leases.

8. Calculated as Funds From Operations less additions to the Capital
Expenditures Fund.

9. Represents estimated initial dividends to be paid based on the initial
dividend rate of $1.80 per share and an aggregate of 9,653 Common Shares and
Units outstanding.

10. Represents income (loss) before extraordinary items, excluding depreciation
and amortization, interest expense, and gain on property insurance recovery.

11. The Summary Combined Historical Operating Data, Cash Flow Data and Other
Data for the Lake Norman Hotels for the six month periods ended June 30,
1995 and 1996 are presented on a pro forma basis, making necessary pro forma
adjustments to the historical operating results to reflect additional
depreciation expense associated with the purchase accounting writeup to the
investment in hotel properties, the additional interest expense associated
with the acquisition indebtedness and an increase in management fee expense.

44
<PAGE> 51

MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS

OVERVIEW

Upon completion of the Formation Transactions and the Offering, the Company
will own an 85.7% interest in the Initial Hotels through its interest in the
Partnership. In order for the Company to qualify as a REIT, neither the Company
nor the Partnership can operate hotels. Therefore, the Partnership will lease
the Initial Hotels to the Initial Lessee. The Partnership's, and therefore the
Company's, principal sources of funds will be lease payments under the
Percentage Leases. Percentage Rent will be based on the Initial Hotels'
revenues, and the Initial Lessee's ability to make payments to the Partnership
under the Percentage Leases will be dependent primarily on the Initial Lessee's
ability to generate cash flow from the operation of the Initial Hotels.

GENERAL

Results of operations are best explained by three key performance
indicators: Occupancy, ADR, and REVPAR. Increases in REVPAR attributable to
increases in Occupancy are accompanied by increases in most categories of
variable operating costs. Increases in REVPAR attributable to increases in ADR
are accompanied by increases in limited categories of operating costs, such as
management fees and license fees.

PRO FORMA RESULTS OF OPERATIONS FOR THE CONSOLIDATED COMPANY

The following table sets forth key indicators for all of the Initial Hotels
combined and is useful in understanding the underlying changes in the percentage
rent for the Company during the pro forma period of 1995 and the six months
ended June 30, 1996.

<TABLE>
<CAPTION>
SIX MONTHS
YEAR ENDED DECEMBER 31, ENDED JUNE 30,
-------------------------- ----------------
KEY FACTORS 1993 1994 1995 1995 1996
------------------------------------ ------ ------ ------ ------ ------
<S> <C> <C> <C> <C> <C>
Occupancy........................... 72.6% 74.7% 74.9% 74.2% 76.8%
ADR................................. $75.50 $79.27 $85.47 $84.82 $89.03
REVPAR.............................. $54.80 $59.24 $63.98 $62.93 $68.35
</TABLE>

For the year ended December 31, 1995 the Company had pro forma revenues of
$25.5 million from the Percentage Leases that would have been in place at the
Initial Hotels. The pro forma revenues for the twelve months ended June 30, 1996
would have been $27.2 million. This 6.7% increase of $1.7 million is
attributable to a 2.6% improvement in occupancy from 74.2% for the six months
ended June 30, 1995 to 76.8% for the six months ended June 30, 1996, and a 5%
improvement in ADR from $84.82 in the six months ended June 30, 1995 to $89.03
in the six months ended June 30, 1996. Pro forma expenses remained about the
same as no significant changes have occurred during the six month period.

RESULTS OF OPERATIONS OF THE INITIAL HOTELS (EXCLUDING LAKE NORMAN HOTELS)

The following table sets forth certain combined historical financial
information for the Initial Hotels (Excluding Lake Norman Hotels), as a
percentage of revenues, for the periods indicated.

45
<PAGE> 52

<TABLE>
<CAPTION>
SIX MONTHS
YEAR ENDED DECEMBER 31, ENDED JUNE 30,
----------------------------- ------------------
FINANCIAL DATA 1993 1994 1995 1995 1996
------------------------------- ------- ------- ------- ------- -------
<S> <C> <C> <C> <C> <C>
Room revenue................... 63.5% 64.4% 64.9% 65.4% 66.5%
Food and beverage revenue...... 31.0 30.2 29.4 29.1 28.1
Other revenue.................. 5.5 5.4 5.7 5.5 5.4
------- ------- ------- ------- -------
Total revenue................ 100.0 100.0 100.0 100.0 100.0
Departmental and other
expenses..................... 73.9 71.4 69.9 69.3 68.9
Real estate and personal
property taxes, insurance and
rent......................... 4.3 4.4 4.6 4.6 4.4
Depreciation and
amortization................. 8.1 7.5 8.4 7.6 8.4
Interest expense............... 17.2 16.4 18.1 16.5 17.6
Gain on property insurance
recovery..................... -- -- (.9) -- --
------- ------- ------- ------- -------
Income (loss) before
extraordinary items.......... (3.5) .3 (.1) 2.0 .7
Extraordinary item -- gain
(loss) on early
extinguishment of debt....... -- -- .7 1.4 (3.1)
------- ------- ------- ------- -------
Net income (loss).............. (3.5)% .3% .6% 3.4% (2.4)%
======= ======= ======= ======= =======
OTHER DATA(1)
EBITDA, as a % of revenue...... 21.8% 24.2% 25.6% 26.1% 26.6%
KEY FACTORS(2)
Occupancy...................... 74.3% 74.9% 74.3% 73.8% 77.1%
ADR............................ $ 77.73 $ 82.00 $ 88.63 $ 88.44 $ 91.56
REVPAR......................... $ 57.78 $ 61.44 $ 65.87 $ 65.30 $ 70.55
</TABLE>

- ---------------

(1) The Company believes that EBITDA, defined as net income before interest,
depreciation, amortization, gain on property insurance recovery and
extraordinary items, provides a good indicator of the financial performance
of the Initial Hotels and will be a significant factor in determining the
Initial Lessee's ability to make lease payments to the Partnership. Industry
analysts generally consider this to be an appropriate measure of the
performance of hotels. However, this indicator should not be considered as
an alternative to net income as an indication of the Initial Lessee's
performance or to cash flow as a measure of liquidity.

(2) No assurance can be given that the trends reflected in this data will
continue or that occupancy, ADR and REVPAR will not decrease as a result of
changes in national or local economic or hospitality industry conditions.

Comparison of the six months ended June 30, 1996 with the six months ended
June 30, 1995

Room revenues increased $2.2 million, or 8.6% from the six months ended
June 30, 1995 to the same period in 1996. REVPAR increased from $65.30 in the
six months ended June 30, 1995 to $70.55 for the same period in 1996, or a 8%
increase. Room revenues were driven by both increases in ADR at all of the
Initial Hotels (excluding Lake Norman Hotels), and occupancy which increased
between the periods at six of the seven Initial Hotels (excluding Lake Norman
Hotels). The occupancy growth is attributable to a continuation into 1996 of the
strong demand experienced in the last half of 1995, particularly in the Ohio and
California markets.

Food and beverage revenue grew $.4 million or 3.1% from the six months
ended June 30, 1995 compared to the same period in 1996. This is attributable to
the growth in occupancy between the periods.

Departmental and other expenses grew by $1.7 million or 6.3% between the
periods. This was caused primarily by the growth in occupancy, which is
accompanied by increases in most categories of variable expenses. This is
demonstrated by these costs remaining relatively unchanged as a percentage of
revenues during both periods. In addition, management fees increased by $.2
million between the periods because of

46
<PAGE> 53

higher revenues and increases in the management fee rate implemented in the
second quarter of 1995 at four of the hotels. Franchisor fees also increased by
$.3 million between the periods because of revenue increases and contractually
scheduled increases in the fee rate at two of the hotels.

Depreciation and amortization expense increased by $.5 million or 18%
primarily due to the additional depreciation on the property writeup recorded in
May 1995 when the Melbourne, Berkeley, and Cleveland Airport hotels redeemed
their respective partnership interests held by non-Boykin Group Affiliates and
Boykin Group Affiliates were admitted as new partners, and the depreciation on
new property additions. Interest expense increased by $.9 million or 14.2% due
to the new mortgage debt incurred in May 1995 to finance the redemptions of the
Melbourne, Berkeley and Cleveland Airport hotels' partnership interests and to
refinance existing mortgage debt at the Fort Myers, Melbourne, Berkeley and
Cleveland Airport hotels.

The gain on early extinguishment of debt of $.6 million recorded in May
1995 related to the refinancing referred to above while the loss of $1.3 million
on early extinguishment of debt in 1996 related to the refinancing of the
mortgage debt of the Buffalo hotel.

Net income was impacted most significantly by the change in the
extraordinary items between the periods. In 1995 the Initial Hotels (excluding
Lake Norman Hotels) recorded an extraordinary gain of $.6 million on refinancing
while in 1996 the Buffalo hotel recorded an extraordinary loss of $1.3 million
on its refinancing.

EBITDA increased $.9 million or 9.0% from the six months ended June 1995 to
the six months ended June 1996. This improvement is attributable to the increase
in revenues of $2.7 million due to growth in occupancy during the periods,
reduced by the corresponding increases in variable operating costs of $1.7
million in departmental and other expenses.

Comparison of the year ended December 31, 1995 with 1994

Room revenues increased $2.1 million, or 4.3% from 1994 to 1995. As can be
seen by the growth of REVPAR, revenues as reported were driven by increases in
the ADR which occurred at almost all of the hotels, while occupancy declined .6%
overall. This was attributable in part to the general improvement in the
business travel and tourism industries. The continuation of the Boykin Group's
focus on maximizing REVPAR by focusing on increasing ADR while maintaining
stable occupancy during this period had a significant effect. Food and beverage
revenue grew $.2 million or .8% from 1994 to 1995. This reflects the slight
decline in occupancy offset by inflationary price increases in food and
beverages. The composition of revenue stayed consistent between the periods,
with only a slight decline in food revenues, from 30.2% of the total to 29.4%,
reflecting that the gains in revenue occurred in room rates during this period.

Total revenues increased $2.6 million, or 3.5%, from 1994 to 1995. This
increase was in spite of the loss of an estimated $1.3 million in revenues
arising from the damage to the Melbourne Quality Suites by Hurricane Erin in
August 1995. The hurricane damage was covered by insurance, including business
interruption insurance, so the net income of the combined hotels was not
materially affected.

Departmental and other expenses increased by $.7 million or 1.2% between
the years because of general inflationary pressures which were offset by
aggressive cost management and $1.1 million in estimated proceeds from the
Melbourne business interruption insurance claims which were netted against
operating expenses. These costs declined as a percentage of revenues from 71.4%
in 1994 to 69.9% in 1995, due to the positive effect of revenues growing at a
faster pace than expenses. In addition, management fees increased from 3.8% of
revenues in 1994 to 4.2% of revenues in 1995 because of higher revenues and
increases in the management fee rate implemented in the second quarter of 1995
at four of the hotels. Franchisor fees increased $.9 million, or 29.2%, between
years primarily because 1994 contained a reduction in franchise fees of $.6
million from the forgiveness of accrued franchise fees at the Melbourne Quality
Suites hotel that resulted from a renegotiation of the franchise agreement. This
was offset by growth in fees as a result of improved revenues and a
contractually scheduled increase in the fee rate at the Columbus Marriott North.
Real estate and personal property taxes, insurance and rent increased 7.5% from
1994 to 1995. This is primarily attributable to higher costs for insurance as
the Boykin Group purchased improved coverage. The gain on property insurance

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<PAGE> 54

recovery of $.7 million recorded in 1995 related to the excess of insurance
proceeds over the net book value of assets replaced at the Melbourne Quality
Suites due to the damage caused by Hurricane Erin in August 1995.

Depreciation and amortization expense increased by $.9 million or 15%
primarily due to the additional depreciation on the property writeup recorded in
May 1995 when Melbourne, Berkeley and Cleveland Airport hotels redeemed their
respective partnership interests held by non-Boykin Group Affiliates and Boykin
Group Affiliates were admitted as new partners. Interest expense increased by
$1.8 million or 14.3% due to the new mortgage debt incurred in May 1995 to
finance the redemption of the Melbourne, Berkeley and Cleveland Airport hotels'
partnership interests and to refinance existing mortgage debt at the Fort Myers,
Melbourne, Berkeley and Cleveland Airport hotels.

The gain on early extinguishment of debt of $.6 million recorded in May
1995 related to the refinancing referred to above.

Net income improved $.3 million due to the improved ADR at most of the
Initial Hotels (excluding Lake Norman Hotels), the benefit of the Melbourne
property insurance settlement and the extraordinary gain on refinancing, all of
which were partially offset by higher depreciation and interest costs resulting
from the May 1995 redemption of partnership interests held by certain non-Boykin
Group Affiliates.

EBITDA grew $1.7 million or 9.5% from 1994 to 1995. This improvement is
attributable to the increase in revenues due to growth in ADR during the periods
which was partially offset by increases in franchise and management fees.

Comparison of the year ended December 31, 1994 with 1993

Room revenues increased $2.9 million, or 6.3% from 1993 to 1994. This was
primarily driven by increases in ADR at almost all of the Initial Hotels
(excluding Lake Norman Hotels), while occupancy increased .6%. This was
attributable to the general improvement in the business travel and tourism
industries and lack of any new competition in the markets where the Initial
Hotels (excluding Lake Norman Hotels) operate. Food and beverage revenue grew
$.5 million or 2% from 1993 to 1994, relating to the slight increase in
occupancy and inflationary price increases in food and beverages. The
composition of revenue stayed consistent between the periods, with only a slight
decline in food revenues, from 31.0% of the total to 30.2%, which reflects that
most of the gains in revenue occurred in room rates during this period.

Departmental and other expenses grew by $.7 million, or 1.4%, between the
years because of general inflationary pressures, offset by aggressive cost
management. These costs declined as a percentage of revenues from 73.9% in 1993
to 71.4% in 1994, as revenues grew faster than expenses. Expenses were also
reduced in 1994 by $.6 million because of the forgiveness of accrued franchise
fees at the Melbourne Quality Suites hotel that resulted from a renegotiation of
the franchise agreement with the franchisor. Depreciation and amortization
expense remained relatively constant between 1993 and 1994.

Net income improved $2.6 million due to improved ADR and the benefit of the
forgiveness of franchise fees at Melbourne, offset partially by higher
departmental and other expenses.

EBITDA grew $2.5 million or 16.1% from 1993 to 1994. This improvement is
attributable to the increase in ADR during the periods and the forgiveness of
accrued in franchise fees at Melbourne.

LIQUIDITY AND CAPITAL RESOURCES

The Company's principal source of cash to meet its cash requirements,
including distributions to shareholders, will be its share of the Partnership's
cash flow. The Partnership's principal source of revenue will be rent payments
under the Percentage Leases. The Initial Lessee's obligations under the
Percentage Leases are unsecured and the Initial Lessee's ability to make rent
payments to the Partnership under the Percentage Leases, and the Company's
liquidity, including its ability to make distributions to shareholders, will be
dependent on the Initial Lessee's ability to generate sufficient cash flow from
the operation of the Initial Hotels.

On consummation of the Offering and application of the net proceeds
therefrom, the Company expects to have no outstanding debt. The Company intends
to acquire and develop additional hotels and will incur

48
<PAGE> 55

indebtedness to fund that acquisition and development. The Company may also
incur indebtedness to meet distribution requirements imposed on a REIT under the
Code to the extent that working capital and cash flow from the Company's
investments are insufficient to make the required distributions. The proposed
terms of the $75 million Credit Facility permit borrowings for that purpose, but
impose certain limitations on the Company's ability to engage in other
borrowings. See "Policies and Objectives with Respect to Certain Activities --
Financing."

The Company has obtained a commitment for the Credit Facility to assist it
in funding its acquisition and development of additional hotels and for certain
other business purposes, and expects to have the Credit Facility available for
funding at the time of the Offering. Borrowings under the Credit Facility are
expected to be secured by first mortgages on several of the Initial Hotels and
on any additional properties acquired or developed by the Company, subject to
certain release provisions. If the Company and the Credit Facility lenders are
unable to reach a definitive agreement with respect to the Credit Facility, the
Company will seek a substitute credit facility with similar features. The
Company may also seek to increase the amount of any credit facility, negotiate
additional credit facilities, or issue debt instruments. Any debt incurred or
issued by the Company may be secured or unsecured, long-term, medium-term or
short-term, bear interest at a fixed or variable rate, and be subject to such
other terms as the Board of Directors considers prudent.

The Company will acquire or develop additional hotels only as suitable
opportunities arise, and the Company will not undertake acquisition or
development of properties unless adequate sources of financing are available.
Funds for future acquisitions or development of hotels are expected to be
derived, in whole or in part, from borrowings under the Credit Facility or other
borrowings or from the proceeds of additional issuances of Common Shares or
other securities. The Company has no agreement or understanding to invest in any
properties other than the Initial Hotels, and there can be no assurance that the
Company will successfully acquire or develop additional hotels. See "The
Company -- Business Objectives and Strategies -- Acquisition Strategy."

The Company will use $3.5 million of the net proceeds from the Offering as
its initial contribution to the Capital Expenditures Fund. The Company will also
contribute to the Capital Expenditures Fund on a continuing basis, from the rent
paid under the Percentage Leases, an amount equal to 4% of the Initial Lessee's
revenues from operation of the Initial Hotels. The Company intends to use the
Capital Expenditures Fund for capital improvements to the Initial Hotels and
refurbishment and replacement of FF&E, but may make other uses of amounts in the
fund that it considers appropriate from time to time. The Company anticipates
making similar arrangements with respect to future hotels that it may acquire or
develop. During the period from January 1, 1993 through June 30, 1996, the
Initial Hotels spent approximately $15 million for capital expenditures. The
Company considers the majority of these improvements to be revenue producing and
therefore these amounts have been capitalized and are being depreciated over
their estimated useful lives. The Initial Hotels also spent $13.5 million during
the period from January 1, 1993 through June 30, 1996 on repairs and maintenance
and these amounts have been charged to expense as incurred. See "The Company --
Business Objectives and Strategies -- Renovation Strategy" for further
discussion of capital expenditures at the Initial Hotels.

INFLATION

The Company's revenues initially will be based on the Percentage Leases,
which will result in changes in the Company's revenues based on changes in the
underlying Initial Hotel revenues. Therefore, the Company initially will be
relying entirely on the performance of the Initial Hotels and the Initial
Lessee's ability to increase revenues to keep pace with inflation. Operators of
hotels in general, and the Initial Lessee, can change room rates quickly, but
competitive pressures may limit the Initial Lessee's ability to raise rates
faster than inflation. The compound annual growth rate of ADR on the Initial
Hotels for the five years ended December 31, 1995 was 3.0%, or about the rate of
inflation in the Consumer Price Index. According to industry statistics,
industry-wide annual increases in ADR have failed to keep pace with inflation
since 1987.

The Company's largest fixed expense is the depreciation of the investment
in hotel properties. The Company's variable expenses, which are subject to
inflation, represent approximately 20% of pro forma revenues. These variable
expenses (general & administrative costs as well as real estate and personal
taxes, property and casualty insurance and ground rent) are expected to grow
with the general rate of inflation.

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<PAGE> 56

SEASONALITY

The Initial Hotels' operations historically have been seasonal. Seven of
the Initial Hotels maintain higher occupancy rates during the second and third
quarters. The two Florida Initial Hotels experience their highest occupancy in
the first quarter. This seasonality pattern can be expected to cause
fluctuations in the Company's quarterly lease revenue under the Percentage
Leases. The Company anticipates that its cash flow from the Initial Lessee's
operation of the Initial Hotels will be sufficient to enable the Company to make
quarterly distributions at the estimated initial rate for at least the next
twelve months. To the extent that cash flow from operations is insufficient
during any quarter, because of temporary or seasonal fluctuations in lease
revenue, the Company expects to utilize other cash on hand or borrowings to make
those distributions. See "Business and Properties -- Business
Strategy -- Financing Strategy.") No assurance can be given that the Company
will make distributions in the future at the initially estimated rate, or at
all.

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<PAGE> 57

BUSINESS AND PROPERTIES
THE HOTEL INDUSTRY

The hotel industry is currently benefiting from an increase in room demand
which outpaces the growth in supply. According to the Kenneth Leventhal Real
Estate Group of Ernst & Young LLP, industry-wide room demand increased between
3.0% and 4.7% each year from 1992 through 1995, while the supply of new rooms
increased between 1.0% and 1.4% annually during that period. As might be
expected in such a supply/demand environment, occupancies and ADR have increased
each year during the period and are projected to increase in 1996. Occupancy
rose from 62% industry-wide in 1992 to a projected 66% in 1995. As shown in the
following chart from Kenneth Leventhal's 1996 National Lodging Forecast (the
"1996 Forecast") Kenneth Leventhal projects industry-wide occupancy to grow to
67% in 1996 and to increase to 68% by year-end 1997.

See the chart set forth under "The Company" for a comparison of the
occupancy, ADR and REVPAR for the Initial Hotels to that of their local markets
(including the Initial Hotels and their local competing hotels as defined by the
Company), all U.S. upscale/moderate full service hotels, and all U.S. hotels.

U. S. HOTEL OCCUPANCY
HISTORIC AND PROJECTED
[GRAPHIC]

<TABLE>
<CAPTION>
MEASUREMENT PERIOD
(FISCAL YEAR COVERED) PERCENTAGE OF OCCUPANCY
<S> <C>
1990 62
1991 61
1992 62
1993 63
1994 65
1995 66
1996 67
1997 68
</TABLE>

SOURCE: SMITH TRAVEL RESEARCH (1990-1994); E&Y KENNETH LEVENTHAL REAL ESTATE
GROUP (1995-1997)

Industry-wide ADR grew from $60 to $66 during the period 1992 through 1995,
and, as shown in the following chart from the 1996 Forecast, ADR is projected to
increase 4.5% to $69 in 1996 and 4.3% to $72 in 1997.

U. S. HOTEL AVERAGE DAILY RATE
HISTORIC AND PROJECTED
[GRAPHICS]

<TABLE>
<CAPTION>
MEASUREMENT PERIOD
(FISCAL YEAR COVERED) $ AVERAGE DAILY RATE
<S> <C>
1990 58
1991 59
1992 60
1993 61
1994 64
1995 66
1996 69
1997 72
</TABLE>

SOURCE: SMITH TRAVEL RESEARCH (1990-1994); E&Y KENNETH LEVENTHAL REAL ESTATE
GROUP (1995-1997)

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<PAGE> 58

THE INITIAL HOTELS

The following table sets forth certain information with respect to each of
the Initial Hotels:
<TABLE>
<CAPTION>
NUMBER NUMBER OF
NUMBER OF RESTAURANTS/
OF PARKING LOUNGES/ FITNESS GIFT
PROPERTY ROOMS SPACES PROPERTY DESCRIPTION POOL BARS MEETING ROOM CENTER POOL SHOP
- ----------------------------- ------ ------ -------------------------- ------------ ---------------- ------- ---- ----
<S> <C> <C> <C> <C> <C> <C> <C> <C>
Berkeley Marina Marriott 373 539 Three 3-story buildings 1/1/0 11,000 sq. ft, Yes Yes Yes
and one 4-story building. including 5,100
sq. ft. ballroom
Buffalo Marriott 356 637 One 10-story tower. 1/1/1 11,500 sq. ft. Yes Yes Yes
Cleveland Airport Marriott 375 600 Two 4-story room wings and 2/1/0 11,600 sq. ft. Yes Yes Yes
one 9-story guest room including 4,900
tower. sq. ft. ballroom
Cleveland Marriott East 403 840 Two 7-story guest room 1/1/0 14,400 sq. ft. Yes Yes Yes
wings, one 4-story guest including 6,864
room wing. sq. ft. ballroom
Columbus North Marriott 300 694 One 9-story tower and one 1/1/0 14,000 sq. ft. Yes Yes Yes
3-story guest room wing. including 7,500
sq. ft. ballroom
Lake Norman Hampton Inn 117 134 One 5-story building. 0/0/0 900 sq. ft. Yes Yes No
Lake Norman Holiday Inn 119 195 One 2-story building. 1/1/0 2,300 sq. Yes Yes No
Melbourne Quality Suites 208 295 Two 9-story guest towers. 1/1/1 1,584 sq. ft. Yes Yes Yes
Radisson Inn Sanibel Gateway 157 160 Two 3-story guest 1/1/1 480 sq. ft. No Yes Yes
buildings.

<CAPTION>
OTHER
PROPERTY AMENITIES
- ----------------------------- --------------------------
<S> <C>
Berkeley Marina Marriott Concierge
Buffalo Marriott Car rental desk; shoe
shine stand; concierge;
game room
Cleveland Airport Marriott Concierge; auto rental
Cleveland Marriott East Concierge; auto rental
Columbus North Marriott Concierge
Lake Norman Hampton Inn Free continental breakfast
Lake Norman Holiday Inn Free continental breakfast
Melbourne Quality Suites Beach; game room
Radisson Inn Sanibel Gateway Beach access; game room
</TABLE>

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<PAGE> 59

GENERAL. Each of the Initial Hotels is under the direction of a general
manager and an executive committee, which are accountable for and are
compensated in part based on the property's performance. This group oversees
day-to-day operations and develops annual budgets and marketing, long-term
capital, and human resource development plans. Each Initial Hotel is responsible
for developing its own marketing plan. These plans are comprehensive, analyzing
local market conditions and the hotel's competition, determining hotel
positioning, identifying consumer needs, and outlining marketing objectives and
strategies. Each plan will continue to be evaluated quarterly by the Initial
Lessee to maintain effectiveness under changing market conditions.

The Initial Lessee stresses first-rate financial management and
comprehensive revenue reporting and believes its management team is skilled at
anticipating business needs and changes to maintain competitiveness in its
markets. All hotel departments, including rooms, food & beverage, accounting,
sales and marketing, engineering and human resources, will continue to receive
regular on-site performance reviews and have open lines of communication
directly to the Initial Lessee's management. These performance reviews will
enable the Initial Lessee to maintain an in-depth understanding of each hotel's
marketing opportunities and insure that the Company's properties receive
direction to enable on-site management to maximize profits.

The following discussion sets forth additional information for each Initial
Hotel. Additional statistical data concerning capital expenditures at each of
the Initial Hotels during the fiscal years 1991 through 1995 is set forth in the
chart under the heading "The Company -- Business Objectives and
Strategies -- Renovation Strategy." Information concerning the indebtedness
associated with the Initial Hotels and the payment thereof in connection with
the Offering is set forth under "Use of Proceeds."

The information set forth below comparing each Initial Hotel to its local
competition is based on reports obtained from Smith Travel Research, which is
not associated in any way with the Company or any of its Affiliates and has not
provided any form of assistance in connection with and the Offering. Each
Initial Hotel's Local Competition includes four to seven competitors in its
market, as currently defined by Boykin Management for property and personnel
performance evaluation purposes and used for all periods referred to. Boykin
Management's consistently-applied criteria for defining each hotel's competitive
set include comparability of location, target customers, rates, and level of
service provided. The composition of a hotel's competitive set changes from time
to time as competitors enter or exit the market or as comparative information
for competitors becomes unavailable.

BERKELEY MARINA MARRIOT. This 373-room waterfront hotel is on the east side
of San Francisco Bay in the Berkeley Marina Complex. The hotel is in a secluded
area approximately 20 minutes from downtown San Francisco and 30 minutes from
San Francisco International Airport. The hotel is located near the Golden Gate
Bridge, Fisherman's Wharf and the Napa/Sonoma wine country. The University of
California at Berkeley is three miles away. Approximately 60% of the guests are
business travelers. The primary business travelers are employed by Sybase,
Chevron, University of California at Berkeley, Kaiser, and AT&T. Tourist travel
accounts for approximately 15% of the hotel's business and is based on nearby
tourist destinations and the hotel's marina location. Group travel, which
accounts for about 25% of the hotel's business and tourist travel, is primarily
related to professional and amateur sports, entertainment and educational
groups.

The property has been owned and managed by the Boykin Group as a Marriott
since its opening in 1972. The property was expanded to its current size in
1985. The hotel has approximately 11,000 square feet of flexible meeting and
banquet space, which can be divided into 14 rooms. In addition, there are seven
executive suites that can accommodate smaller conferences. The hotel also has a
300-seat restaurant and a lounge and has 700 feet of dock space in the Berkeley
Marina Complex that is leased to Hornblower Dining Yachts. Areas budgeted for
renovation during the next 12 months include additional guest rooms, the hotel's
conference center, and certain structural improvements and equipment upgrades.

The land underlying this hotel is leased under a ground lease that expires
in 2033 but can be extended by the tenant to 2051. The rent payable under the
lease includes annual minimum rent of $100,000 and percentage rent based on the
hotel's revenues. The tenant is responsible for all taxes, maintenance and
insurance on the leased property. See Note 8 to the Combined Financial
Statements for the Initial Hotels

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<PAGE> 60

(Excluding Lake Norman Hotels) for the year ended December 31, 1995, for further
information concerning the lease.

This hotel's average occupancy, ADR and REVPAR for the years 1991 through
1995 exceeded the aggregate average occupancy, ADR and REVPAR of its local
competition during that period by 7.9%, 11.5% and 20.4%, respectively.

BUFFALO MARRIOTT. This 356-room hotel is the only full-service Marriott
hotel in the greater Buffalo Metropolitan area. Located just off Interstate 290
in the growing suburb of Amherst, the hotel is adjacent to the State University
of New York at Buffalo and is approximately 15 minutes from downtown Buffalo, 30
minutes from Niagara Falls, and 10 minutes from the Greater Buffalo
International Airport. Approximately 70% of the guests are business travelers.
The primary business travelers are employed by General Motors, NYNEX, Citicorp,
Dupont and the State University of New York. Group travel, which accounts for
approximately 18% of the hotel's business, is generated by sports and
social-related activities.

The property has been owned and managed by the Boykin Group as a Marriott
since opening in 1981. The hotel has approximately 11,500 square feet of
flexible meeting and banquet space, which can be divided into 11 rooms. In
addition, there are six executive suites that can accommodate smaller
conferences. The hotel also has a 250-seat restaurant and a lounge. The property
had approximately 200 rooms renovated in 1995. The hotel's design will
accommodate a 2,500 square foot ballroom expansion and the addition of up to 100
guest rooms. Improvements and renovations budgeted for the next 12 months
include installation of a business center, renovation of the hotel's restaurant,
guest room HVAC and bedding replacements, and miscellaneous equipment items.

CLEVELAND AIRPORT MARRIOTT. This 375-room hotel is located in Cleveland,
Ohio on Interstate 71 approximately eight miles from downtown Cleveland and two
miles from Cleveland Hopkins International Airport. Approximately 48% of the
guests are business travelers. The primary business traveler guests are employed
by PPG Industries, American Greetings, General Electric, Marriott Corporation,
Ford Motor Company, and certain others. Group travel, which accounts for
approximately 28% of the hotel's business, is primarily related to professional
sports and entertainment and educational groups. Tourist travel accounts for
approximately 24% of the hotel's business and is based on nearby tourist
attractions such as the Cleveland Zoo and Rainforest, NASA Lewis Research
Center, the Rock & Roll Hall of Fame, Jacobs Field, the home of the Cleveland
Indians baseball team, and Gund Arena, the home of the Cleveland Cavaliers
basketball team. The hotel is also expected to benefit from the contemplated
expansion of the airport, the development of Science Parkway (adjacent to NASA),
and continued usage of the nearby International Exposition Center, which houses
the largest meeting facility under one roof in the world.

The property was developed by the Boykin Group and has been managed by it
since its opening in 1970. In 1974, the property was expanded to 375 guest
rooms, and meeting space, a ballroom and a second restaurant were added. The
hotel has approximately 11,600 square feet of flexible meeting and banquet
space, which can be divided into 14 rooms. In addition there are four executive
suites that can accommodate smaller conferences. The hotel also has a lounge. As
part of an ongoing program, approximately $2.6 million has been spent over the
last five years on improvement and renovation of this hotel. Areas budgeted for
renovation during the next 12 months include certain meeting rooms, exterior lot
lighting, guest room bathroom floors and miscellaneous equipment.

CLEVELAND MARRIOTT EAST. This 403-room hotel is located in Beachwood, Ohio,
a suburb of Cleveland, just off Interstate 271. The hotel adjoins commercial
office development and is approximately 20 minutes from downtown Cleveland and
30 minutes from the Cleveland Hopkins International Airport. Approximately 70%

54
<PAGE> 61

of the guests are business travelers. The primary business travelers are
employed by Swagelok, Allen Bradley, General Electric, TRW, Progressive
Insurance, Picker International and Master Builders. Group travel accounts for
approximately 20% of the hotel's business. The hotel is also adjacent to the
planned 650-acre Chagrin Highlands research-office park development.

The property has been owned and managed by the Boykin Group as a Marriott
since its opening in 1977. The hotel has approximately 14,400 square feet of
flexible meeting and banquet space, which can be divided into as many as 17
rooms. In addition, there are eight executive suites that can accommodate
smaller conferences. The hotel also has a 200-seat restaurant and a lounge. As
part of an ongoing program, approximately $2.6 million has been spent over the
last five years on improvement and renovation of this hotel, including a
substantial lobby renovation. Areas budgeted for renovation and improvement
during the next 12 months include the restaurant and ballroom, guest room
corridor carpeting, guest elevators and certain exterior maintenance items.

While this hotel's average occupancy for the years 1991 through 1995
trailed the aggregate average occupancy of its local competition during that
period by 2.5%, the hotel's average ADR and REVPAR for that period exceeded the
aggregate average ADR and REVPAR of that competitive set during that period by
4.2% and 1.5%, respectively.

COLUMBUS NORTH MARRIOTT. This 300-room hotel is located in Columbus, Ohio,
just off Interstate 71 and near Interstate 270. The hotel is the only
full-service Marriott Hotel in Columbus, and is approximately 20 minutes from
downtown Columbus, 20 minutes from Ohio State University and 20 minutes from the
Port Columbus International Airport. Approximately 50% of the guests are
business travelers. The primary business travelers are employed by American
Express, Honda, Banc One, Borden, General Electric, AT&T and IBM. Group travel,
which accounts for 40% of the hotel's business, is primarily related to
convention and business groups.

The property has been owned and managed by the Boykin Group as a Marriott
since its opening in 1981. The hotel has approximately 14,000 square of flexible
meeting and banquet space, which can be divided into 13 rooms. In addition,
there are ten executive suites that can accommodate smaller conferences. The
hotel also has a 200-seat restaurant and a lounge. A $2.5 million renovation of
the hotel's guest rooms, lobby and lounge was completed in 1994. Items budgeted
for capital expenditures during the next 12 months include renovation of the
restaurant and certain guest rooms, installation of fire sprinklers, replacement
of the hotel's parking lot, and certain exterior maintenance items. The hotel's
management is evaluating expansion of the ballroom by 2,500 square feet and an
addition of up to 100 guest rooms, but no decision has been made regarding
either opportunity.

LAKE NORMAN HAMPTON INN. This 117-room limited-service hotel, which was
built in 1991, is located in Lake Norman, North Carolina at the southeast corner
of the intersection of Interstate 77 North, Exit 28 and North Carolina Highway
73. See "Business and Property -- The Initial Hotels -- Lake Norman Holiday
Inn," for a description of this hotel's location and sources of room demand.

The hotel has one meeting room. In 1995 the property underwent a soft goods
renovation and improvement. Improvements budgeted for the next 12 months include
replacement of lobby furniture and area rugs and guest room furniture and
televisions.

The Boykin Group acquired this hotel in February 1996, and the competitive
data available to the Company does not cover the period 1991 through 1993. While
this hotel's average occupancy for the years 1994 and 1995 exceeded the
aggregate average occupancy of its local competition during those years by 2.2%,
the hotel's average ADR and REVPAR for those years trailed the aggregate average
ADR and REVPAR of that competitive set for those years by 5.0% and 2.9%,
respectively.

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<PAGE> 62

LAKE NORMAN HOLIDAY INN. This 119-room hotel is located in Lake Norman,
North Carolina at the northeast corner of the intersection of Interstate 77
North, Exit 28 and North Carolina Highway 73. Charlotte, North Carolina is 19
miles to the south. Lake Norman is an upscale community located approximately
five miles south of downtown Mooresville, North Carolina and just southeast of
Lake Norman, one of North Carolina's most widely-used recreational lakes,
offering boating, swimming, and nearby golf facilities. About 30% to 40% of the
demand results from leisure travel. Approximately 60% to 70% of the area's hotel
market is represented by the commercial segment, which includes government,
social, military, educational, religious and fraternal groups. Commercial
sources of room demand include Duke Power, Ingersol Rand, Matsushita,
Muratec/Murata, Widemann, Polymerland, Nautilus, Trans Industries and
Westinghouse.

This hotel has three banquet and meeting rooms. In 1994 and 1995 the
property underwent a soft goods renovation and improvement. Areas budgeted for
renovation and improvement during the next 12 months include banquet meeting
room, restaurant and guest room renovations and installation of certain exterior
lighting.

The Boykin Group acquired this hotel in February 1996 and the competitive
data available to the Company does not cover the period 1991 through 1993. While
this hotel's average occupancy for the years 1994 and 1995 trailed the aggregate
average occupancy of its local competition by 1.6% during those years, the
hotel's average ADR and room REVPAR for those years exceeded the aggregate
average ADR and REVPAR of that competitive set for those years by 10.9% and
9.2%, respectively.

MELBOURNE QUALITY SUITES. This 208-suite oceanfront hotel is located in
Indialantic, Florida, on the beach off Florida's coastal highway A1A,
approximately 20 miles south of Kennedy Space Center and 65 miles southeast of
Disney World. The hotel, which received a Gold Hospitality Award from Choice
Hotels in 1994, is approximately ten miles from Melbourne International Airport.
Approximately 65% of the guests are tourist or vacation travelers attracted by
popular destinations such as Disney World, Universal Studios and Sea World.
Approximately 16% of the guests are business travelers. The primary business
travelers are employed by Harris Corporation, the Department of Defense, and
certain aerospace companies. Group travel, which represents 19% of the hotel's
business, is primarily related to government and military travel.

This property has been owned and managed by the Boykin Group as a Quality
Suites hotel since its opening in 1986. The hotel has approximately 1,584 square
feet of flexible meeting and banquet space, which can be divided into two rooms.
In addition, there are three executive suites that can accommodate smaller
conferences. The hotel also has a 128-seat restaurant and a lounge. The property
has recently undergone a substantial renovation after being temporarily closed
as a result of damage caused by Hurricane Erin in August 1995. Capital
improvements budgeted for the next 12 months include installation of a new
lounge, conversion of the existing lounge into meeting rooms, certain guest room
conversions, and replacement of guest room televisions.

RADISSON INN SANIBEL GATEWAY. This 157-room hotel, located in Fort Myers,
Florida, is 15 miles from I-75, and seven miles off U.S. Highway 41. The hotel,
which was a President's Award recipient (awarded to the top 10% of Radisson
Hotels based on measures established by Radisson) in 1993, 1994 and 1995, is two
and one-half miles from Sanibel Island and four and one-half miles from Ft.
Myers Beach. It is 25 minutes from the New Southwest Florida Airport and 15
minutes from the Boston Red Sox and Minnesota Twins spring training complexes.
Approximately 80% of the guests are tourists and vacationers. Group travel
accounts for 14% of the hotel's business.

The property has been owned and managed by the Boykin Group since its
opening in 1986. The hotel has approximately 865 square feet of flexible meeting
and banquet space, a 90-seat restaurant and a lounge. Improvements budgeted for
the next 12 months include installation of guest room wall coatings, replacement
of guest room bathroom wall coverings and flooring, and certain guest room
furniture and equipment upgrades.

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<PAGE> 63

THE PERCENTAGE LEASES

Each of the Initial Hotels will be leased by the Partnership to the Initial
Lessee. The following table sets forth (i) the Percentage Rent formulas, (ii)
the annual Minimum Rent, and (iii) the pro forma Percentage Rent and total Rent
that would have been paid for each Initial Hotel pursuant to the terms of the
Percentage Leases based upon pro forma revenues for the twelve months ended June
30, 1996 as if the Partnership had owned the Initial Hotels and the Percentage
Leases had been in effect since January 1, 1995 (dollar amounts in thousands).
<TABLE>
<CAPTION>
FOR THE
TWELVE
MONTHS
ENDED
JUNE 30,
1996
FOOD & ---------
FRANCHISE BEVERAGE PRO FORMA
LEASE RENEWAL ANNUAL PERCENTAGE ROOMS &
EXPIRATION EXPIRATION MINIMUM ROOMS & OTHER PERCENTAGE RENT OTHER
HOTEL DATE DATE RENT RENT FORMULA(1) FORMULA(1) REVENUE
- ------------------- ---------- ---------- --------- --------------------------- ---------- ---------
<S> <C> <C> <C> <C> <C> <C>
Berkeley 12/31/00 10/31/97 $ 5,200 35% from $0 to $8,391 6% $12,692
Marina 50% from $8,391 to $11,188
Marriott 75% over $11,188
Buffalo 3/26/04 3/26/04 2,570 31% from $0 to $5,731 6% 9,830
Marriott 45% from $5,731 to $8,597
70% over $8,597
Cleveland 4/1/02 4/1/02 2,740 33% from $0 to $6,832 6% 9,928
Airport 52.5% from $6,832 to $8,784
Marriott 70% over $8,784
Cleveland 10/7/01 10/7/01 3,020 32% from $0 to $7,566 6% 10,985
Marriott 50% from $7,566 to $9,728
East 70% over $9,728
Columbus 12/31/06 9/4/14 1,970 30% from $0 to $5,282 6% 7,639
North 45% from $5,282 to $6,791
Marriott 70% over $6,791
Lake Norman 12/31/06 4/11/10 520 30% from $0 to $1,110 6% 1,998
Hampton Inn 45% from $1,110 to $1,737
65% over $1,737
Lake Norman 2/8/06 2/8/06 580 30% from $0 to $1,512 6% 2,199
Holiday Inn 50% $1,512 to $1,944
75% over $1,944
Melbourne 12/31/06 12/31/06(3) 1,300 35% from $0 to $3,336 6% 4,779(4)
Quality Suites 50% from $3,336 to $4,290
75% over $4,290
Radisson Inn 12/31/06 12/31/09 740 25% from $0 to $1,875 6% 3,155
Sanibel 45% from $1,875 to $2,813
Gateway 65% over $2,813
--------- ---------
Total $18,640 $63,205
========= =========

PRO FORMA
FOOD &
BEVERAGE PRO FORMA
HOTEL REVENUE ANNUAL RENT(2)
- ------------------- --------- --------------
<S> <C> <C>
Berkeley $ 5,343 $ 5,833
Marina
Marriott
Buffalo 4,475 4,234
Marriott

Cleveland 3,985 4,355
Airport
Marriott
Cleveland 4,924 4,717
Marriott
East
Columbus 3,818 3,117
North
Marriott
Lake Norman 0 792
Hampton Inn

Lake Norman 585 906
Holiday Inn

Melbourne 493(4) 2,060
Quality Suites

Radisson Inn 471 1,152
Sanibel
Gateway
--------- -------
Total $24,094 $ 27,166
========= ==============
</TABLE>

- ---------------

(1) Shown as a percentage of revenues.

(2) Calculated on a pro forma basis by applying the rent provisions in the
Percentage Leases to pro forma revenues of the Initial Hotels for the twelve
month period as if January 1, 1995 was the beginning of the lease year. The
rent formula utilized in computing the pro forma Percentage Lease revenue
and expense includes for the calendar year 1995 an adjustment to reduce the
threshold revenue amounts in the Percentage Lease formulas by the 2.5%
increase in the Consumer Price Index for that year.

(3) Both the Initial Lessee and Choice Hotels International, Inc. may terminate
the franchise effective December 31, 2001, upon three months prior notice.

(4) Includes $1,147 of Rooms and Other Revenue and $114 of Food and Beverage
Revenue, as required under the rental interruption insurance provision of
the Percentage Lease agreements.

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<PAGE> 64

At the inception of the Company, each Initial Hotel will be separately
leased by the Company to the Initial Lessee under a Percentage Lease. Hotels
acquired in the future may be leased to the Initial Lessee or other lessees and
it is possible, though not presently intended, that the Initial Hotels may also
be leased to others or sold in the future. Each Percentage Lease contains the
provisions described below. The Company expects that leases with respect to its
future hotel property investments will contain substantially similar provisions,
although the Board of Directors may, in its discretion, alter any of these
provisions with respect to any particular lease, depending on the purchase price
paid, economic conditions and other factors it considers relevant. The following
summary of the material terms of the Percentage Leases is qualified in its
entirety by reference to the form of Percentage Lease, which has been filed as
an exhibit to the Registration Statement of which this Prospectus is a part.

Duration. The Percentage Leases will have noncancelable terms ranging from
four to 10 years, subject to earlier termination on the occurrence of certain
contingencies described in the Percentage Leases (including, particularly, the
provisions described herein under "Damage to Hotels," "Condemnation of Hotel"
and "Termination of Percentage Leases on Disposition of the Hotels"). The
Percentage Leases do not contain renewal terms. The Percentage Leases for seven
of the Initial Hotels expire on the earlier of the franchise renewal date or the
tenth anniversary of the Offering. Having these lease terminations coincide with
franchise renewal dates may facilitate any necessary repositioning of the hotels
at the time of the franchise renewals. In addition, having staggered lease
termination dates will enable the Company to deal with lease and franchise
renewal issues on a more deliberate basis than would be the case if all of the
leases expired simultaneously.

Amounts Payable Under the Percentage Leases. The Initial Lessee will be
obligated to pay (i) the higher of Minimum Rent or Percentage Rent; and (ii)
certain other amounts, including interest accrued on any late payment or charge
(the "Additional Charges"). Minimum Rent is a fixed amount determined by
negotiation between the Company and the Initial Lessee. Percentage Rent is
calculated by multiplying fixed percentages by gross room and other revenue, and
gross food and beverage revenue, over specified threshold amounts. Minimum Rent
is payable monthly in advance, and Percentage Rent is payable for each quarter
within 30 days after the end of the quarter.

Both the threshold gross room and other revenue amounts used in computing
Percentage Rent and Minimum Rent will be adjusted for changes in the Consumer
Price Index. The changes will be calculated at the beginning of each calendar
year beginning with 1997, based on the average annual change in the CPI during
the prior 12 months.

Each Percentage Lease requires the Initial Lessee to pay rent, all costs
and expenses, and all utility and other charges incurred in the operation of the
hotel. All capital expenditures (as defined in the lease) will be the
responsibility of the Company. Each Percentage Lease also provides for rent
reductions and abatements in the event of damage or destruction or a partial
taking of the hotel as described under "Damage to Initial Hotels" and
"Condemnation of Initial Hotels." The Initial Lessee will be required to carry
insurance to cover rental interruption for a period up to one year.

Maintenance and Modifications. The Initial Lessee will be required, at its
expense, to maintain the hotel in good order and repair, except for ordinary
wear and tear, and to make nonstructural, foreseen and unforeseen, and ordinary
and extraordinary, repairs which may be necessary and appropriate to keep the
hotel in good order and repair. The Company will fund capital expenditures and
the repair, replacement and refurbishment of FF&E in the hotel, when and as
considered necessary by the Company as required by the Franchises, and will
maintain the Capital Expenditures Fund to help provide funds to cover such
expenses. See "The Company -- Business Objectives and Strategies -- Renovation
Strategy." The Company will make an annual contribution to the Capital
Expenditures Fund in an amount equal to 4% of the Initial Lessee's aggregate
gross revenues generated from the hotel. The Company and the Initial Lessee will
agree on an annual capital budget for each Initial Hotel.

The Initial Lessee, at its expense, may make noncapital and capital
additions, modifications or improvements to the hotel, so long as doing so does
not significantly alter the character or purposes of the hotel or significantly
detract from its value or operating efficiencies. All such alterations,
replacements and improvements will be subject to all of the terms of the
Percentage Lease and will become the property of the

58
<PAGE> 65

Company on termination of the lease. The Company will own the FF&E, except in
limited circumstances under which the Initial Lessee may purchase certain FF&E
and the Initial Lessee will own substantially all other personal property not
affixed to, or considered a part of, the real estate or improvements thereon.
Any purchase of FF&E by the Initial Lessee will be made on terms negotiated
between the Company and the Initial Lessee.

For so long as the Initial Lessee maintains its interior design and
purchasing operations, it will perform interior design and purchasing services
for the Initial Hotels without charge to the Company.

Insurance and Property Taxes. The Company is responsible for paying real
estate and personal property taxes on the hotel and for maintaining property
insurance, including casualty insurance. The Initial Lessee is required to
maintain comprehensive general public liability, workers' compensation, 12-month
rental interruption insurance and any other insurance customary for properties
similar to the hotel or required by any relevant Franchisor, and to have the
Company named as an additional insured. The Company believes that the insurance
coverage carried by each Initial Hotel is adequate in scope and amount.

Indemnification. Under each Percentage Lease, the Initial Lessee will
indemnify the Company against all liabilities, costs and expenses (including
reasonable attorneys' fees and disbursements) incurred by, imposed on or
asserted against the Partnership, on account of, among other things, (i) any
accident or injury to person or property on or about the hotel; (ii) any
negligence by the Initial Lessee or any of its agents as to the leased property;
(iii) any environmental liability resulting from conditions existing at the time
of completion of the Offering or caused or resulting thereafter from any action,
inaction or negligence of the Initial Lessee (see "Business and Properties --
Environmental Matters"); (iv) taxes and assessments in respect of the hotel
(other than real estate taxes and income taxes of the Company on income
attributable to the hotel); (v) the sale or consumption of alcoholic beverages
on or in the real property or improvements thereon; or (vi) any breach of the
lease by the Initial Lessee. The Initial Lessee will not be required, however,
to indemnify the Company against the Company's negligence or willful misconduct.

Assignment and Subleasing. The Initial Lessee will not be permitted to
sublet all or any part of the hotel or assign its interest under the lease
without the prior written consent of the Partnership. The Initial Lessee may,
however, enter into a management agreement with a third party for the management
and operation of the hotel, with the consent of the Company, which the Company
may withhold in its sole and absolute discretion. No assignment, subletting or
management agreement will release the Initial Lessee from any of its obligations
under the lease. The lease may not be indirectly sold by selling direct or
indirect ownership or control of the Initial Lessee without causing a default
under the Initial Lease.

Damage to Initial Hotels. If damage to or destruction of any Initial Hotel
renders such hotel unsuitable for the Initial Lessee's use and occupancy and is
covered by insurance, the Company may elect to repair, rebuild or restore the
hotel or offer to acquire it on the terms set forth in the lease. If the hotel
is not rebuilt, the lease will terminate and the insurance proceeds will be
retained by the Company. If damage to or destruction of the hotel does not
render the hotel wholly unsuitable for the Initial Lessee's use and occupancy
and is covered by insurance, the Company generally will be obligated to repair
or restore the hotel. The lease will remain in full force and effect during the
first 12 months of any period required for repair or restoration of the hotel,
after which time rent will be equitably abated.

Condemnation of Initial Hotels. In the event of a total condemnation of an
Initial Hotel, each of the Company and the Initial Lessee will be entitled to
terminate the lease as of the date of taking. The resulting condemnation award
will be allocated between the Company and the Initial Lessee as set forth in the
lease. In the event of a partial taking that does not render the hotel
unsuitable for the Initial Lessee's use, the Company must restore the untaken
portion of the hotel to a complete architectural unit, subject to an equitable
abatement of the rent during the period in which the hotel is not fully useable,
and the Company must provide the required funds to cover the cost of that
restoration, which may include that part of the condemnation award specified for
restoration.

Events of Default. Events of Default under each Percentage Lease include,
among others, the following:

59
<PAGE> 66

(i) the failure by the Initial Lessee to pay Minimum Rent when due and the
continuation of that failure for a period of 10 days;

(ii) the failure by the Initial Lessee to pay the Percentage Rent for any
quarter within 10 days after the end of that quarter;

(iii) the failure by the Initial Lessee to observe or perform any other
term of the Lease and the continuation of that failure beyond any applicable
cure period;

(iv) an Event of Default under any other Percentage Lease;

(v) if the Initial Lessee files a petition in bankruptcy or reorganization
under any federal or state bankruptcy law or any similar federal or state law,
or is adjudicated a bankrupt or makes an assignment for the benefit of creditors
or admits in writing its inability to pay its debts generally as they become
due, or if a petition or answer proposing the adjudication of the Initial Lessee
as a bankrupt or its reorganization pursuant to any federal or state bankruptcy
law or any similar federal or state law is filed in any court and the Initial
Lessee is adjudicated a bankrupt and that adjudication is not vacated or set
aside or stayed within 60 days after the entry of an order in respect thereof,
or if a receiver of the Initial Lessee or of the whole or substantially all of
the assets of the Initial Lessee is appointed in any proceeding brought by the
Initial Lessee or any such receiver, trustee or liquidator is appointed in any
proceeding brought against the Initial Lessee and that appointment is not
vacated or set aside or stayed within 60 days after that appointment is made;

(vi) if the Initial Lessee voluntarily discontinues operations of the hotel
for more than 10 days, except as a result of damage, destruction, or
condemnation;

(vii) if the franchise agreement with respect to any Initial Hotel is
terminated by the franchisor as a result of any action or failure to act by the
Initial Lessee or its agents;

(viii) any failure to comply with the Initial Lessee's covenants regarding
distributions and maintenance of its net worth, as described under
"Lessees -- The Initial Lessee"; or

(ix) Robert and John Boykin and their heirs cease to own at least 51% of
the Initial Lessee or otherwise fail to control the Initial Lessee.

If an Event of Default occurs and continues beyond any curative period, the
Company may terminate the Lease and any or all of the other Percentage Leases,
and the Initial Lessee will be required to surrender possession of the affected
hotels.

Termination of Percentage Leases on Disposition of the Initial Hotels. If
the Company enters into an agreement to transfer an Initial Hotel to a
non-Affiliate, the Company may terminate that hotel's Percentage Lease by giving
the Initial Lessee 30 days prior notice and paying it the fair market value of
its leasehold interest in the remaining term of that Percentage Lease.

Franchise Agreements. The Initial Lessee will be the franchisee under the
franchise agreements for the Initial Hotels.

Inventory. All working capital assets required in the operation of the
Initial Hotels will be purchased by the Initial Lessee at its expense.

FRANCHISE AGREEMENTS

Five of the nine Initial Hotels are licensed by Marriott International,
Inc. Of the four remaining Initial Hotels, one is licensed by Promus Hotels,
Inc. (licensor of Hampton Inns hotels), one by Choice Hotels International, Inc.
(licensor of Quality Suites hotels), one by Radisson Hotels International, Inc.
and one by Holiday Inns Franchising, Inc. These franchisors have consented to
the transfer of the Initial Hotels to the Partnership and of the related
franchise agreements to the Initial Lessee.

The Company anticipates that the additional hotel properties in which it
invests will in most cases be operated under franchise agreements. The Company
believes that the public's perception of quality associated with a franchisor
can be an important feature in the operation of a hotel. Franchisors provide a
variety of

60
<PAGE> 67

benefits for franchisees, including national advertising, publicity, and other
marketing programs designed to increase brand awareness, training of personnel,
continuous review of quality standards, and centralized reservation systems.

The franchise agreements generally impose certain management, operational,
recordkeeping, accounting, reporting, and marketing standards and procedures
with which the Initial Lessee must comply. The franchise agreements will
obligate the Initial Lessee to comply with the franchisors' standards and
requirements with respect to, among other things, training of operational
personnel, safety, maintenance of insurance, provision of ancillary services and
products, display of signage, and the type, quality, and age of FF&E included in
guest rooms and lobbies and other common areas. See "Risk Factors -- Hotel
Industry Risks -- Franchise Risks."

Termination. Each franchise agreement gives the Initial Lessee the right to
operate the related Initial Hotel under a franchise for a period of years
specified in that agreement. The Initial Lessee is responsible for making all
payments under the franchise agreements to the franchisor. The expiration dates
for the Initial Hotels' franchise agreements range from October 31, 1997 to
September 4, 2014. The franchise agreements provide for early termination at the
franchisor's option on the occurrence of certain events, including the Initial
Lessee's failure to pay fees or perform its other covenants under the franchise
agreement, bankruptcy, abandonment of the franchise, or assignment of the
franchise without the consent of the franchisor. The Initial Lessee has the
right to terminate the Berkeley Marina Marriott franchise agreement, which is
scheduled to expire on October 31, 1997, at any time on or after December 31,
1996. Each of the Initial Lessee and Choice Hotels International, Inc. has the
right to terminate the Melbourne Quality Suites franchise agreement, which is
scheduled to expire on December 31, 2006, effective December 31, 2001.

Sale of Hotel. The franchise agreements with Marriott contain a provision
requiring the franchisee, on receiving a bona fide offer to buy or lease the
related Initial Hotel, to give the franchisor the option to buy or lease (as
applicable) that hotel on the same terms as are contained in that offer. The
Choice Hotel franchise agreement provides that the agreement automatically
terminates on transfer of the related hotel unless the franchisor expressly
consents to that transfer. The Hampton Inn license agreement provides that a
transferee of the related hotel must apply for a new franchise and that
transfers not specifically authorized under the license agreement (for example,
transfers upon the death of the licensee or an equity owner of the licensee) are
void and are also a breach of the license agreement. The Holiday Inn license
agreement provides that a transferee of the hotel must apply for a new license
unless the franchisor has given its prior written consent to the transfer of the
hotel.

Noncompetition. The franchise agreements for the five Marriott hotels
included in the Initial Hotels prohibit the franchisee from being connected or
associated in any manner with any hotel, motel or inn business within a 5 mile
radius around the franchised hotel. These restrictions can be waived by
Marriott, whose waiver may not be unreasonably withheld. The Company has
obtained a waiver of these restrictions in regard to the Offering. If a
franchise agreement is terminated because of a default by the Initial Lessee,
the Initial Lessee may not, for 24 months after termination, operate any motel,
hotel or inn business (other than those in which it is then engaged) that is in
the 5 mile radius trade area.

There are no restrictions on the Company's ownership of other hotels in the
Hampton or Holiday Inn license agreements, or in the Radisson or Choice Hotel
franchise agreements.

Fees. Under the franchise agreements, the Initial Lessee will pay franchise
fees ranging from 3% to 6% of gross room sales and advertising or marketing and
reservation fees ranging from .8% to 4% of gross room sales.

HAMPTON INN IS A REGISTERED TRADEMARK OF PROMUS HOTELS, INC. PROMUS HOTELS,
INC., HAS NOT ENDORSED OR APPROVED THE OFFERING. A GRANT OF A HAMPTON INN
FRANCHISE LICENSE FOR ANY HOTEL IS NOT INTENDED AS, AND SHOULD NOT BE
INTERPRETED AS, AN EXPRESS OR IMPLIED APPROVAL OR ENDORSEMENT BY PROMUS HOTELS,
INC. (OR ANY OF ITS AFFILIATES, SUBSIDIARIES OR DIVISIONS) OF THE COMPANY OR THE
PARTNERSHIP OR THE COMMON SHARES OFFERED HEREBY.

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<PAGE> 68

NEITHER HOLIDAY INNS, INC., HOLIDAY INNS FRANCHISING, INC., NOR ANY PARENT,
SUBSIDIARY, DIVISION OR AFFILIATE OF EITHER HAS ENDORSED OR APPROVED THE
OFFERING OR THIS PROSPECTUS. THE GRANT OF A HOLIDAY INN LICENSE AGREEMENT BY
HOLIDAY INNS FRANCHISING, INC. WITH RESPECT TO ANY HOTEL IS NOT INTENDED AS, AND
SHOULD NOT BE INTERPRETED AS, AN EXPRESS OR IMPLIED APPROVAL OR ENDORSEMENT BY
HOLIDAY INNS, INC. OR HOLIDAY INNS FRANCHISING, INC. (OR ANY SUCH PARENT,
SUBSIDIARY, DIVISION OR AFFILIATE) OF THE COMPANY OR THE SALE OF THE COMMON
SHARES TO PROSPECTIVE INVESTORS AS DESCRIBED IN THIS PROSPECTUS.

MARRIOTT HOTEL IS A REGISTERED TRADEMARK OF MARRIOTT INTERNATIONAL, INC.
("MARRIOTT"). MARRIOTT HAS NOT ENDORSED OR APPROVED THE OFFERING. A GRANT OF A
MARRIOTT HOTEL FRANCHISE FOR ANY OF THE HOTELS IS NOT INTENDED AS, AND SHOULD
NOT BE INTERPRETED AS, AN EXPRESS OR IMPLIED APPROVAL OR ENDORSEMENT BY MARRIOTT
(OR ANY OF ITS SUBSIDIARIES, AFFILIATES OR DIVISIONS) OF THE COMPANY, THE
PARTNERSHIP OR THE COMMON SHARES OFFERED HEREBY.

QUALITY SUITES INN IS A REGISTERED TRADEMARK OF CHOICE HOTELS
INTERNATIONAL, INC. CHOICE HOTELS INTERNATIONAL, INC. HAS NOT ENDORSED OR
APPROVED THE OFFERING. A GRANT OF A QUALITY SUITES INN FRANCHISE LICENSE FOR ANY
HOTEL IS NOT INTENDED AS, AND SHOULD NOT BE INTERPRETED AS, AN EXPRESS OR
IMPLIED APPROVAL OR ENDORSEMENT BY CHOICE HOTELS INTERNATIONAL, INC. (OR ANY OR
ITS AFFILIATES, SUBSIDIARIES OR DIVISIONS) OF THE COMPANY OR THE PARTNERSHIP OR
THE COMMON SHARES OFFERED HEREBY.

RADISSON INN IS A REGISTERED TRADEMARK OF RADISSON HOTELS INTERNATIONAL,
INC. RADISSON HOTELS INTERNATIONAL, INC. HAS NOT ENDORSED OR APPROVED THE
OFFERING. A GRANT OF A RADISSON INN FRANCHISE LICENSE FOR ANY HOTEL IS NOT
INTENDED AS, AND SHOULD NOT BE INTERPRETED AS, AN EXPRESS OR IMPLIED APPROVAL OR
ENDORSEMENT BY RADISSON HOTELS INTERNATIONAL, INC. OR ANY OF ITS AFFILIATES,
SUBSIDIARIES OR DIVISIONS OF THE COMPANY OR THE PARTNERSHIP OR THE COMMON SHARES
OFFERED HEREBY.

EXCLUDED PROPERTIES

William, Robert and John Boykin will participate with an unrelated party in
the development of a parcel, other than for hotel use, that is located near the
Buffalo Marriott Hotel and that is not owned by the Boykin Group. One parcel of
undeveloped real estate owned by William Boykin will also not be transferred to
the Partnership.

OTHER ACTIVITIES

At the time of the Formation Transactions, subsidiaries of the Initial
Lessee will acquire and continue the third-party hotel management, interior
design and purchasing services business of Boykin Management. John E. Boykin
will serve as the initial Secretary of the subsidiaries. The subsidiaries
initially will manage 11 hotels, none of which is owned by the Company, Boykin
Management or any other Boykin Group Affiliate. Three of these hotels are
Hampton Inns in the Chicago, Illinois area, containing an aggregate of 366
rooms. These hotels are owned by an insurance company and have been managed by
Boykin Management since December 1995. The remaining eight managed hotels, which
Boykin Management has managed since February 1996 on behalf of an institutional
investor, contain an aggregate of 1,154 rooms and are located in Santa Barbara
County and Ventura County, California.

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<PAGE> 69

properties and provides that the land will contain specific deed restrictions to
prevent the development of any hotel thereon.

EMPLOYEES

The Company will have five employees. These employees will perform,
directly or through the Partnership, various acquisition, development,
redevelopment and management functions. Approximately 75% of the Initial
Lessee's employees will be engaged in managing the operations of the Initial
Hotels. Approximately 25 of the Initial Lessee's employees will also have
responsibilities relating to the design, purchasing and management services to
be rendered to third parties, as described above. The Initial Lessee will
continue the Boykin Group's ongoing recruiting efforts to attract the highest
quality talent at all levels of sales management.

None of the persons who will be employees of the Company or the Initial
Lessee are represented by a union. The Company believes that its and the Initial
Lessee's relations with their respective employees are excellent.

ENVIRONMENTAL MATTERS

Phase I environmental site assessments are intended, among other things, to
identify potential sources of contamination for which the Initial Hotels may be
responsible. The Phase I assessments include historical reviews of properties,
reviews of certain public records, preliminary investigations of the sites and
surrounding properties (without invasive sampling or testing), screening for the
presence of asbestos, PCBs and underground storage tanks, and the preparation
and issuance of a written report. Certain Phase I assessments test for the
presence of radon, lead-based paint, or lead in drinking water. Phase II
assessments involve subsurface sampling.

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<PAGE> 70

Phase I environmental site assessments or assessment updates have been
completed within the last 24 months for each Initial Hotel, and a Phase II
assessment was conducted for one Initial Hotel in April 1996. Additional
sampling is to be conducted at one Initial Hotel because its Phase I assessment
identified the presence of contaminants at an adjacent gasoline station. None of
the completed Phase I or Phase II assessments revealed any environmental
contamination or condition that the Company believes would have a material
adverse effect on the Company's business, assets or results of operations.
Furthermore, the Company is not aware of any such contamination or condition.
Nevertheless, it is possible that there exists material environmental
contamination of which the Company is unaware.

No assurance can be given that (i) the assessments described above revealed
all potential environmental liabilities; (ii) future or amended laws, ordinances
or regulations, or more stringent interpretations or enforcement policies of
existing environmental requirements, will not impose any material environmental
liability; or (iii) the environmental condition of the Initial Hotels has not
been and will not be affected by changes in the condition of properties in the
vicinity of the Initial Hotels or by the acts of third parties unrelated to the
Company, Partnership or the Initial Lessee.

The Company believes that the Initial Hotels are in compliance in all
material respects with all federal, state and local laws, ordinances and
regulations regarding hazardous or toxic substances and other environmental
matters, the violation of which could have a material adverse effect on the
Company or the Partnership. Neither the Company nor, to the knowledge of the
Company, any other entity with an interest in any of the Initial Hotels, has
been notified by any governmental authority, or is otherwise aware, of any
material noncompliance, liability or claim relating to hazardous or toxic
substances or other environmental matters in connection with any of its present
or former properties. Certain Boykin Group Affiliates, including Robert and John
Boykin, have agreed to indemnify and hold harmless the Company from and against
any liability arising as a result of any environmental condition relating to the
Initial Hotels at the time of consummation of the Offering.

COMPETITION

Each of the Initial Hotels is located in a developed area that includes
other hotel properties. See "Business and Properties--The Initial Hotels" for a
more detailed description of each Initial Hotel's competitive position in its
market. The occupancy, ADR and REVPAR of any Initial Hotel or any hotel property
acquired in the future could be materially and adversely affected by the number
of competitive hotel properties in its market area. The Company may be competing
for investment opportunities with entities that have substantially greater
financial resources than the Company. These entities may generally be able to
accept more risk than the Company can prudently manage, including risks with
respect to the creditworthiness of entities in which investments may be made or
risks attendant to a geographic concentration of investments. Competition may
generally reduce the number of suitable investment opportunities offered to the
Company and increase the bargaining power of property owners seeking to sell.

TAX DEPRECIATION

The Partnership will acquire all of the equity interests in the Initial
Hotels in exchange for cash and equity interests in the Partnership. The
Partnership's initial basis for federal income tax purposes in the hotels in
which the Partnership acquires equity interests will be a carryover of the basis
of the sellers in the hotels on the date of the acquisitions, increased by any
gain recognized on the transfers to the Partnership. The Partnership plans to
use the Alternative Depreciation System ("ADS") for the buildings and
improvements constituting the Initial Hotels. Under ADS, the Partnership
generally will depreciate those buildings and improvements (even those acquired
with a carryover basis) over a new 40-year recovery period using a straight-line
method and a mid-month convention. The depreciation deductions generally will be
specially allocated to the Company under Code Section 704(c).

THE INTERCOMPANY CONVERTIBLE NOTE

The Company will lend approximately $40 million of the net proceeds of the
Offering to the Partnership for uses specified under "Use of Proceeds." The loan
will be evidenced by the Intercompany Convertible Note, which will mature on the
fifth anniversary of the closing of the Offering. Interest will accrue at a rate
equal to 9.0% per annum, increasing to 9.25% per annum on the third anniversary
of the completion of the

64
<PAGE> 71

Offering, and will be payable quarterly. The Intercompany Convertible Note may
be prepaid in full, but not in part, at any time. The Company will have the
right to convert the Intercompany Convertible Note after the second anniversary
of the completion of the Offering, and prior to maturity and in advance of any
proposed prepayment by the Partnership, into additional equity interests in the
Partnership at face value based on the initial offering price of the Common
Shares (and assuming that the value of one Partnership Unit equals the value of
one Common Share). On conversion of the Intercompany Convertible Note, the
Company would receive an additional equity interest in the Partnership of 3.5%,
which will reduce the equity interest in the Partnership of the other holders of
Units to 14.3%, assuming no other Common Shares or Units were issued prior to
that conversion. The Intercompany Convertible Note will be secured by a mortgage
on certain of the Initial Hotels and will be subordinated in right of payment to
all other indebtedness of the Partnership.

The Intercompany Convertible Note will be guaranteed by certain Boykin
Group Affiliates and by certain Other Partners of the Contributed Partnerships.
The existence of the Intercompany Convertible Note may assist certain of the
Partnership's limited partners in continuing the tax deferral inherent in the
leveraged assets they will be contributing to the Partnership because, pursuant
to Section 752(a) of the Code, any increase in a partner's share of partnership
liabilities is treated as a cash contribution by the partner to the partnership,
thereby increasing the partner's tax basis in his partnership interest. The
Company is unable to predict whether the Intercompany Convertible Note will be
converted or when any such conversion would occur. Any determination regarding
conversion will be made by the Independent Directors. Although the yield on the
Intercompany Convertible Note will initially exceed the yield on the equity in
the Partnership, the Company has not relied on the incremental cash flow in
setting its initial dividend rate. There should be no negative federal income
tax consequences to the shareholders of the Company resulting from the
conversion (or lack of conversion) of the Intercompany Convertible Note.

LEGAL PROCEEDINGS

Neither the Company, the Initial Lessee nor the Partnership is currently
involved in any material litigation nor, to the Company's knowledge, is any
material litigation currently threatened against the Company, the Initial Lessee
or the Partnership. Robert and John Boykin and the other Boykin Group Affiliates
holding ownership interests in the Initial Hotels have represented to the
Partnership that there is no material litigation threatened against or affecting
the Initial Hotels, or threatened against or affecting any Boykin Group
Affiliate, in a manner that would have a material adverse effect on the Initial
Lessee.

POLICIES AND OBJECTIVES WITH RESPECT
TO CERTAIN ACTIVITIES

The following supplements the discussion of the Company's internal growth,
acquisition, development and financing strategies set forth in "The
Company -- Business Objectives and Strategies." The Company's policies with
respect to those activities and the matters discussed below have been
established by the Board of Directors of the Company and may be amended or
revised from time to time at the discretion of the Board of Directors without a
vote of the shareholders of the Company, except that changes in certain policies
with respect to conflicts of interest must be consistent with legal
requirements.

INVESTMENT POLICIES

Investments in Real Estate. The Company may acquire equity interests in
hotel properties other than the Initial Hotels through the Partnership or other
entities controlled by the Partnership, or through joint ventures or other types
of co-ownership. These investments may be subject to existing mortgage financing
and other indebtedness that may have priority over the equity interest of the
Company.

The Company's current policy is to not invest in any one property more than
25% of its total assets at the time of the investment.

Investments in Real Estate Mortgages. While the Company will emphasize
equity real estate investments, it may invest in mortgage and other real estate
interests, including securities of other REITs, and in nonperforming mortgages
with the goal of acquiring the underlying property. The Company may invest in
participating or convertible mortgages (which are similar to equity
participation) if it may benefit from the

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cash flow or any appreciation in the value of the subject property. The Company
does not currently intend to invest in mortgages or securities of other REITs.

FINANCING

While its organizational documents contain no limitation on the amount of
debt it may incur, the Company, subject to the discretion of the Board of
Directors, intends to maintain a debt-to-total market capitalization ratio
(measures at the time the debt is incurred) of not more than 45%. The Company
may from time to time re-evaluate its debt capitalization policy in light of
economic conditions, relative costs of debt and equity capital, market valued of
its properties acquisitions, development and expansion opportunities and other
factors. Any indebtedness may be incurred through the Partnership or the
Company. Indebtedness incurred by the Company may be in the form of bank
borrowings, secured or unsecured, and publicly or privately placed debt
instruments, the proceeds of which would be loaned or contributed to the
Partnership. Indebtedness incurred by the Partnership may be in the form of
purchase money obligations to the sellers of properties, publicly or privately
placed debt instruments, further borrowings from the Company, or financing from
banks, institutional investors or other lenders, any of which indebtedness may
be unsecured or may be secured by mortgages or other interests in the property
owned by the Partnership. This indebtedness may be recourse to all or any part
of the property of the Company or the Partnership, or may be limited to the
specific property to which the indebtedness relates. The proceeds from any
borrowings by the Company or the Partnership may be used for the payment of
distributions or dividends, for working capital, or to refinance existing
indebtedness or to finance acquisitions or expansions of properties. See
"Federal Income Tax Considerations -- Requirements for
Qualification -- Distribution Requirements."

If the Board of Directors determines to raise additional equity capital,
the Board has the authority, without shareholder approval, to issue additional
Common Shares or Preferred Shares or other capital shares of the Company in any
manner (and generally on such terms and for such consideration) as it deems
appropriate, including in exchange for property. Any such offering might cause a
dilution of the existing shareholders' investment in the Company.

The Company has obtained a commitment for the Credit Facility. See "The
Company -- Business Objectives and Strategies -- Financing Strategy" for a
description of the terms of the Credit Facility.

POLICIES WITH RESPECT TO CERTAIN OTHER ACTIVITIES

The Company has authority to offer capital shares or other securities and
to repurchase or otherwise reacquire its shares or any other securities, and may
engage in such activities in the future. As described under "Shares Available
for Future Sale," the Company may issue Common Shares to holders of Units in
connection with exercise of the Exchange Rights. The Company has not issued
Common Shares or any other securities to date, except in connection with the
formation of the Company. The Company has no outstanding loans to other entities
or persons, including its officers and directors, except for the loan to the
Partnership evidenced by the Intercompany Convertible Note, and except as
described above under " -- Investment Policies," does not currently intend to
make loans to other entities. The Company has not engaged, and does not
currently intend to engage, in trading, underwriting or agency distribution or
sale of securities of other issuers, and has not invested, and does not
currently intend to invest, in the securities of other issuers (other than the
Partnership) for the purpose of exercising control. The Company intends to make
investments in such a way that it will not be treated as an investment company
under the Investment Company Act of 1940.

The Company intends to make investments at all times in a manner consistent
with the requirements of the Code in order for the Company to qualify as a REIT
unless, because of changing circumstances or changes in the Code, in Treasury
Regulations or in the interpretations of either, the Company's Board of
Directors determines that it is no longer in the best interests of the Company
and its shareholders to qualify as a REIT.

CONFLICT OF INTEREST POLICY

Neither the Company's governing instruments nor Company policy prohibit any
Company director, officer, security holder or Affiliate from having a pecuniary
interest in any investment to be acquired or disposed of by the Company or in
any transaction to which the Company is a party or in which it has an interest.

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<PAGE> 73

The Company's Articles of Incorporation require that a majority of the
Company's Board of Directors consist of persons who are not officers or other
employees of the Company, Affiliates of the Boykin Group, or persons (or members
of firms) who directly or indirectly receive substantial fee income from the
Company ("Independent Directors"). Determinations to be made on behalf of the
Company with respect to relationships or opportunities that represent a conflict
of interest for any Company officer or director as such will be subject to the
approval of the Independent Directors. See "Risk Factors -- Conflicts of
Interest." In addition, Robert and John Boykin and the other Affiliates of the
Boykin Group have agreed that they will conduct all of their hotel ownership,
development and acquisition activities through the Company, except as described
under " -- Excluded Properties." The Company and the Initial Lessee have agreed
on certain additional measures that are designed to minimize conflicts of
interest between the Initial Lessee and its owners, on one hand, and the Company
and its shareholders, on the other. See "Lessees -- The Initial Lessee."

The Partnership's partnership agreement requires the Company to resolve in
favor of the Company's shareholders any conflict of interest between those
shareholders, on one hand, and the limited partners of the Partnership, on the
other hand, if the conflict cannot be resolved in a manner not adverse to the
interests of either group. The partnership agreement also exonerates the Company
from monetary damages for losses sustained, liabilities incurred, or benefits
not derived by limited partners in connection with any such resolution, so long
as the Company has acted in good faith.

THE FORMATION

Formation Transactions. The principal transactions in connection with the
formation of the Company as a REIT and the acquisition of the Initial Hotels by
the Partnership are as follows:

- The Company was formed as an Ohio corporation in February 1996 and issued
an aggregate of one Common Share to Raymond P. Heitland.

- The Company will sell 8,275,000 Common Shares in the Offering.

- The Company will contribute approximately $119.3 million of the net
proceeds from the Offering to the Partnership in exchange for an
approximately 82.2% equity interest in the Partnership. The Company will
be the sole general partner of the Partnership. The Company will also
lend to the Partnership approximately $40 million of the net proceeds
from the Offering in exchange for an interest-bearing note convertible by
the Company into equity interests of the Partnership (the "Intercompany
Convertible Note"). See "Business and Properties -- The Intercompany
Convertible Note."

- Entities owned by Robert and John Boykin will form the Initial Lessee as
its sole members, and the Initial Lessee will acquire the Boykin Group
hotel operation and management business of Boykin Management.
Subsidiaries of the Initial Lessee will continue the third-party hotel
management, interior design and purchasing services businesses of Boykin
Management following the Offering. See "Lessees -- The Initial Lessee."

- The Boykin Group Affiliates will (i) cause the Contributed Partnerships
to convey certain working capital assets and liabilities to the Initial
Lessee; and (ii) together with the Other Partners and certain Boykin
Associates, indemnify the Partnership against liabilities of the
Contributed Partnerships other than the mortgage indebtedness to be
discharged by the Partnership as described herein.

- Each Initial Hotel is owned by a Contributed Partnership that comprises
other entities and individuals. Through the Contributed Partnerships,
Boykin Group Affiliates hold interests in all nine of the Initial Hotels,
Boykin Associates hold interests in two of the Initial Hotels, and Other
Partners hold interests in five of the Initial Hotels. The Partnership
will acquire a 100% ownership interest in all of the Initial Hotels for
an aggregate of approximately 1.38 million Units (valued at approximately
$28.9 million), approximately $9.2 million in cash, and the repayment of
approximately $8.0 million of existing indebtedness on the Initial
Hotels, as follows:

-- The Partnership will acquire interests in all nine of the Initial
Hotels from Boykin Group Affiliates in exchange for approximately
1.21 million Units (valued at approximately $25.5 million), and
repayment of a $3.1 million loan made by Boykin Management for the
benefit of one of the Initial Hotels (approximately $1.5 million of
which the Initial Lessee, as Boykin

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Management's successor, will in turn repay to a third-party lender,
and the balance of which will be used to pay income taxes payable as
a result of the Formation Transactions or for working capital of the
Initial Lessee).

-- The Partnership will acquire interests in two of the Initial Hotels
from Boykin Associates in exchange for approximately 21,600 Units
(valued at approximately $454,000), and $829,000 in cash;

-- The Partnership will acquire interests in five of the Initial Hotels
from the Other Partners in exchange for approximately 141,400 Units
(valued at approximately $3.0 million) and $8.3 million in cash; and

-- The Partnership will repay a loan of approximately $4.9 million made
by the Other Partners to one of the Initial Hotels.

(See "Risk Factors -- Lack of Independent Appraisals and Arm's-Length
Negotiations" for a discussion of the valuation matters considered in
connection with the Formation Transactions.)

- The recipients of Units will have rights (generally not exercisable until
the third anniversary of the closing of the Offering in the case of
Boykin Group Affiliates and Boykin Associates) to exchange their Units
for cash (the "Exchange Rights"), subject to the Company's right to issue
Common Shares for those Units on a one-for-one basis. The Unit recipients
will enter into a Registration Rights Agreement with the Company under
which any Common Shares so issued may be registered in certain public
offerings made by the Company after the transfer restrictions on those
Common Shares lapse. Exchange Rights may be exercised before the
specified anniversary of the closing of the Offering to the extent
necessary to enable the estate of any Unit holder to satisfy estate tax
liabilities, subject to the prior approval of the Company's Board of
Directors for any exercise that would cause the number of Units exchanged
in any 12-month period to exceed five percent of the Units outstanding at
the beginning of that period.

- The Partnership will use approximately $136.6 million of the funds
contributed to it to repay third-party mortgage indebtedness encumbering
the Initial Hotels, approximately $3.5 million of those funds as the
initial contribution to the Capital Expenditures Fund, and approximately
$2.0 million of those funds for formation costs, working capital and
other general partnership purposes.

- The Partnership will lease each Initial Hotel to the Initial Lessee
pursuant to a Percentage Lease.

- The Initial Lessee will assume the liquor licenses, franchise agreements,
other licenses and permits and certain working capital liabilities of the
Initial Hotels.

- Robert W. Boykin will become the Chief Executive Officer of the Company
and will enter into the employment agreement and be granted the stock
options described under "Management -- Employment Agreements" and
"Management -- Executive Compensation."

The Formation Transactions benefits to the Boykin Group Affiliates, the
Boykin Associates and the Other Partners, in addition to those described above,
include: (i) increased cash distributions to recipients of Units from the
operations of the Initial Hotels, because of the prepayment of mortgage debt;
(ii) elimination of approximately $5.3 million of mortgage debt guaranties;
(iii) the ability to exchange Units received in the Formation Transactions (as
described above) for cash, or at the Company's election, Common Shares with
registration rights, which will be more liquid than their interests in the
Initial Hotels; (iv) deferral of income tax by contributing their interests in
the Contributed Partnerships; (v) repayment from the proceeds of the Offering of
$3.1 million of loans made by Boykin Management to one of the Initial Hotels;
(vi) realization of an immediate accretion in the net tangible book value of
their investment in the Partnership of $38.49 per Unit (an aggregate accretion
of $53.0 million); and (vii) receipt by Robert W. Boykin, Raymond P. Heitland
and Mark L. Bishop of options to purchase 250,000, 75,000 and 75,000 Common
Shares, respectively, under the Company's Long Term Incentive Plan. In addition,
Robert and John Boykin will indirectly own all of the interests in the Initial
Lessee, which will be entitled to all profits and cash flow from the Initial
Hotels after payment of rent under the Percentage Leases and other operating
expenses.

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MANAGEMENT

COMPANY DIRECTORS AND EXECUTIVE OFFICERS

The Board of Directors of the Company currently consists of two members,
each of whom is a Boykin Group Affiliate. The Company intends to expand the
Board of Directors, on or prior to completion of the Offering, to seven persons,
including five Independent Directors. Directors will be elected at each annual
meeting of shareholders and will serve until their successors are elected and
qualified.

Executive officers of the Company are elected and serve at the discretion
of the Board of Directors until their successors are duly chosen and qualified.

The following table sets forth certain information concerning the
individuals who will be directors and officers of the Company on the completion
of the Offering.

<TABLE>
<CAPTION>
NAME AGE POSITION
- ------------------------------ --- ------------------------------------------------------
<S> <C> <C>
Robert W. Boykin 47 Director; Chairman of the Board, President and
Chief Executive Officer
Raymond P. Heitland 60 Director; Chief Financial Officer
Mark L. Bishop 37 Senior Vice President--Acquisitions and
Development
Ivan J. Winfield 62 Proposed Director
Lee C. Howley, Jr. 49 Proposed Director
Frank E. Mosier 66 Proposed Director
William N. Hulett III 52 Proposed Director
Albert T. Adams 45 Proposed Director
</TABLE>

The following is a biographical summary of the business experience of the
current and proposed directors and executive officers of the Company.

Robert W. Boykin is the President and Chief Executive Officer of the
Company. He has served as the President and Chief Executive officer of Boykin
Management since 1985. He served as Boykin Management's Executive Vice-President
from 1981 to 1985.

Raymond P. Heitland is the Chief Financial Officer of the Company. He has
served as the Chief Financial Officer of Boykin Management since 1970.

Mark L. Bishop is Senior Vice President--Acquisitions and Development of
the Company. He has served as Senior Vice President--Acquisitions of Boykin
Management since April 1994. From December 1986 until April 1994 Mr. Bishop was
employed by Grubb-Ellis, serving as National Chairman of the Hospitality
Properties Division beginning in February 1988, and as Vice President/Senior
Marketing Consultant beginning in February 1991.

Ivan Winfield is currently Associate Professor and Chairholder of the
Herzog Chair in Free Enterprise at Baldwin Wallace College, in Berea, Ohio. Mr.
Winfield retired in 1994 from Coopers & Lybrand, L.L.P. From 1978 to 1990 he was
managing partner of the firm's Oklahoma practice and from 1990 to 1994 he was
managing partner of the firm's Northeast Ohio practice. Mr. Winfield is a
Trustee of The Fairport Funds and is Chairman of its audit committee. Mr.
Winfield is also a Director of HMI Industries, Inc. and is Chairman of its
Finance Committee.

Lee C. Howley, Jr. has been the sole owner and president of Howley &
Company, a real estate brokerage and development company, since 1981, and has
been the sole owner and Chairman of Coast Management Company, a cleaning and
real estate management company, since 1987. Since January 1992 Mr. Howley has
served as the Chairman of the Convention and Visitors Bureau of Greater
Cleveland. Mr. Howley serves on the Board of Directors of LESCO, Inc., a
publicly held manufacturer and supplier of lawn care products.

Frank E. Mosier is a director of Centerior Energy Corporation and
Associated Estates Realty Corporation. Mr. Mosier was Vice Chairman of the
Advisory Board of BP America Inc., a producer and refiner of

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petroleum products, from 1991 to 1993. Mr. Mosier was Vice Chairman of BP
America Inc. from 1988 until his retirement in 1991 and president and Chief
Operating Officer of BP America Inc. from 1986 to 1988.

William N. Hulett III is the Co-Chairman and Chief Executive Officer of the
Rock and Roll Hall of Fame and Museum in Cleveland, Ohio. From 1981 to 1993, Mr.
Hulett was the President of Stouffer Hotel Company, the owner of a national
hotel chain. Prior to that time, Mr. Hulett served as Vice President of
Operations for Westin Hotels, based in Seattle, Washington. In December 1991, he
completed a third consecutive term as Chairman of the Convention and Visitors
Bureau of Greater Cleveland. He is a member of the Board of Trustees of the New
Cleveland Campaign, a director of the Greater Cleveland Growth Association and a
member of the 1992 U.S. Savings Bonds Volunteer Committee appointed by the
Secretary of the Treasury. Mr. Hulett was named Business Executive of the year
for 1995 by the Sales and Marketing Executive Association. Mr. Hulett is a
Director of Developers Diversified Realty Corporation.

Albert T. Adams has been a partner with the law firm of Baker & Hostetler
in Cleveland, Ohio since 1984, and has been affiliated with the firm since 1977.
Baker & Hostetler provides legal services to the Boykin Group and various Boykin
Group Affiliates. Mr. Adams is a graduate of Harvard College, Harvard Business
School and Harvard Law School. He serves as a member of the Board of Trustees of
the Western Reserve Historical Society and is a Vice President of the Harvard
Business School Club of Northeastern Ohio. Mr. Adams is a director of Developers
Diversified Realty Corporation and Associated Estates Realty Corporation.

AUDIT COMMITTEE

The Audit Committee will consist of five Independent Directors. The Audit
Committee will make recommendations concerning the engagement of independent
public accountants, review with the independent public accountants the plans and
results of the audit engagement, approve professional services provided by the
independent public accountants, review the independence of the independent
public accountants, consider the range of audit and nonaudit fees, review the
independent public accountants' letter of comments and management's responses,
review the adequacy of the Company's internal accounting controls, and review
major accounting or reporting changes contemplated or made.

COMPENSATION COMMITTEE

The Compensation Committee will consist of five Independent Directors, will
determine compensation for senior management, advise the Board of Directors on
the adoption and administration of employee benefit and compensation plans, and
administer the Company's Long-Term Incentive Plan.

LIABILITY AND INDEMNIFICATION OF DIRECTORS AND OFFICERS

The Ohio Revised Code provides, with certain limited exceptions, that a
director may be held liable in damages for his act or omission as a director
only if it is proved by clear and convincing evidence that he undertook the act
or omission with deliberate intent to cause injury to the corporation or with
reckless disregard for its best interest.

The Ohio Revised Code authorizes Ohio corporations to indemnify officers
and directors from liability if the officer or director acted in good faith and
in a manner reasonably believed by the officer or director to be in or not
opposed to the best interests of the corporation, and, with respect to any
criminal actions, if the officer or director had no reason to believe his action
was unlawful. In the case of an action by or on behalf of a corporation,
indemnification may not be made (i) if the person seeking indemnification is
adjudged liable for negligence or misconduct, unless the court in which such
action was brought determines such person is fairly and reasonably entitled to
indemnification or (ii) if liability asserted against such person concerns
certain unlawful distributions. The indemnification provisions of the Ohio Code
require indemnification if a director or officer has been successful on the
merits or otherwise in defense of any action, suit or proceeding that he was a
party to by reason of the fact that he is or was a director or officer of the
corporation. The indemnification authorized under Ohio law is not exclusive and
is in addition to any other rights granted to officers and directors under the
articles of incorporation or code of regulations of the corporation or any
agreement between officers and directors and the corporation. A corporation may
purchase and maintain

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insurance or furnish similar protection on behalf of any officer or director
against any liability asserted against him and incurred by him in his capacity,
or arising out of the status, as an officer or director, whether or not the
corporation would have the power to indemnify him against such liability under
the Ohio Code.

The Company's Code of Regulations provides for the indemnification of
directors and officers of the Company to the maximum extent permitted by Ohio
law as authorized by the Board of Directors of the Company, and for the
advancement of expenses incurred in connection with the defense of any action,
suit or proceeding that he was a party to by reason of the fact that he is or
was a director of the Company upon the receipt of an undertaking to repay such
amount unless it is ultimately determined that the director is entitled to
indemnification.

The Company is seeking to obtain an insurance policy which will insure the
officers and directors of the Company against claims arising out of alleged
wrongful acts by such persons in their respective capacities as officers and
directors of the Company.

EXECUTIVE COMPENSATION

The Company was incorporated in Ohio on February 8, 1996, and did not pay
any compensation to its officers or directors prior to the Offering. The
following table sets forth the annual base compensation expected to be paid for
the year ending December 31, 1996, to the Chief Executive Officer and to each of
the other executive officers of the Company whose annual salary will exceed
$100,000.

SUMMARY COMPENSATION TABLE

<TABLE>
<CAPTION>
NAME PRINCIPAL POSITION SALARY
- -------------------- --------------------------------------------------- --------
<S> <C> <C>
Robert W. Boykin Chairman, President and Chief Executive Officer $250,000
Raymond P. Heitland Chief Financial Officer and Treasurer $150,000
Mark L. Bishop Senior Vice President--Acquisitions and Development $140,000
</TABLE>

EMPLOYMENT CONTRACTS

Robert W. Boykin, Raymond P. Heitland and Mark L. Bishop have entered into
employment contracts with the Company. Mr. Boykin's agreement provides for an
initial three year term that is automatically extended for an additional year at
the end of each year of the agreement, subject to the right of either party to
terminate the agreement by giving two years' prior written notice. The
agreements for Messrs. Heitland and Bishop provide for an initial one year term
that is automatically extended for an additional year at the end of each year of
the agreement, subject to the right of either party to terminate the agreement
by giving six months' prior written notice.

Mr. Boykin will also be entitled to a bonus of from 10% to 90% of his
annual base salary, and Messrs. Heitland and Bishop will be entitled to bonuses
of from 5% to 45% of their annual base salaries, if Funds From Operations per
Common Share for any year exceed, by 5% to 20% or more, the Funds From
Operations per Common Share for the immediately preceding year. For purposes of
the bonuses payable for 1996, the Compensation Committee of the Board will
calculate appropriate prorated amounts. Messrs. Boykin, Heitland and Bishop will
also be granted certain options to purchase Common Shares in connection with the
Offering. See "-- Long-Term Incentive Plan."

Each agreement provides that the employee will not compete with the Company
in the ownership, acquisition or development of hotels during his employment or
at any time during a period of up to two years immediately following the
termination of his employment. Further, each agreement provides that upon (i)
the termination of the employee's employment by the Company other than for
"cause" (as defined in the employment contracts) or by the employee for certain
actions of the Company, such as effecting a material adverse change in the
employee's duties and responsibilities, or (ii) a "change in control" of the
Company (as defined in the employment contracts), the employee will be entitled
to all of the compensation and benefits payable to him under the employment
contract for the remainder of the stated term of the employment contract.

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REGISTRATION RIGHTS

The Company has entered into a Registration Rights Agreement with certain
Boykin Group Affiliates and other partners of the Contributed Partnerships
pursuant to which the Company has granted those individuals and entities certain
rights, on exchange of their Units for Common Shares, to register Common Shares
in public offerings initiated by the Company after the transfer restrictions on
the Units and Common Shares held by those individuals and entities lapse.

COMPENSATION OF DIRECTORS

The Company intends to pay its Independent Directors an annual fee of
$16,000 and a fee of $1,000 for each directors' meeting and each committee
meeting attended. Each director may elect to receive his compensation in the
form of grants of Common Shares. No other directors will receive directors'
fees. Upon completion of the Offering, each Independent Director will receive an
option for 5,000 Common Shares exercisable at the initial public offering price
of the Common Shares, which option will vest fully within the first two years of
issuance and will have a term of ten years.

DIRECTORS' DEFERRED COMPENSATION PLAN

The purpose of the Company's Directors' Deferred Compensation Plan (the
"Deferred Plan") is to assist it in attracting and retaining persons of
competence and stature to serve as outside directors by giving them the option
to defer receipt of the fees payable to them by the Company for their services
as directors. A director is eligible to participate in the Deferred Plan if he
or she receives fees for services as a director and is not employed by the
Company. The Deferred Plan is administered by Company officers and directors who
are (i) appointed by the Board of Directors of the Company and (ii) not eligible
to participate in the Deferred Plan. The Deferred Plan is applicable to all
director's fees payable with respect to periods commencing on or after October
1, 1996. The value of amounts credited to a director in the Deferred Plan
increases or decreases based on the market value of the Company's Common Shares
plus the value of dividends or other distributions on the Company's Common
Shares. Distribution of amounts credited to a director in the Deferred Plan
commence (i) on a date elected by the director, provided that the date is not
earlier than the January 1 following the year in which the director attains age
55, and not later than the January 1 following the year in which the director
attains age 72, or (ii) within ninety (90) days after the date of the director's
death or disability.

LONG-TERM INCENTIVE PLAN

The purpose of the Company's Long-Term Incentive Plan (the "Plan") is to
promote the long-term growth and profitability of the Company by enabling it to
attract, retain and reward key employees of the Company and its affiliates and
to strengthen the mutuality of interest between such key employees and the
Company's shareholders. Grants of incentive or nonqualified share options,
restricted shares, deferred shares, share purchase rights, share appreciation
rights in tandem with options ("SARs"), other share-based awards, or any
combination thereof, may be made under the Plan. Officers and key employees who
are responsible for or contribute to the management, growth or profitability of
the business of the Company and its affiliates are eligible for grants and
awards under the Plan. The Compensation Committee will administer the Plan and
determine the type, amount and timing of grants and awards. The members of the
Compensation Committee are not eligible to participate in the Plan. The Company
has reserved 1,000,000 Common Shares for issuance under the Plan. No Participant
in the Plan may be granted stock options or other share awards in any calendar
year for more than 300,000 shares. Upon the Closing, Robert W. Boykin, Raymond
P. Heitland and Mark L. Bishop will be granted options to purchase 250,000,
75,000 and 75,000 shares, respectively, under the Plan. The share limitations,
shares reserved and the terms of outstanding awards will be adjusted, as the
Compensation Committee deems appropriate, in the event of a share dividend,
split or other change in the corporate structure of the Company affecting the
shares.

Share Options and Tandem SARs. The term of each option granted under the
Plan will not exceed 10 years from the date of grant, and the exercise price of
share options may not be less than 100% of the fair market value (as defined in
the Plan) of the shares on the date the option is granted. The Compensation

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Committee may grant tandem SARs to any person granted an option under the Plan.
Each tandem SAR will represent the right to receive, in cash or shares as the
Compensation Committee determines, a distribution in an amount equal to the
excess of the fair market value of the option shares (to which the SAR
corresponds) on the date of exercise over the exercise price for those shares.
Each tandem SAR expires at the same time as its corresponding option. The
exercise of an option will result in an immediate forfeiture of its
corresponding SAR, and the exercise of an SAR will cause an immediate forfeiture
of its corresponding option. The Plan provides that all options and tandem SARs
will vest on a change in control (as defined in the Plan) of the Company.

Share Awards. The Compensation Committee may award Common Shares under the
Long-Term Incentive Plan and may place restrictions on the transfer or defer the
date of receipt of those shares. Each award will specify any applicable
restrictions or deferral date, the duration of those restrictions, and the time
at which the restrictions lapse. Participants will be required to deposit shares
with the Company during the period of any restrictions. The Compensation
Committee may also grant share purchase rights for which the purchase price may
not be less than 100% of the fair market value (as defined in the Plan) on the
date of grant.

Other Share-Based Awards. The Compensation Committee may grant other awards
of shares and other awards that are valued or otherwise based on the Company's
Common Shares.

Miscellaneous. The Plan provides for vesting, exercise or forfeiture of
rights granted under the Plan on retirement, death, disability, termination of
employment or a change of control. The Board of Directors may modify, suspend or
terminate the Plan as long as it does not impair the rights thereunder of any
participant. Under applicable law, the holders of Common Shares must approve any
increase in the maximum number of shares reserved for issuance under the Plan,
any change in the classes of employees eligible to participate in the Plan and
any material increase in the benefits accruing to participants.

INITIAL LESSEE DIRECTORS AND OFFICERS

<TABLE>
<CAPTION>
NAME AGE POSITION
- ------------------------------ --- ------------------------------------------------------
<S> <C> <C>
Ronald A. Cook 44 Director; President
Paul A. O'Neil 38 Director; Chief Financial Officer and Treasurer
John E. Boykin 51 Director; Secretary
Thomas J. O'Leary 53 Director; Vice President--Operations
Joseph P. Berardi 47 Vice President--Architecture and Construction
Robert W. Boykin 46 Director
</TABLE>

The following is a biographical summary of the business experience of the
current and proposed directors and executive officers of the Initial Lessee.

Ronald A. Cook has served as Executive Vice President of Boykin Management
since December 1995. From March 1995 to December 1995, Mr. Cook was Executive
Vice President of Ruffin Hotel Management Company. Mr. Cook was President of
Hotel Management Group, Inc. from May 1986 to February 1995.

Paul A. O'Neil has served as Senior Vice President of Boykin Management
since October 1994. Mr. O'Neil was with Arthur Andersen from 1979 to October
1994, and managed the Real Estate Services Group in Arthur Andersen's Cleveland,
Ohio office from July 1990 to October 1994.

John E. Boykin, the brother of Robert W. Boykin, has served as Senior Vice
President--Food and Beverage Operations of Boykin Management since 1979. In 1981
he formed Purchasing Concepts, Inc., which manages the food and beverage
procurement activities for Boykin Management's hotels and for over 50
independent hotels, clubs and restaurants. Mr. Boykin has served as President of
Purchasing Concepts, Inc. since its inception.

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<PAGE> 80

Thomas J. O'Leary has served as Senior Vice President, Hotel Operations of
Boykin Management since February 1990. He was Vice President of Operations for
Mariner Hotel Corporation from 1988 to February 1990.

Joseph P. Berardi has served as Senior Vice President, Architecture and
Construction of Boykin Management since 1981.

CERTAIN TRANSACTIONS

Formation Transactions. In connection with the formation of the Company in
February 1996, Raymond P. Heitland acquired one Common Share for a price of
$100.

In connection with the Formation Transactions, all of the equity interests
in the Contributed Partnerships (which own the Initial Hotels) will be
transferred to the Partnership in exchange for an aggregate of 1,378,000 Units
and $9.2 million in cash. William, Robert and John Boykin will receive, either
directly or indirectly through entities that they own and control, approximately
142,857, 582,408 and 489,677 Units, respectively, for their ownership interests
in the Contributed Partnerships. These Units in the aggregate will represent
approximately 12.6% of the equity interest in the Partnership. The Contributed
Partnership that owned the Lake Norman Initial Hotels acquired those properties
in February 1996. The aggregate purchase price for the properties was
approximately $10 million. Prior to the Formation Transactions, Robert and John,
together, held a 46% interest and two of the Other Partners, together, held a
54% interest, in that Contributed Partnership. The aggregate value of the Units
distributed and mortgage indebtedness paid by the Partnership in the Formation
Transactions with respect to the Lake Norman Hotels will be approximately $13.4
million. See "The Formation."

The Partnership will use approximately $8.0 million of the net proceeds of
the Offering to repay loans made to the Contributed Partnerships by certain
partners of the Contributed Partnerships (the "Partner Loans"). Approximately
$3.1 million of the Partner Loans is payable to Boykin Management. The Initial
Lessee, as the successor to Boykin Management, will use those funds to retire
third party bank indebtedness incurred by it and to pay income taxes or meet
working capital needs.

Approximately $5.3 million of the mortgage indebtedness to be paid by the
Partnership from the net proceeds of the Offering is guaranteed by Boykin Group
Affiliates, including William, Robert and John Boykin.

Transactions with the Initial Lessee. The Initial Lessee, which is
indirectly owned by Robert and John Boykin, will enter into the Percentage
Leases with the Partnership and will be obligated to pay rent thereunder. The
Initial Lessee will acquire certain assets and assume certain liabilities of the
Initial Hotels, including the Franchise Agreements of the Initial Hotels. See
"Lessees -- The Initial Lessee" and "The Formation."

The Initial Lessee manages the Initial Hotels under the Percentage Leases.
See "Business and Properties -- Percentage Leases."

Employment Arrangements. The Company has entered into employment agreements
with, and granted certain options to, Robert W. Boykin, Raymond P. Heitland and
Mark L. Bishop. The agreement for Robert W. Boykin provides for an initial three
year term and the agreements for Mr. Heitland and Mr. Bishop provide for an
initial term of one year. See "Management -- Employment Contracts" and "--
Long-Term Incentive Plan."

Fees for Services and Other Transactions. The Initial Hotels paid a Boykin
Group Affiliate $148,000 and $143,000 for purchasing and design services
rendered for the years ended December 31, 1994 and 1995,

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<PAGE> 81

respectively. The Initial Hotels purchased hotel furnishings through a Boykin
Group Affiliate in the amounts of $1.8 million and $2.5 million for the year
ended December 31, 1994 and the year ended December 31, 1995, respectively.
These Boykin Group Affiliates will become subsidiaries of the Initial Lessee at
the time of the Offering, and these subsidiaries will perform such purchasing
and design services for the Initial Hotels without charge to the Company. See
"Business and Properties -- The Percentage Leases."

The Contributed Partnerships were indebted to Boykin Management and certain
other Boykin Group Affiliates in the aggregate amounts of $4.0 million and $3.8
million at December 31, 1995 and June 30, 1996, respectively, for management
fees, design fees, certain loan guarantee fees and loans payable, and certain
other amounts including reimbursable expenses.

Buffalo Property. William, Robert and John Boykin hold interests in a joint
venture formed to purchase, other than for hotel purposes, a six-acre parcel in
the immediate vicinity of the Buffalo Marriott Hotel. The Company and the joint
venture have entered into an agreement that provides for certain cross-easements
between the properties and provides that the land will contain specific deed
restrictions to prevent the development of any hotel thereon.

Relationship with Counsel. Albert T. Adams, a proposed director of the
Company, is a partner in Baker & Hostetler, which provides legal services to the
Boykin Group and various Boykin Group Affiliates and is serving as counsel to
the Company in connection with the Offering. See "Legal Matters."

PRINCIPAL SHAREHOLDERS OF THE COMPANY

The following table sets forth certain information regarding the beneficial
ownership of Common Shares and Units by each director and proposed director of
the Company, by each named executive officer of the Company, by all directors,
officers and proposed directors and officers of the Company as a group, and by
each person who is expected to be the beneficial owner of 5% or more of the
outstanding Common Shares immediately following the completion of the Offering.
The table assumes that the Formation Transactions and the Offering are completed
and that the Underwriters' over-allotment option will not be exercised. Each
person named in the table has sole voting and investment power with respect to
all Common Shares or Units shown as beneficially owned by that person, except as
otherwise set forth in the notes to the table.

<TABLE>
<CAPTION>
PERCENTAGE OWNERSHIP
NAME AND ADDRESS OF THE COMPANY
OF BENEFICIAL OWNER(1) UNITS (2) AFTER CONVERSION (5)
- ------------------------------------------------------------- --------- --------------------
<S> <C> <C>
Robert W. Boykin............................................. 582,408(3) 6.03%
Raymond P. Heitland.......................................... 10,143 *
Mark L. Bishop............................................... 0 0
Ivan J. Winfield............................................. 0 0
3901 Insworth Drive
Pepper Pike, Ohio 44124
Lee C. Howley, Jr............................................ 0 0
5430 Portage Drive
Vermilion, Ohio 44089
Frank E. Mosier.............................................. 0 0
1111 Superior Ave.
Suite 785
Cleveland, Ohio 44114
William N. Hulett III........................................ 0 0
6127 Chagrin River Road
Bentleyville, Ohio 44022
John E. Boykin............................................... 489,677(4) 5.07%
Albert T. Adams.............................................. 0 0
3200 National City Center
Cleveland, Ohio 44114
All directors and officers and proposed directors and
officers
of the Company as a group.................................. 1,082,228 11.21%
</TABLE>

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<PAGE> 82

- ---------------

* Less than 1%.

(1) Unless otherwise indicated, the address of each beneficial owner is Terminal
Tower, Suite 1500, 50 Public Square, Cleveland, Ohio 44113-2258.

(2) None of the persons listed will own any Common Shares immediately following
the completion of the Offering. All Units are exchangeable for Common Shares
at an exchange ratio of one Unit for each Common Share (subject to the
Company's right to elect to instead pay cash for those Units), but the
Boykin Group Affiliates and Boykin Associates who receive Units in
connection with the formation generally may not exchange those Units until
the third anniversary of the Offering. If all Units were exchanged for
Common Shares (without regard to the Ownership Limit) these shares would
constitute approximately 14.3% of the then outstanding Common Shares. Units
are subject to certain restrictions on transfer.

(3) Includes 419,998 Units held by other Boykin Group Affiliates. Does not
include options for 300,000 shares.

(4) Includes 359,943 Units held by other Boykin Group Affiliates.

(5) On a fully-diluted basis, assuming Units are exchanged for Common Shares at
the exchange rate of one Unit for each Common Share without regard to the
Ownership Limit. It is not anticipated that the Ownership Limit will be
waived.

CAPITAL STOCK OF THE COMPANY
GENERAL

The Company was formed as an Ohio corporation on the filing of its Articles
of Incorporation on February 8, 1996. The Company's Articles of Incorporation
authorize the issuance of 40 million Common Shares, without par value, of which
one share is issued and outstanding. In addition, up to 1 million Common Shares
have been reserved for issuance under the Company's Long-Term Incentive Plan and
an additional 25,000 Common Shares will be reserved for issuance on exercise of
options to be granted to the Independent Directors. Following completion of the
Offering, 8,275,000 Common Shares will be issued and outstanding (9,516,250 if
the Underwriters' overallotment option is exercised in full).

There is no established trading market for the Common Shares. The Common
Shares have been approved for listing on the New York Stock Exchange, subject to
official notice of issuance, under the symbol "BOY."

National City Bank, Cleveland, Ohio, will act as transfer agent and
registrar for the Common Shares.

The following description of the Company's capital shares and of certain
provisions of the Company's Articles of Incorporation is a summary of and is
qualified in its entirety by reference to the Articles of Incorporation, a copy
of which is filed as an exhibit to the Registration Statement of which this
Prospectus is a part. See "Additional Information."

COMMON SHARES

Holders of the Company's Common Shares are entitled to receive dividends,
when, as and if declared by the Board of Directors of the Company, out of funds
legally available therefor. The holders of Common Shares, upon any liquidation,
dissolution or winding-up of the Company, are entitled to share ratably in any
assets remaining after payment in full of all liabilities of the Company and all
preferences of the holders of any outstanding preferred shares. The Common
Shares possess ordinary voting rights, each share entitling the holder thereof
to one vote. Holders of Common Shares do not have cumulative voting rights in
the election of directors and do not have preemptive rights. All of the
Company's Common Shares now outstanding are, and the Common Shares offered
hereby when issued and sold to the Underwriters in the manner described in this
Prospectus will be, fully paid and nonassessable.

PREFERRED SHARES

The Board of Directors is authorized to provide for the issuance of two
classes of preferred shares (collectively, the "Preferred Shares"), each in one
or more series, to establish the number of shares in each series and to fix the
designation, powers, preferences and rights (other than voting rights) of each
series and the qualifications, limitations or restrictions thereon. An aggregate
of 10 million Preferred Shares are authorized. Because the Board of Directors
has the power to establish the preferences and rights of each series of
Preferred Shares, the Board of Directors may afford the holders of any series of
Preferred Shares preferences, powers and rights senior to the rights of holders
of Common Shares. The issuance of Preferred Shares could have the effect of
delaying or preventing a change in control of the Company. The Company has no
present intention to issue Preferred Shares.

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<PAGE> 83

RESTRICTIONS ON TRANSFER

For the Company to qualify as a REIT under the Code, it must meet certain
requirements concerning the ownership of its outstanding shares. Specifically,
not more than 50% in value of the Company's outstanding shares may be owned,
directly or indirectly, by five or fewer individuals (as defined in the Code to
include certain entities) during the last half of a taxable year (other than the
first year of the Company's existence) or during a proportionate part of a
shorter taxable year, and the Company must be beneficially owned by 100 or more
persons during at least 335 days of a taxable year (other than that first year)
or during a proportionate part of a shorter taxable year. See "Federal Income
Tax Considerations -- Requirements for Qualification." Because the Company
expects to qualify as a REIT, the Articles of Incorporation limit the
acquisition of shares of the Company's capital stock (the "Ownership Limit").

The Ownership Limit provides that, subject to certain exceptions set forth
in the Articles of Incorporation, no person may own, or be deemed to own, by
vote or value, by virtue of the applicable attribution provisions of the Code,
more than 9.0% of each class of the outstanding shares of the Company. The Board
of Directors may, but is not required to, waive the Ownership Limit if it
determines that greater ownership will not jeopardize the Company's status as a
REIT. As a condition of that waiver, the Board of Directors may require opinions
of counsel satisfactory to it and undertakings or representations from the
applicant with respect to preserving the REIT status of the Company.

If any purported transfer of capital shares of the Company or any other
event would otherwise result in any person or entity violating the Ownership
Limit or would cause the Company to be beneficially owned by fewer than 100
persons, that transfer will be void and of no force or effect as to the number
of shares in excess of the Ownership Limit, and the purported transferee (the
"Prohibited Transferee") will acquire no right or interest (or, in the case of
any event other than a purported transfer, the person or entity holding record
title to shares in excess of the Ownership Limit (the "Prohibited Owner") will
cease to own any right or interest) in the excess shares. In addition, if any
purported transfer of shares of the Company or any other event would cause the
Company to become "closely held" under the Code or otherwise to fail to qualify
as a REIT under the Code, that transfer will be void and of no force or effect
as to the number of shares in excess of the number that could have been
transferred without that result, and the Prohibited Transferee will acquire no
right or interest (or, in the case of any event other than a transfer, the
Prohibited Owner will cease to own any right or interest) in the excess shares.
Also, if any purported transfer of shares of the Company or any other event
would otherwise cause the Company to own, or be deemed to own by virtue of the
applicable attribution provisions of the Code, 10% or more, by vote or value, of
the ownership interests in the Initial Lessee or in any sublessee, that transfer
or event will be void and of no force or effect as to the number of shares in
excess of the number that could have been transferred or affected by that event
without that result, and the Prohibited Transferee will acquire no right or
interest (or, in the case of any event other than a transfer, the Prohibited
Owner will cease to own any right or interest) in the excess shares.

Any excess shares arising from a prohibited transfer described above will
be transferred automatically to a trust, the beneficiary of which will be a
qualified charitable organization selected by the Company (the "Beneficiary").
The trustee of the trust, who will be designated by the Company and be
unaffiliated with the Company and any Prohibited Owner, will be empowered to
sell the excess shares to a qualified person or entity and to distribute to the
applicable Prohibited Transferee an amount equal to the lesser of the price paid
by the Prohibited Transferee for those excess shares or the sale proceeds
received for those shares by the trust. The trustee will be empowered to sell
any excess shares resulting from any event other than a transfer, or from a
transfer for no consideration, to a qualified person or entity and distribute to
the applicable Prohibited Owner an amount equal to the lesser of the fair market
value of those excess shares on the date of the triggering event or the sale
proceeds received by the trust for those excess shares. Prior to a sale of any
excess shares by the trust, the trustee will be entitled to receive, in trust
for the benefit of the Beneficiary, all dividends and other distributions paid
by the Company with respect to those shares, and also will be entitled to
exercise all voting rights with respect to those shares.

All certificates representing shares of the Company will bear a legend
referring to the restrictions described above.

Every owner of more than 5% (or such lower percentage as may be required by
the Code or Treasury Regulations) of the outstanding shares of the Company must
file no later than January 30 of each year a

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<PAGE> 84

written notice with the Company containing the information specified in the
Articles of Incorporation. In addition, each shareholder will be required, upon
demand, to disclose to the Company in writing such information as the Company
may request in order to determine the effect, if any, of that shareholder's
actual and constructive ownership on the Company's status as a REIT and to
ensure compliance with the Ownership Limit.

The Ownership Limit may have the effect of precluding an acquisition of
control of the Company without approval of the Board of Directors.

OHIO ANTI-TAKEOVER PROVISIONS

The Company has elected not to be subject to Ohio's "Merger Moratorium"
statute (Chapter 1704 of the Ohio Revised Code) or its "Control Share
Acquisition" act (Section 1701.831 of the Ohio Revised Code), in light of the
substantial share transfer restrictions included in the Company's Articles of
Incorporation. Section 1707.041 of the Ohio Revised Code, which regulates
certain "control bids" for Ohio corporations, does not contain an election
provision and remains applicable to the Company.

THE PARTNERSHIP

The following summary of the Partnership Agreement, and the descriptions of
certain provisions thereof set forth elsewhere in this Prospectus, is qualified
in its entirety by reference to the Partnership Agreement, which is filed as an
exhibit to the Registration Statement of which this Prospectus is a part.

MANAGEMENT

The Partnership is an Ohio limited partnership. Pursuant to the Partnership
Agreement, the Company, as the sole general partner of the Partnership (the
"General Partner"), will have full, exclusive and complete responsibility and
discretion in the management and control of the Partnership, and the limited
partners of the Partnership (the "Limited Partners") will have no authority to
transact business for, or to participate in the management activities or
decisions of, the Partnership. However, any amendment to the Partnership
Agreement that would (i) seek to impose personal liability on the Limited
Partners; (ii) affect the Exchange Rights; or (iii) impose on the Limited
Partners any obligation to make additional contributions to the capital of the
Partnership, would require the consent of Limited Partners holding at least
66 2/3% of the limited partnership interests.

The Partnership has been formed to own the Initial Hotels and to own all
other properties acquired by the Company. Accordingly, the income and expenses
of the Company that will be reflected in the financial information to be
provided to the shareholders will be the income and expenses of the Partnership,
adjusted (on a pro forma basis) to deduct the minority interest of the Limited
Partners. Distributions from the Partnership will be made at the discretion of
the Company as the sole general partner of the Partnership. See "Distributions"
for a discussion of the factors relevant to the determination of those
distributions. All distributions from the Partnership will be made to the
Company and the Limited Partners concurrently, and will be allocated to the
Company, on the one hand, and to the Limited Partners, on the other, on a pro
rata basis by reference to their respective percentage interests in the
Partnership.

TRANSFERABILITY OF INTERESTS

The Company may not voluntarily withdraw from the Partnership or transfer
or assign its interest in the Partnership unless the transaction in which the
withdrawal or transfer occurs results in the Limited Partners receiving property
in an amount equal to the amount they would have received had they exercised
their Exchange Rights immediately prior to the transaction, or unless the
successor to the Company contributes substantially all of its assets to the
Partnership in return for an interest in the Partnership. With certain limited
exceptions, the Limited Partners may not transfer their interests in the
Partnership without the consent of the Company. The Company may not consent to
any transfer that would cause the Partnership to be treated as a corporation for
federal income tax purposes.

CAPITAL CONTRIBUTIONS

The Company will contribute or loan to the Partnership all of the net
proceeds of the Offering as its initial capital contribution or pursuant to the
Intercompany Convertible Note. The Limited Partners will contribute to the
Partnership the Limited Partners' proportionate ownership interests in the
Initial Hotels as their initial

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<PAGE> 85

capital contributions. The value of each Limited Partner's capital contribution
will equal its pro rata share of the price paid by the Partnership to acquire
the Contributed Partnerships.

The Partnership Agreement provides that if the Partnership requires
additional funds at any time or from time to time in excess of funds available
to the Partnership from borrowings or capital contributions, the Company may
borrow those funds from a financial institution or other lender and lend those
funds to the Partnership on the same terms and conditions as are applicable to
the Company's borrowing of the funds. As an alternative to borrowing funds
required by the Partnership, the Company may contribute the amount of the
required funds as an additional capital contribution to the Partnership. If the
Company so contributes additional capital, the Company's partnership interest in
the Partnership will be increased on a proportionate basis based on the amount
of the additional capital contributions and the value of the Partnership at the
time of the contributions. If the Company issues Preferred Shares, it will
contribute the proceeds therefrom to the Partnership in exchange for Partnership
interests that have the same terms as those Preferred Shares. The partnership
interests of the Limited Partners will be correspondingly decreased or adjusted
in connection with any such contribution.

EXCHANGE RIGHTS

Pursuant to the Partnership Agreement, the Limited Partners will receive
the Exchange Rights, which will enable them to cause the Partnership to purchase
their Units for cash. The Exchange Rights may be exercised by Limited Partners
who are Boykin Group Affiliates or Boykin Associates at any time after the third
anniversary of the closing of the Offering, and by the Other Partners, who hold
an aggregate of 1.5% of the Units, at any time after the closing of the
Offering, in whole or in part. The amount of cash to be received by a Limited
Partner exercising exchange rights will be determined by mathematically
converting the Limited Partner's Units to a number of Common Shares at a
conversion rate of one Common Share for each Unit held by that Limited Partner
and then multiplying the resulting number of Common Shares by the average daily
market price of a Common Share for the ten (10) consecutive trading days
immediately preceding the date the Company receives the applicable notice of
exchange from that Limited Partner.

The Company may elect to assume and directly satisfy an Exchange Right by
paying cash to the Limited Partner or by delivering Common Shares for the
exchanged Units on a one-for-one basis. If the Company elects to pay cash in
satisfaction of an Exchange Right, the amount payable by the Company is due
within one year after the exercise of the right, subject to an interest charge
equal to the lower of the Company's current annual dividend rate or 8.0% per
annum. The number of shares into which Units are converted for purposes of
determining the cash payable on exercise of Exchange Rights will be adjusted on
the occurrence of stock splits, mergers, consolidations or similar pro rata
share transactions that otherwise would have the effect of diluting the
ownership interests of the Limited Partners or the shareholders of the Company.

TAX MATTERS; PROFITS AND LOSSES

Pursuant to the Partnership Agreement, the Company will be the tax matters
partner of the Partnership and, as such, will have authority to make tax
elections under the Code on behalf of the Partnership.

Profit and loss of the Partnership generally will be allocated among the
partners in accordance with their respective interests in the Partnership,
except to the extent that the Partnership is required pursuant to Section 704(c)
of the Code to allocate depreciation deductions relating to, or gain on sale of,
the Initial Hotels in a different manner. See "Federal Income Tax
Considerations -- Tax Aspects of the Company's Investment in the
Partnership -- Tax Allocations With Respect to the Properties."

OPERATIONS

The Partnership Agreement requires that the Partnership be operated in a
manner that will enable the Company to satisfy the requirements for being
classified as a REIT and to avoid any federal income tax liability.

DISTRIBUTIONS

The Partnership Agreement provides that the Partnership will make cash
distributions from cash from operations (including net sale or refinancing
proceeds, but excluding net proceeds from the sale of the Partnership's property
in connection with the liquidation of the Partnership) quarterly, in amounts
determined by the Company, in its sole discretion, to the partners in accordance
with their respective percentage interests

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<PAGE> 86

in the Partnership. Upon liquidation of the Partnership, after payment of, or
adequate provision for, debts and obligations of the Partnership, including any
partner loans, any remaining assets of the Partnership will be distributed to
all partners with positive capital accounts in accordance with their respective
positive capital account balances. If the Company has a negative balance in its
capital account following a liquidation of the Partnership, it will be obligated
to contribute cash to the Partnership equal to the negative balance in its
capital account.

TERM

The Partnership will continue until December 31, 2050, or until sooner
dissolved on (i) the bankruptcy, dissolution or withdrawal of the Company
(unless the Limited Partners elect to continue the Partnership); (ii) the sale
or other disposition of all or substantially all the assets of the Partnership;
(iii) the redemption of all limited partnership interests in the Partnership
(other than those held by the Company, if any); or (iv) the election of the
General Partner.

SHARES AVAILABLE FOR FUTURE SALE

On the completion of the Offering, the Company will have 8,275,000 Common
Shares outstanding (without taking into account any options granted to employees
or directors of the Company and assuming no exercise of the Underwriters'
overallotment option or exchange of Units). All of the Common Shares issued in
the Offering will be freely tradeable, by persons other than "affiliates" of the
Company, without restriction under the Securities Act of 1933 (the "Securities
Act"). All of the outstanding Units will be "restricted" securities within the
meaning of Rule 144 under the Securities Act and may not be sold under the
Securities Act unless an exemption from registration is available, including
exemptions contained in Rule 144.

Prior to the date of this Prospectus, there has been no public market for
the Common Shares. Trading of the Common Shares is expected to commence
following the completion of the Offering. No prediction can be made as to the
effect, if any, that future sales of shares or the availability of shares for
future sale will have on the market price prevailing from time to time. Sales of
substantial amounts of Common Shares (including shares issued on the exercise of
options), or the perception that such sales could occur, could adversely affect
the market price of the Common Shares. The holders of all of the Common Shares
and Units outstanding immediately prior to the Offering have agreed, subject to
certain exceptions, not to offer, sell, contract to sell or otherwise dispose of
any Common Shares or Units for a period of one year after the date of this
Prospectus without the prior written consent of the Representatives. See
"Underwriting."

FEDERAL INCOME TAX CONSIDERATIONS

The following discussion summarizes the federal income tax considerations
that materially affect a prospective shareholder who is a U.S. citizen or
resident or a tax-exempt organization (including individual retirement
accounts). The discussion is general in nature and not exhaustive of all
possible tax considerations, nor does the discussion give a detailed description
of any state, local, or foreign tax considerations. The discussion does not
address all aspects of federal income tax law that may be relevant to a
prospective shareholder of the Company in light of his or her particular
circumstances or to certain types of shareholders (including insurance
companies, financial institutions or broker-dealers, and (except to the limited
extent discussed herein) foreign corporations and persons who are not citizens
or resident of the United States) subject to special treatment under the federal
income tax laws.

THIS DISCUSSION IS NOT INTENDED AS A SUBSTITUTE FOR CAREFUL TAX PLANNING
AND EACH PROSPECTIVE SHAREHOLDER OF THE COMPANY IS ADVISED TO CONSULT WITH HIS
OR HER OWN TAX ADVISOR REGARDING THE SPECIFIC TAX CONSEQUENCES TO HIM OR HER OF
THE PURCHASE, OWNERSHIP AND SALE OF COMMON SHARES IN AN ENTITY ELECTING TO BE
TAXED AS A REIT, INCLUDING THE FEDERAL, STATE AND LOCAL TAX CONSEQUENCES OF SUCH
PURCHASE, OWNERSHIP, SALE, AND ELECTION AND OF POTENTIAL CHANGES IN APPLICABLE
TAX LAWS.

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<PAGE> 87

GENERAL

The Company expects that it will be organized and will operate in such a
manner so as to qualify for taxation as a REIT under Sections 856 through 860 of
the Code commencing with its taxable year ending December 31, 1996 and the
Company intends to operate in such a manner in the future. No assurance can be
given, however, that the Company will operate in a manner so as to qualify or
remain qualified as a REIT.

Baker & Hostetler, counsel to the Company ("Counsel"), has rendered its
opinion, subject to certain assumptions and conditioned upon certain factual
representations made by the Company, that (i) the Company will be organized in
conformity with the requirements for qualification as a REIT under the Code and
that the method of operation of the Company and the Partnership will permit the
Company to continue to so qualify for its current and future taxable years; (ii)
the Partnership will be treated as a partnership for federal income tax
purposes; and (iii) the summary of federal income tax considerations set forth
in this Prospectus accurately summarizes the federal income tax considerations
that are likely to be material to a holder of Common Shares. Unlike a tax
ruling, an opinion of counsel is not binding on the IRS, and no assurance can be
given that the IRS will not challenge the status of the Company as a REIT for
federal income tax purposes. With respect to Counsel's opinion relating to the
qualification of the Company as a REIT, it should be noted that the Company's
continued qualification as a REIT in current and future taxable years will
depend upon whether the Company and the Partnership continue to meet the various
qualification tests imposed under the Code (discussed below). Counsel will not
review compliance with these tests on a periodic or continuing basis.
Accordingly, no assurance can be given that the actual results of the Company's
operations for the current or future taxable years will satisfy such
requirements. See "Federal Income Tax Considerations -- Requirements for
Qualification as a REIT -- Failure to Qualify."

The opinions and discussion herein are based upon the Code, as currently in
effect, applicable Treasury Regulations adopted thereunder, reported judicial
decisions, and IRS rulings, all as of the date hereof and certain factual
representations and assumptions made by the Company concerning the organization
and proposed operation of the Company. There can be no assurance, however, that
the legal authorities on which such opinions and this discussion are based will
not change, perhaps retroactively, that the Company's representations and
factual assumptions underlying this discussion will be accurate, or that there
will not be a change in circumstances of the Company that would affect such
opinions or this discussion. Accordingly, there can be no assurance that the IRS
will not challenge the conclusion of Counsel's opinions.

TAXATION OF THE COMPANY AS A REIT

If the Company qualifies for taxation as a REIT and distributes to its
shareholders at least 95% of its REIT taxable income, it generally will not be
subject to federal corporate income tax on the portion of its ordinary income or
capital gain that is timely distributed to its shareholders. This treatment
substantially eliminates the "double taxation" (at the corporate and shareholder
levels) that generally results from investment in a corporation. If the Company
were to fail to qualify as a REIT, it would be taxed at rates applicable to
corporations on all of its income, whether or not distributed to its
shareholders. Even if the Company qualifies as a REIT, it may be subject to
federal income or excise tax as follows:

(i) The Company will be taxed at regular corporate rates on REIT
taxable income and net capital gains not distributed to its shareholders;

(ii) Under certain circumstances, the Company may be subject to the
"alternative minimum tax" on its items of tax preference, if any;

(iii) If the Company has net income from prohibited transactions
(which are, in general, certain sales or other dispositions of property,
other than foreclosure property, held primarily for sale to customers in
the ordinary course of business) such income will be subject to a 100% tax;

(iv) If the Company should fail to satisfy the 75% gross income test
or the 95% gross income test (as discussed below), and has nonetheless
maintained its qualification as a REIT because certain other requirements
have been met, it will be subject to a 100% tax on the net income
attributable to the greater of the amount by which the Company fails the
75% or 95% test, multiplied by a fraction intended to reflect the Company's
profitability;

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(v) If the Company should fail to distribute during each calendar year
at least the sum of (A) 85% of its REIT ordinary income for such year, (B)
95% of its REIT capital gain net income for such year and (C) any
undistributed taxable income from prior years, it would be subject to a 4%
excise tax on the excess of such required distribution over the amounts
actually distributed;

(vi) If the Company has (A) net income from the sale or other
disposition of "foreclosure property" (which is, in general, property
acquired by the Company by foreclosure or otherwise on default on a loan
secured by the property) which is held primarily for sale to customers in
the ordinary course of business or (B) other nonqualifying income from
foreclosure property, it will be subject to tax on such income at the
highest corporate rate; and

(vii) If the Company acquires assets from a C corporation (i.e.,
generally a corporation subject to tax at the corporate level) in a
transaction in which the bases of the acquired assets in the Company's
hands are determined by reference to the bases of the assets (or any other
property) in the hands of the C corporation, and the Company recognizes net
gain on the disposition of such assets in any taxable year during the
10-year period (the "Restriction Period") beginning on the date on which
such assets were acquired by the Company then, pursuant to guidelines
issued by the IRS, the excess of the fair market value of such property at
the beginning of the applicable Restriction Period over the Company's
adjusted basis in such property as of the beginning of such Restriction
Period will be subject to a tax at the highest regular corporate rate.

REQUIREMENTS FOR QUALIFICATION AS A REIT

General. The Code defines a REIT as a corporation, trust or association:

(i) which is managed by one or more trustees or directors;

(ii) the beneficial ownership of which is evidenced by transferable
shares or by transferable certificates of beneficial interest;

(iii) which would be taxable as a domestic corporation but for
Sections 856 through 859 of the Code;

(iv) which is neither a financial institution nor an insurance company
subject to certain provisions of the Code;

(v) which has the calendar year as its taxable year;

(vi) the beneficial ownership of which is held by 100 or more persons;

(vii) during the last half of each taxable year not more than 50% in
value of the outstanding shares of which is owned, directly or indirectly,
by five or fewer individuals (as defined in the Code to include certain
exempt entities);

(viii) which makes an election to be a REIT (or made such an election
in a previous taxable year that is still valid) and satisfies all relevant
filing and other administrative requirements that must be met in order to
maintain REIT status; and

(ix) which meets certain income and asset tests, described below.

Conditions (i) through (v), inclusive, must be met during the entire taxable
year and condition (vi) must be met during at least 335 days of a taxable year
of 12 months, or during a proportionate part of a taxable year of less than 12
months. However, conditions (vi) and (vii) will not apply until after the first
taxable year for which an election is made to be taxed as a REIT. The Company's
taxable year will be the calendar year. Following the consummation of this
Offering, the Company will have satisfied the share ownership requirements set
forth in (vi) and (vii) above (respectively, the "100 shareholder requirement"
and "five or fewer requirement"). In order to ensure continuing compliance with
the share ownership requirements, the Company has placed certain restrictions on
the transfer of its Common Shares to prevent further concentration of share
ownership. See "Capital Stock of the Company -- Restrictions on Transfer."
Moreover, to evidence compliance with these requirements, the Company must
maintain records which

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disclose the actual ownership of its outstanding Common Shares. In fulfilling
its obligation to maintain these records, the Company must, and will, demand
written statements each year from the record holders of designated percentages
of its Common Shares disclosing the actual owners of such Common Shares. A list
of those persons failing or refusing to comply with such demand must be
maintained as a part of the Company's records. A shareholder failing or refusing
to comply with the Company's written demand must submit with his or her tax
return a similar statement and certain other information.

Asset Tests. In order for the Company to maintain its qualification as a
REIT, at the close of each quarter of its taxable year, it must satisfy three
tests relating to the nature of its assets:

(i) At least 75% of the value of the Company's total assets must be
represented by any combination of interests in real property, interests in
mortgages on real property, shares in other REITs, cash, cash items, and
certain government securities.

(ii) Not more than 25% of the Company's total assets may be
represented by securities other than those in the 75% asset class.

(iii) Of the investments included in the 25% asset class, the value of
any one issuer's securities owned by the Company may not exceed 5% of the
value of the Company's total assets, and the Company may not own more than
10% of any one issuer's outstanding voting securities (excluding securities
of a qualified REIT subsidiary (as defined in the Code) or another REIT).

Where the Company owns an interest in a partnership, it will be treated for
purposes of the asset tests as owning a proportionate part of the partnership's
assets. See "-- Tax Aspects of the Company's Investment in the
Partnership -- General." The Company's investment in the Initial Hotels through
its interest in the Partnership will constitute qualified assets for purposes of
the 75% asset test. As such, the Company expects that more than 75% of the value
of its assets will be real estate assets.

The Company does not expect to hold any securities representing more than
10% of any one issuer's voting securities nor does the Company expect to hold
securities of any one issuer exceeding 5% of the value of the Company's gross
assets.

If the Company inadvertently fails one or more of the asset tests at the
end of a calendar quarter, such a failure would not cause it to lose its REIT
status, provided that (i) it satisfied all of the asset tests at the close of a
preceding calendar quarter, and (ii) the discrepancy between the values of the
Company's assets and the standards imposed by the asset test either did not
exist immediately after the acquisition of any particular asset or was not
wholly or partly caused by such an acquisition. If the condition described in
clause (ii) of the preceding sentence was not satisfied, the Company could still
avoid disqualification by eliminating any discrepancy within 30 days after the
close of the calendar quarter in which it arose.

Income Tests. In order for the Company to maintain its qualification as a
REIT, it must satisfy three separate percentage tests relating to the source of
its gross income in each taxable year. For purposes of these tests, where the
Company invests in a partnership, the Company will be treated as receiving its
proportionate share of the gross income of the partnership, and such gross
income will retain the same character in the hands of the Company as it had in
the hands of the partnership. See "-- Tax Aspects of the Company's Investment in
the Partnership -- General."

(i) The 75% Test. At least 75% of the Company's gross income
(excluding gross income from prohibited transactions) for each taxable year
must be derived from specified real estate sources, including "rents from
real property" and interest and certain other income earned from mortgages
on real property, gain from the sale of real property or mortgages (other
than in prohibited transactions) or income from qualified types of
temporary investments.

(ii) The 95% Test. At least 95% of the Company's gross income
(excluding gross income from prohibited transactions) for each taxable year
must be derived from the same items which qualify under the 75% income test
or from dividends, interest and gain from the sale or disposition of stock
or securities, or from any combination of the foregoing.

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(iii) The 30% Test. Less than 30% of the Company's gross income
(including gross income from prohibited transactions) for each taxable year
must be derived from a gain in connection with the sale or other
disposition of stock or securities held for less than one year, property in
a prohibited transaction and real property held for less than four years
(other than involuntary conversions and foreclosure property).

Rents received by the Company will qualify as "rents from real property"
for purposes of the 75% and 95% income tests if the following requirements are
met.

(i) The amount of rent received must generally not be based in whole
or in part on the income or profits derived by any person from such
property. However, amounts received or accrued generally will not be
excluded from the term "rents from real property" solely by reason of being
based on a fixed percentage or percentages of receipts or sales, or if they
are based on the net income or profits of the tenant and the tenant derives
substantially all of its income with respect to such property from the
leasing or subleasing of substantially all of such property and such tenant
receives from subtenants only amounts which would be treated as rents from
real property if received directly by the Company.

(ii) Rents must not be received from a tenant in which the Company or
a direct or indirect owner of 10% or more of the Company, owns directly or
constructively a 10% or greater interest in the assets or net profits of
such tenant (a "Related Party Tenant").

(iii) The Company must not operate or manage its property or furnish
or render directly services to its tenants unless such services are of a
type that a tax-exempt organization can provide its tenants without causing
its rental income to be unrelated business taxable income under the Code
("Qualifying Services"). If such services are not Qualifying Services, such
services must be rendered by an "independent contractor" that is adequately
compensated and from whom the Company derives no income. Receipts for
services furnished (whether or not rendered by an independent contractor)
that are not customarily provided to tenants of properties of a similar
class in the geographic market in which the Company's property is located
("Noncustomary Services") will not qualify as rents from real property.

(iv) Rent attributable to personal property leased in connection with
a lease of real property will not qualify as "rents from real property" if
such rent is greater than 15% of the total rent received under the lease.

In order for the Minimum Rent and the Percentage Rent to constitute "rents
from real property," the Percentage Leases must be respected as true leases for
federal income tax purposes and not treated as service contracts, joint ventures
or some other type of arrangement. The determination of whether the Percentage
Leases are true leases depends on an analysis of all the surrounding facts and
circumstances. In making such a determination, courts have considered a variety
of factors, including the intent of the parties, the form of the agreement, and
the degree of control over the property that is retained by the property owner.

Code Section 7701(e) provides that a contract that purports to be a service
contract (or a partnership agreement) is treated instead as a lease of property
if the contract is properly treated as such, taking into account all relevant
factors, including whether or not (i) the service recipient is in physical
possession of the property; (ii) the service recipient controls the property;
(iii) the service recipient has a significant economic or possessory interest in
the property (e.g., the property's use is likely to be dedicated to the service
recipient for a substantial portion of the useful life of the property, the
recipient shares the risk that the property will decline in value, the recipient
shares in any appreciation in the value of the property, the recipient shares in
savings in the property's operating costs, or the recipient bears the risk of
damage to or loss of the property); (iv) the service provider does not bear any
risk of substantially diminished receipts or substantially increased
expenditures if there is nonperformance under the contract; (v) the service
provider does not use the property concurrently to provide significant services
to entities unrelated to the service recipient; and (vi) the total contract
price does not substantially exceed the rental value of the property for the
contract period. Since the determination whether a service contract should be
treated as a lease is inherently factual, the present or absence of any single
factor may not be dispositive in every case.

In rendering its opinion that the Company will qualify for taxation as a
REIT, Counsel has concluded that the Percentage Leases should be treated as true
leases for federal income tax purposes. Such conclusion is based, in part, on
the following facts: (i) the Partnership and the Initial Lessee intend for their
relationship to

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be that of a lessor and lessee and such relationship will be documented by lease
agreements; (ii) the Initial Lessee will have the right to exclusive possession
and use and quiet enjoyment of the Initial Hotels during the term of the
Percentage Leases; (iii) the Initial Lessee will bear the cost of, and be
responsible for, day-to-day maintenance and repair of the Initial Hotels, other
than the cost of maintaining underground utilities and structural repairs, and
will dictate how the Initial Hotels are operated, maintained and improved; (iv)
the Initial Lessee will bear all of the costs and expenses of operating the
Initial Hotels (including the cost of any inventory used in their operation)
during the term of the Percentage Leases (other than real property taxes, and
the cost of replacement or refurbishment of furniture, fixtures and equipment,
to the extent such costs do not exceed the allowance of such costs provided by
the Partnership under each Percentage Lease); (v) the Initial Lessee will
benefit from any savings in the costs of operating the Initial Hotels during the
term of the Percentage Leases; (vi) the Initial Lessee will indemnify the
Partnership against all liabilities imposed on the Partnership during the term
of the Percentage Leases by reason of (A) injury to persons or damage to
property occurring at the Initial Hotels or (B) Initial Lessee's use,
management, maintenance or repair of the Initial Hotels; (vii) the Initial
Lessee is obligated to pay substantial fixed rent for the period of use of the
Initial Hotels; and (viii) the Initial Lessee stands to incur substantial losses
(or reap substantial gains) depending on how successfully it operates the
Initial Hotels.

Investors should be aware that there are no controlling Treasury
Regulations, published rulings, or judicial decisions involving leases with
terms substantially the same as the Percentage Leases that discuss whether such
leases constitute true leases for federal income tax purposes. Therefore, the
foregoing conclusions with respect to the relationship between the Partnership
and the Initial Lessee is based upon all of the facts and circumstances and upon
rulings and judicial decisions involving situations that are considered to be
analogous. There can be no complete assurance that the IRS will not successfully
assert a contrary position. If the Percentage Leases are recharacterized as
service contracts or partnership agreements, rather than true leases, part or
all of the payments that the Partnership receives from Initial Lessee may not be
considered rent or may not otherwise satisfy the various requirements for
qualification as "rents from real property." In that case, the Company likely
would not be able to satisfy either the 75% or 95% income tests and, as a
result, would lose its REIT status. See "-- Requirements for Qualification as a
REIT -- Income Tests."

As noted above, in order for the Rents to qualify as "rents from real
property," the Percentage Rent must not be based in whole or in part on the
income or profits of any person. The Percentage Rent, however, will qualify as
"rents from real property" if it is based on percentages of receipts or sales
and the percentages (i) are fixed at the time the Percentage Leases are entered
into; (ii) are not renegotiated during the term of the Percentage Leases in a
manner that has the effect of basing Percentage Rent on income or profits; and
(iii) conforms with normal business practice. More generally, the Percentage
Rent will not qualify as "rents from real property" if, considering the
Percentage Leases and all the surrounding circumstances, the arrangement does
not conform with normal business practice, but is in reality used as a means of
basing the Percentage Rent on income or profits. Since the Percentage Rent is
based on fixed percentages of the gross revenues from the Initial Hotels that
are established in the Percentage Leases, and the Company has represented that
the percentages (i) will not be renegotiated during the terms of the Percentage
Leases in a manner that has the effect of basing the Percentage Rent on income
or profits; and (ii) conform with normal business practice, the Percentage Rent
should not be considered based in whole or in part on the income or profits of
any person. Furthermore, the Company has represented that, with respect to other
hotel properties that it acquires in the future, it will not charge rent for any
property that is based in whole or in part on the income or profits of any
person (except by reason of being based on a fixed percentage of gross revenues,
as described above).

Another requirement for the Rents to constitute "rents from real property"
is that the Rents attributable to personal property leased in connection with
the lease of the real property comprising an Initial Hotel must not be greater
than 15% of the Rents received under the Percentage Lease. The Rents
attributable to the personal property in an Initial Hotel is the amount that
bears the same ratio to total rent for the taxable year as the average of the
adjusted bases of the personal property in the Initial Hotel at the beginning
and at the end of the taxable year bears to the average of the aggregate
adjusted bases of both the real and personal property comprising the Initial
Hotel at the beginning and at the end of such taxable year (the "Adjusted Basis

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Ratio"). Furthermore, the Company has represented that rents attributable to
personal property will not exceed 15% of the rents received under the Percentage
Lease.

A third requirement for qualifications of the Rents as "rents from real
property" is that the Company must not own, directly or constructively, 10% or
more of any tenant (the "10% Ownership Limitation"). Under the attribution rules
governing the 10% Ownership Test, the Company is considered to own any shares
owned by the Partnership if partners in the Partnership collectively own 10% or
more (by value) of the Company. The Partnership Agreement provides that a
redeeming Limited Partner will receive cash, rather than Common Stock, if the
acquisition of Common Stock by such Partner would result in the Company being
treated as owning, directly or constructively, 10% or more of the Initial Lessee
or any sublessee. However, notwithstanding such restriction, because the Code's
constructive ownership rules for purposes of the 10% Ownership Limitation are
broad and it is not possible to continually monitor direct and indirect
ownership of all Company Shares, it is possible that the Limited Partners of the
Partnership may at some time own, directly or through attribution, 10% or more
of such Shares, which would cause the Company to fail the gross income
requirements and thus lose its REIT status.

A fourth requirement for qualification of the Rents as "rents from real
property" is that the Company cannot furnish or render non-Qualifying Services
other than through an independent contractor from whom the Company itself does
not derive or receive any income. Although the Company does provide certain
management services, the Company has represented and warranted to Baker &
Hostetler that these services are usual and customary management services
provided by landlords in the geographic areas in which the Company owns
property, and that such services are not primarily for the convenience of its
residents. To the extent the provision of services would cause such
disqualification, the Company has represented that it will hire independent
contractors, from which the Company derives no income, to perform such services.
As described above, however, if the Percentage Leases are recharacterized as
service contracts, partnership agreements or some other form of arrangement, the
Rents likely would be disqualified as "rents from real property" because the
Company would be considered to furnish or render non-Qualifying Services to the
occupants of the Initial Hotels other than through an independent contractor
from whom the Company derives or receives no income.

In summary, if the Rents do not qualify as "rents from real property"
because either (i) the Percentage Rent is based on income or profits of the
Initial Lessee; (ii) the Company owns, directly or constructively, 10% or more
of the Lessee or any sublessee; or (iii) the Company furnishes non-Qualifying
Services to the tenants of the Initial Hotels other than through a qualifying
independent contractor (or furnishes Non-Customary Services (whether or not
through an independent contractor) unless separately charged for by the
independent contractor), none of the Rents would qualify as "rents from real
property." In such event, the Company likely would lose its REIT status because
it would be unable to satisfy either the 75% or 95% income tests. See
"-- Requirements for Qualification as a REIT -- Income Tests."

Based on the foregoing, the Rents should qualify as "rents from real
property" for purposes of the 75% and 95% income tests. As described above, the
foregoing conclusions and Counsel's opinion as to the qualification of the
Company to be taxed as a REIT are based upon an analysis of all the facts and
circumstances and upon rulings and judicial decisions involving situations that
are considered to be analogous, as well as representations by the Company and
the Partnership and assumptions that are described above and set out in
Counsel's opinion. Opinions of counsel are not binding upon the IRS or a court.
Accordingly, there cannot be complete assurance that the IRS will not assert
successfully a contrary position and, therefore, prevent the Company from
qualifying for taxation as a REIT.

The interest accrued on the Intercompany Convertible Note by the Company
will be qualified income for purposes of the 75% test because the Intercompany
Convertible Note is secured by second mortgages on two of the Initial Hotels.

If the sum of the income realized by the Company (whether directly or
through its interest in the Partnership) which does not satisfy the requirements
of the 75% and the 95% gross income tests (collectively, "Non-Qualifying
Income"), exceeds 5% of the company's gross income for any taxable year, the
company's status as a REIT would be jeopardized. The company has represented
that the amount of its Non-Qualifying Income will not exceed 5% of the Company's
annual gross income for any taxable year.

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It is possible that, from time to time, the Company or the Partnership will
enter into hedging transactions with respect to one or more of its assets or
liabilities. Any such hedging transactions could take a variety of forms. If the
Company or the Partnership enters into an interest rate swap or cap contract to
hedge any variable rate indebtedness incurred to acquire or carry real estate
assets, any periodic income or gain from the disposition of such contract should
be qualifying income for purposes of the 95% gross income test, but not for the
75% gross income test. Furthermore, any such contract would be considered a
"security" for purposes of applying the 30% gross income test. To the extent
that the Company or the Partnership hedges with other types of financial
instruments or in other situations, it may not be entirely clear how the income
from those transactions will be treated for purposes of the various income tests
that apply to REITs under the Code. The Company intends to structure any hedging
transactions in a manner that does not jeopardize its status as a REIT.

If the Company fails to satisfy one or both of the 75% or 95% income tests
for any taxable year, it may still qualify as a REIT in such year if (i) it
attaches a schedule of the source and nature of each item of its gross income to
its federal income tax return for such year; (ii) the inclusion of any incorrect
information in its return was not due to fraud with intent to evade tax; and
(iii) the Company's failure to meet such tests is due to reasonable cause and
not due to willful neglect. It is not possible, however, to state whether in all
circumstances the Company would be entitled to the benefit of these relief
provisions. Even if these relief provisions apply, the Company will still be
subject to a tax imposed with respect to the excess net income. See "-- Taxation
of the Company as a REIT." No such relief is available for violations of the 30%
income test.

Annual Distribution Requirements. The Company, in order to qualify as a
REIT, is required to distribute dividends (other than capital gain dividends) to
its shareholders in an amount at least equal to (A) the sum of (i) 95% of the
Company's "REIT taxable income" (computed without regard to the dividends paid
deduction and the REITs net capital gain); and (ii) 95% of the net income (after
tax), if any, from foreclosure property, minus (B) the sum of certain items of
noncash income. In addition, if the Company disposes of any asset during its
Restriction Period, the Company will be required to distribute at least 95% of
the built-in gain (after tax), if any, recognized on the disposition of such
asset. Such distributions must be paid in the taxable year to which they relate,
or in the following taxable year if declared before the Company timely files its
tax return for such year and if paid on or before the first regular dividend
payment after such declaration. To the extent that the Company does not
distribute all of its net capital gain or distributes at least 95%, but less
than 100%, of its "REIT taxable income," as adjusted, it will be subject to tax
on the undistributed amount at regular capital gains and ordinary corporate tax
rates. Moreover, if the Company should fail to distribute during each calendar
year at least the sum of (i) 85% of its REIT ordinary income for such year; (ii)
95% of its REIT net capital gain income for such year; and (iii) any
undistributed taxable income from prior periods, the Company would be subject to
a 4% excise tax on the excess of such required distribution over the amounts
actually distributed.

The Company intends to make timely distributions sufficient to satisfy the
annual distribution requirements. In this regard, the partnership agreement of
the Partnership authorizes the Company, as general partner, to take such steps
as may be necessary to cause the Partnership to distribute to its partners an
amount sufficient to permit the Company to meet these distribution requirements.
It is possible that the Company, from time to time, may not have sufficient cash
or other liquid assets to meet the 95% distribution requirement due primarily to
the expenditure of cash for nondeductible expenses such as principal
amortization or capital expenditures. In the event that such timing differences
occur, the Company may find it necessary to cause the Partnership to arrange for
borrowings or liquidate some of its investments in order to meet the annual
distribution requirement. In order to avoid any problem with the 95%
distribution requirement, the Company will closely monitor the relationship
between its REIT taxable income and cash flow and, if necessary, will borrow
funds (or cause the Partnership to borrow funds) in order to satisfy the
distribution requirements.

If the Company fails to satisfy the 95% distribution requirement as a
result of an adjustment to the Company's tax return by the IRS, the Company may
be permitted to remedy such a failure by paying a "deficiency dividend" (plus
applicable interest and penalties) within a specified time.

Failure to Qualify. If the Company fails to qualify for taxation as a REIT
in any taxable year and the relief provisions do not apply, the Company will be
subject to tax (including any applicable corporate

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alternative minimum tax) on its taxable income at regular corporate rates.
Distributions to shareholders in any year in which the Company fails to qualify
will not be deductible by the Company, nor will they be required to be made. In
such event, to the extent of current and accumulated earnings and profits, all
distributions to shareholders will be taxable to them as ordinary income, and,
subject to certain limitations of the Code, corporate distributees may be
eligible for the dividends received deduction. Unless entitled to relief under
specific statutory provisions, the Company also will be ineligible for
qualification as a REIT for the four taxable years following the year during
which qualification was lost. It is not possible to state whether in all
circumstances the Company would be entitled to such statutory relief.

TAX ASPECTS OF THE COMPANY'S INVESTMENT IN THE PARTNERSHIP

General. The Company will hold a direct interest in the Partnership. In
general, a partnership is not subject to federal income tax. Rather, each
partner includes in the partner's taxable income or loss its allocable share of
the partnership's items of income, gain, loss, deduction and credit, without
regard to whether the partner receives a distribution from the partnership. The
Company will include its proportionate share of the foregoing items of the
Partnership for purposes of the various REIT income tests and in the computation
of its REIT taxable income. See "-- Requirements for Qualification as a
REIT -- Income Tests." Any resultant increase in the Company's REIT taxable
income will increase its distribution requirements (see "-- Requirements for
Qualification as a REIT -- Annual Distribution Requirements"), but will not be
subject to federal income tax in the hands of the Company provided that such
income is distributed by the Company to its shareholders. Moreover, for purposes
of the REIT asset tests (see "-- Requirements for Qualification as a
REIT -- Asset Tests"), the Company will include its proportionate share of
assets held by the Partnership.

Entity Classification. The Company's interest in the Partnership involves
special tax considerations, including the possibility of a challenge by the IRS
of the status of the Partnership as a partnership (as opposed to an association
taxable as a corporation) for federal income tax purposes. If the Partnership
was treated as an association, it would be taxable as a corporation and
therefore subject to an entity-level tax on its income. In such a situation, the
character of the Company's assets and items of gross income would change, which
would preclude the Company from satisfying the asset and income tests (see
"-- Requirements for Qualification as a REIT -- Asset Tests" and "-- Income
Tests"), and in turn would prevent the Company from qualifying as a REIT. See
"-- Requirements for Qualification as a REIT -- Failure to Qualify" above for a
discussion of the effect of the Company's failure to meet such tests for a
taxable year. The Company does not intend to request a ruling from the IRS that
the Partnership will be treated as a partnership for federal income tax
purposes. Counsel has rendered its opinion, subject to certain factual
assumptions and representations of the Company and the Partnership, that the
Partnership will be treated for federal income tax purposes as a partnership.
Counsel's opinion is not binding on the IRS or the courts.

Tax Allocations with Respect to the Properties. The Partnership initially
will acquire a tax basis in each of the Initial Hotels equal to the adjusted tax
basis of such asset in the hands of the current ownership entities, increased by
any gain realized by the current ownership entities on the transfer. For
purposes of determining the percentage interests of the contributing partners,
the contributing partners will be credited with having contributed an amount
equal to the agreed value of the contributed assets. The difference between the
agreed value of a contributed asset and its adjusted tax basis is referred to as
the book-tax difference (the "Book-Tax Difference"). It is expected that the
agreed value of most of the Initial Hotels will substantially exceed their tax
basis, so that there will be substantial Book-Tax Differences at the time of
contribution. Pursuant to Section 704(c) of the Code, income, gain, loss and
deduction attributable to property contributed by a partner in exchange for a
partnership interest (such as the Initial Hotels), must be allocated so that the
contributing partner is charged with, or benefits from, respectively, any
Book-Tax Difference associated with the property at the time of the
contribution. Such allocations are solely for federal income tax purposes and do
not affect the book capital accounts or other economic arrangements among the
partners. The partnership agreement of the Partnership will require such
allocations to be made in a manner consistent Section 704(c) of the Code.

In general, the Partnership's Section 704(c) allocations allocate to the
Company the same amounts of depreciation deductions attributable to the Initial
Hotels and other assets and taxable gain or loss upon sale of such assets as the
Company would have received had it purchased its interest in such assets at
their agreed

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<PAGE> 95

value. To accomplish this, the existing owners will be allocated lower amounts
of depreciation deductions for tax purposes and increased taxable income (or
less loss) on sale by the Partnership of the Initial Hotels than their
allocations of depreciation deductions and income or gain for book purposes.
This will tend to eliminate the Book-Tax Difference over the life of the
Partnership. However, the special allocation rules of Section 704(c) do not
always entirely rectify the Book-Tax Difference on an annual basis or with
respect to a specific taxable transaction such as a sale. Thus, the carryover
basis of the contributed assets in the hands of the Partnership in some cases
may cause the Company to be allocated lower depreciation and other deductions,
and possibly greater amounts of taxable income in the event of a sale of the
Initial Hotels in excess of the economic or book income allocated to it as a
result of such sale. This might adversely affect the Company's ability to
distribute sufficient dividends to comply with the REIT distribution
requirements. See "-- Requirements for Qualification as a REIT -- Annual
Distribution Requirements." The foregoing principles also apply in determining
the earnings and profits of the Company for purposes of determining the portion
of distributions taxable as dividend income. See "-- Taxation of the Company's
Shareholders." The application of these rules over time may result in a higher
portion of distributions being taxed as dividends than would have occurred had
the Company purchased its interest in the Initial Hotels at their agreed value.

Treasury Regulations under Section 704(c) of the Code allow partnerships to
use any reasonable method of accounting for Book-Tax Differences for
contributions of property so that a contributing partner receives the tax
benefits and burdens of any built-in gain or loss associated with contributed
property. The Partnership currently intends to account for Book-Tax Differences
using the traditional method provided for in the regulations.

With respect to any property purchased by the Partnership subsequent to the
formation of the Company, such property will initially have a tax basis equal to
its purchase price and Section 704(c) of the Code will not apply.

Basis in Partnership Interest. The Company's adjusted tax basis in its
partnership interest in the Partnership generally (i) will be equal to the
amount of cash and the basis of any other property contributed to the
Partnership by the Company; (ii) will be increased by (A) its allocable share of
the Partnership's income and (B) its allocable share of indebtedness of the
Partnership; and (iii) will be reduced, but not below zero, by the Company's
allocable share of (a) the Partnership's loss and (B) the amount of cash
distributed to the Company and by constructive distributions resulting from a
reduction in the Company's share of indebtedness of the Partnership.

If the allocation of the Company's distributive share of the Partnership's
loss would reduce the adjusted tax basis of the Company's partnership interest
in the Partnership below zero, the recognition of such loss will be deferred
until such time as the recognition of such loss would not reduce the Company's
adjusted tax basis below zero. To the extent that the Partnership's
distributions, or any decrease in the Company's share of the indebtedness of the
Partnership (such decrease being considered a constructive cash distribution to
the partners), would reduce the Company's adjusted tax basis below zero, such
distributions (including such constructive distributions) constitute taxable
income to the Company. Such distributions and constructive distributions
normally will be characterized as capital gain, and, if the Company's
partnership interest in the Partnership has been held for longer than the
long-term capital gain holding period (currently one year), the distributions
and constructive distributions will constitute long-term capital gain.

Depreciation Deductions Available to the Partnership. Immediately after
the Offering, the Company will make a cash contribution to the Partnership in
exchange for an approximately 82.2% general partnership interest in the
Partnership (which interest will increase to 85.7% if the Intercompany
Convertible Note is converted). The Partnership will concurrently acquire all of
the equity interests in the Contributed Partnerships in exchange for
approximately $9.2 million in cash and issuance of Units representing
approximately 17.8% of the equity interests in the Partnership (14.3% if the
Intercompany Convertible Note is converted). The Partnership's initial basis in
the Initial Hotels for federal income tax purposes will be a carryover of the
basis of the Contributed Partnerships in the Initial Hotels on the date of such
transactions, increased by any gain recognized on the transfers to the
Partnership. The Partnership plans to depreciate, for federal income tax
purposes, the Initial Hotels and any depreciable hotel property which it may
acquire for cash in the future under ADS. Under ADS, the Partnership will
depreciate such building and improvements

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<PAGE> 96

- -- even those acquired with a carryover basis -- over a new 40 year recovery
period using a straight-line method and a mid-month convention. The Partnership
plans to use the modified accelerated cost recovery system of depreciation
("MACRS") for subsequently acquired furnishings and equipment. Under MACRS, the
Partnership generally will depreciate such furnishings and equipment over a
seven-year recovery period using a 200% declining balance method and a half-year
convention. If, however, the Partnership places more than 40% of its furnishings
and equipment in service during the last three months of a taxable year, a mid-
quarter depreciation convention must be used for the furnishings and equipment
placed in service during that year. The Partnership plans to use ADS for the
depreciation of subsequently acquired buildings and improvements. Under ADS, the
Partnership generally will depreciate such buildings and improvements over a
40-year recovery period using a straight line method and a mid-month convention.

Sale of the Properties. Generally, any gain realized by a partnership on
the sale of assets held by the partnership for more than one year will be
long-term capital gain. However, under REIT rules, the Company's share of any
gain realized by the Partnership on the sale of any property held as inventory
or other property held primarily for sale to customers in the ordinary course of
a trade or business ("dealer property") will be treated as income from a
prohibited transaction that is subject to a 100% penalty tax. See "-- Taxation
of the Company as a REIT." Under existing law, whether property is dealer
property is a question of fact that depends on all the facts and circumstances
with respect to the particular transaction. A safe harbor to avoid
classification as a prohibited transaction exists as to real estate assets held
for the production of rental income by a REIT for at least four years where in
any taxable year the REIT has made no more than seven sales of property, or, in
the alternative, the aggregate of the adjusted bases of all properties sold does
not exceed 10% of the adjusted bases of all of the REIT's properties during the
year and the expenditures includable in a property's basis made during the
four-year period prior to disposition do not exceed 30% of the property's net
sale price. All inventory required in the operation of the Initial Hotels will
be purchased by the Initial Lessee or its designee as required by the terms of
the Percentage Leases. Accordingly, the Company and the Partnership believe that
no asset owned by the Company or the Partnership is dealer property of the
Company or the Partnership. Nevertheless, the Company and the Partnership will
attempt to comply with the terms of the safe-harbor provisions of the Code.
Complete assurance cannot be given, however, that the Company or the Partnership
can comply with the safe-harbor provisions of the Code or avoid owning property
that may be characterized as dealer property.

TAXATION OF TAXABLE DOMESTIC SHAREHOLDERS

As long as the Company qualifies as a REIT, distributions made to the
Company's taxable shareholders out of current or accumulated earnings and
profits (and not designated as capital gain dividends) will be taken into
account by such shareholders as ordinary income. Domestic shareholders generally
are shareholders who are (i) citizens or residents of the United States; (ii)
corporations, partnerships or other entities created in or organized under the
laws of the United States or any political subdivision thereof; or (iii) estates
or trusts the income of which is subject to United States federal income
taxation regardless of its source. Corporate shareholders will not be entitled
to the dividends received deduction. Any dividend declared by the Company in
October, November or December of any year payable to a shareholder of record on
a specific date in any such month shall be treated as both paid by the Company
and received by the shareholder on December 31 of such year, provided that the
dividend is actually paid by the Company during January of the following
calendar year.

Distributions that are designated as capital gain dividends will be taxed
as long-term capital gains (to the extent they do not exceed the Company's
actual net capital gain for the taxable year) without regard to the period for
which the shareholder has held its shares. However, corporate shareholders may
be required to treat up to 20% of certain capital gain dividends as ordinary
income.

Distributions in excess of current and accumulated earnings and profits
will not be taxable to a shareholder to the extent that they do not exceed the
adjusted basis of the shareholder's Common Shares, but rather will reduce the
adjusted basis of such shares. To the extent that such distributions exceed the
adjusted basis of a shareholder's Common Shares, they will be included in income
as long-term capital gain assuming the shares are a capital asset in the hands
of the shareholder and have been held for more than one year.

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<PAGE> 97

Shareholders may not include in their individual income tax returns any net
operating losses or capital losses of the Company. In general, a shareholder
will realize capital gain or loss on the disposition of Common Shares equal to
the difference between (a) the sales price for such shares and (b) the adjusted
tax basis of such shares. Gain or loss realized upon the sale or exchange of
Common Shares by a shareholder who has held such Common Shares for more than one
year (after applying certain holding period rules) will be treated as long-term
gain or loss, respectively, and otherwise will be treated as short-term capital
gain or loss. However, losses incurred upon a sale or exchange of Common Shares
by a shareholder who has held such shares for six months or less (after applying
certain holding period rules) will be deemed a long-term capital loss to the
extent of any capital gain dividends received by the selling shareholder with
respect to such Common Shares.

Distributions from the Company and gain from the disposition of shares will
not be treated as passive activity income. Distributions from the Company (to
the extent they do not constitute a return of capital) will generally be treated
as investment income for purposes of the investment interest limitation. Gain
from the disposition of shares and capital gain dividends will not be treated as
investment income unless the taxpayer elects to have the gain taxed at ordinary
income rates.

Backup Withholding. The Company will report to its domestic shareholders
and the IRS the amount of dividends paid during each calendar year, and the
amount of tax withheld, if any, with respect thereto. Under the backup
withholding rules, a shareholder may be subject to backup withholding at the
rate of 31% with respect to dividends paid unless such shareholder (a) is a
corporation or comes within certain other exempt categories and, when required,
demonstrates this fact, or (b) provides a taxpayer identification number,
certifies as to no loss of exemption from backup withholding, and otherwise
complies with applicable requirements of the backup withholding rules. A
shareholder who does not provide the Company with its correct taxpayer
identification number may also be subject to penalties imposed by the IRS. Any
amount paid as backup withholding will be creditable against the shareholder's
income tax liability. In addition, the Company may be required to withhold a
portion of capital gain distributions made to any shareholders who fail to
certify their nonforeign status to the Company.

TAXATION OF TAX-EXEMPT SHAREHOLDERS

Tax-exempt entities, including qualified employee pension and
profit-sharing trusts, individual retirement accounts and certain funded welfare
plan arrangements ("Exempt Organizations"), generally are exempt from federal
income taxation. However, they are subject to taxation on their unrelated
business taxable income ("UBTI"). While many investments in real estate generate
UBTI, the IRS has issued a published ruling that dividend distributions by a
REIT to an exempt employee pension trust do not constitute UBTI, provided that
the shares of the REIT are not otherwise used in an unrelated trade or business
of the exempt employee pension trust. Based on that ruling and on the intention
of the Company to invest its assets in a manner that will avoid the recognition
of UBTI by the Company, amounts distributed by the Company to Exempt
Organizations generally should not constitute UBTI. However, if an Exempt
Organization finances its acquisition of the Common Stock with debt, a portion
of its income from the Company will constitute UBTI pursuant to the
"debt-financed property" rules. Furthermore, social clubs, voluntary employee
benefits associations, supplemental unemployment benefit trusts, and qualified
group legal services plans that are exempt from taxation under paragraphs (7),
(9), (17), and (20), respectively, of Code section 501(c) are subject to
different UBTI rules, which generally will require them to characterize
distributions from the Company as UBTI. In addition, for taxable years beginning
on or after January 1, 1994, a pension trust that owns more than 10% of the
Company is required to treat a percentage of the dividends from the Company as
UBTI (the "UBTI Percentage") in certain circumstances. The UBTI Percentage is
the gross income derived from an unrelated trade or business (determined as if
the Company were a pension trust) divided by the gross income of the Company for
the year in which the dividends are paid. The UBTI rule applies only if (i) the
UBTI Percentage is at least 5%; (ii) the Company qualifies as a REIT by reason
of the modification of the 5/50 Rule that allows the beneficiaries of the
pension trust to be treated as holding shares of the Company in proportion to
their actuarial interests in the pension trust; and (iii) either (A) one pension
trust owns more than 25% of the value of the Company's stock or (B) a group of
pension trusts individually holding more than 10% of the value of the Company's
stock collectively own more than 50% of the value of the Company's stock.

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While an investment in the Company by an Exempt Organization generally is
not expected to result in UBTI except in the circumstances described in the
preceding paragraph, any gross UBTI that does arise from such an investment will
be combined with all other gross UBTI of the Exempt Organization for a taxable
year and reduced by all deductions attributable to the UBTI plus $1,000. Any
amount then remaining will constitute UBTI on which the Exempt Organization will
be subject to tax. If the gross income taken into account in computing UBTI
exceeds $1,000, the Exempt Organization is obligated to file a tax return for
such year on an IRS Form 990-T. Neither the Company, its Board of Directors, nor
any of its Affiliates expects to undertake the preparation or filing of IRS Form
990-T for any Exempt Organization in connection with an investment by such
Exempt Organization in the Common Stock. Generally, IRS Form 990-T must be filed
with the IRS by April 15 of the year following the year to which it relates.

TAXATION OF FOREIGN SHAREHOLDERS

The rules governing United States federal income taxation of nonresident
alien individuals, foreign corporations, foreign partnerships and other foreign
shareholders (collectively, "Non-U.S. Shareholders") are complex, and no attempt
will be made herein to provide more than a summary of such rules. PROSPECTIVE
NON-U.S. SHAREHOLDERS SHOULD CONSULT WITH THEIR OWN TAX ADVISORS TO DETERMINE
THE IMPACT OF FEDERAL, STATE AND LOCAL INCOME TAX LAWS WITH REGARD TO AN
INVESTMENT IN THE COMMON SHARES, INCLUDING ANY REPORTING REQUIREMENTS.

It is currently anticipated that the Company will qualify as a
"domestically controlled REIT" (i.e., a REIT in which at all times during a
specified testing period less than 50% of the value of the shares is owned
directly or indirectly by Non-U.S. Shareholders) and therefore gain from the
sale of Common Shares by a Non-U.S. Shareholder would not be subject to United
States taxation unless such gain is treated as "effectively connected" with the
Non-U.S. Shareholder's United States trade or business.

Distributions that are not attributable to gain from the sale or exchange
by the Company of United States real property interests (and are not designated
as capital gain dividends) will be treated as dividends of ordinary income to
the extent that they are made out of current or accumulated earnings and profits
of the Company. Such distributions generally will be subject to a United States
withholding tax equal to 30% of the gross amount of the distribution, subject to
reduction or elimination under an applicable tax treaty. However, if dividends
from the investment in the shares are treated as "effectively connected" with
the Non-U.S. Shareholder's conduct of a United States trade or business, such
dividends will be subject to regular U.S. income taxation (foreign corporations
may also be subject to the 30% branch profits tax). The Company expects to
withhold United States income tax at the rate of 30% on the gross amount of any
such dividends made to a Non-U.S. Shareholder unless: (i) a lower treaty rate
applies and the Non-U.S. Shareholder files certain information evidencing its
entitlement to such lower treaty rate; or (ii) the Non-U.S. Shareholder files an
IRS Form 4224 with the Company claiming that the distribution is "effectively
connected" income. Distributions which exceed current and accumulated earnings
and profits of the Company will not be taxable to the extent that they do not
exceed the adjusted basis of a shareholder's shares but, rather, will reduce
(but not below zero) the adjusted basis of such shares. To the extent that such
distributions exceed the adjusted basis of a Non-U.S. Shareholder's shares, they
generally will give rise to United States tax liability if the Non-U.S.
Shareholder would otherwise be subject to tax on gain from the sale or
disposition of his or her shares in the Company, as described above. If it
cannot be determined at the time a distribution is made whether or not such
distribution will be in excess of current and accumulated earnings and profits,
the distributions will be subject to withholding at the same rate as dividends.
However, amounts thus withheld are refundable if it is subsequently determined
that such distribution was, in fact, in excess of current and accumulated
earnings and profits of the Company.

Distributions by the Company to a Non-U.S. Shareholder that are
attributable to gain from sales or exchanges by the Company of a United States
real property interest are subject to income and withholding tax under the
provisions of the Foreign Investment in Real Property Tax Act of 1980
("FIRPTA"). Under FIRPTA, these distributions, if any, that are treated as gain
recognized from the sale of a United States real property interest, are taxed as
income "effectively connected" with a United States business. Non-U.S.
Shareholders would thus be taxed at the normal capital gain rates applicable to
U.S. shareholders (subject to

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the applicable alternative minimum tax and a special alternative minimum tax for
nonresident alien individuals). Also, distributions subject to FIRPTA may be
subject to a 30% branch profits tax in the hands of a foreign corporate
shareholder not entitled to treaty exemption. The Company is required by
applicable Treasury Regulations to withhold 35% of any distribution that could
be designated by the Company as a capital gains dividend. This amount is
creditable against the Non-U.S. Shareholder's FIRPTA tax liability. A refund may
be available if the amount exceeds the Non-U.S. Shareholder's federal tax
liability.

OTHER TAX CONSIDERATIONS

State and Local Taxes. The company or its shareholders or both may be
subject to state, local or other taxation in various state, local or other
jurisdictions, including those in which they transact business or reside. The
tax treatment in such jurisdictions may differ from federal income tax
consequences discussed above. Consequently, prospective shareholders should
consult with their own tax advisors regarding the effect of state, local and
other tax laws on an investment in the Common Shares of the Company.

ERISA CONSIDERATIONS

A fiduciary of a pension, profit sharing, retirement, welfare or other
employee benefit plan ("Plan") subject to the Employee Retirement Income
Security Act of 1974, as amended ("ERISA"), should consider the fiduciary
standards under ERISA in the context of the Plan's particular circumstances
before authorizing an investment of a portion of the Plan's assets in the Common
Shares. Accordingly, any such fiduciary should consider (i) whether the
investment satisfies the diversification requirements of Section 404(a)(1)(C) of
ERISA; (ii) whether the investment is in accordance with the documents and
instruments governing the Plan as required by Section 404(a)(1)(D) of ERISA; and
(iii) whether the investment is prudent under ERISA. In addition to the
imposition of general fiduciary standards of investment prudence and
diversification, ERISA, and the corresponding provisions of the Code, prohibit a
wide range of transactions involving the assets of the Plan and persons who have
certain specified relationships to the Plan ("parties in interest" within the
meaning of ERISA, "disqualified persons" within the meaning of the Code). Thus,
a Plan fiduciary considering an investment in the Common Shares also should
consider whether the acquisition or the continued holding of the Common Shares
might constitute or give rise to a direct or indirect prohibited transaction.

The Department of Labor (the "DOL") has issued final regulations (the
"Regulations") as to what constitutes assets of an employee benefit plan under
ERISA. Under the Regulations, if a Plan acquires an equity interest in an
entity, which interest is neither a "publicly offered security" nor a security
issued by an investment company registered under the Investment Company Act of
1940, as amended, the Plan's assets would include, for purposes of the fiduciary
responsibility provisions of ERISA, both the equity interest and an undivided
interest in each of the entity's underlying assets unless certain specified
exceptions apply. The Regulations define a publicly offered security as a
security that is "widely held," "freely transferable," and either part of a
class of securities registered under the Exchange Act, or sold pursuant to an
effective registration statement under the Securities Act (provided the
securities are registered under the Exchange Act within 120 days after the end
of the fiscal year of the issuer during which the public offering occurred). The
Common Shares are being sold in an offering registered under the Securities Act
and will be registered under the Exchange Act.

The DOL Regulations provide that a security is "widely held" only if it is
part of a class of securities that is owned by 100 or more investors independent
of the issuer and of one another. A security will not fail to be "widely held"
because the number of independent investors falls below 100 subsequent to the
initial public offering as a result of events beyond the issuer's control. The
Company expects the Common Shares to be "widely held" on completion of the
Offering.

The DOL Regulations provide that whether a security is "freely
transferable" is a factual question to be determined on the basis of all
relevant facts and circumstances. The DOL Regulations further provide that when
a security is part of an offering in which the minimum investment is $10,000 or
less, as is the case with the Offering, certain restrictions ordinarily will
not, alone or in combination, affect the finding that those securities are
"freely transferable." The Company believes that the restrictions imposed under
its Articles of

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Incorporation on the transfer of the Common Shares are limited to the
restrictions on transfer generally permitted under the DOL Regulations and are
not likely to result in the failure of the Common Shares to be "freely
transferable." The Company also believes that certain restrictions that apply to
the Common Shares to be held by the Company, or derived from contractual
arrangements requested by the Underwriters in connection with the Offering, are
unlikely to result in the failure of the Common Shares to be "freely
transferable." See "Shares Available for Future Sale" and "Underwriting." The
DOL Regulations only establish a presumption in favor of the finding of free
transferability, and, therefore, no assurance can be given that the DOL and the
U.S. Treasury Department will not reach a contrary conclusion.

Assuming that the Common Shares will be "widely held" and are "freely
transferable," the Company believes that the Common Shares will be publicly
offered securities for purposes of the Regulations and that the assets of the
Company will not be deemed to be "plan assets" of any Plan that invests in the
Common Shares.

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UNDERWRITING

The underwriters of the Offering (the "Underwriters"), for whom Lehman
Brothers Inc., Alex. Brown & Sons Incorporated, Dean Witter Reynolds Inc., A.G.
Edwards & Sons, Inc., EVEREN Securities, Inc. and McDonald & Company Securities,
Inc. are serving as representatives, have severally agreed, subject to the terms
and conditions of the Underwriting Agreement (the "Underwriting Agreement") (the
form of which is filed as an exhibit to the Registration Statement (as defined)
of which this Prospectus is a part), to purchase from the Company and the
Company has agreed to sell to each Underwriter, the aggregate number of shares
of Common Stock set forth opposite their respective names below:

<TABLE>
<CAPTION>
NUMBER
UNDERWRITER OF SHARES
------------------------------------------------------------------------ ---------
<S> <C>
Lehman Brothers Inc.....................................................
Alex. Brown & Sons Incorporated.........................................
Dean Witter Reynolds Inc................................................
A.G. Edwards & Sons, Inc................................................
EVEREN Securities, Inc..................................................
McDonald & Company Securities, Inc......................................
---------
Total...................................................................
========
</TABLE>

The Underwriting Agreement provides that the obligations of the
Underwriters to purchase Common Shares are subject to certain other conditions
and that if any of the Common Shares are purchased by the Underwriters pursuant
to the Underwriting Agreement, all Common Shares agreed to be purchased by the
Underwriters pursuant to the Underwriting Agreement must be so purchased.

Although the Conduct Rules of the National Association of Securities
Dealers, Inc. ("NASD") exempt REITs from the conflict of interest provisions
thereof, the Underwriters have determined to conduct the Offering in accordance
with Rule 2720 of the Conduct Rules because an affiliate of Lehman Brothers Inc.
will receive more than ten percent of the net proceeds of the Offering in
repayment of currently outstanding indebtedness. In accordance with these
provisions, Lehman Brothers Inc. has agreed that the price at which the Common
Shares are to be distributed to the public shall be no higher than that
recommended by a "qualified independent underwriter" meeting certain standards
described in the Rules of Fair Practice of the NASD. Dean Witter Reynolds Inc.
has agreed to act as the qualified independent underwriter in connection with
the Offering, has participated in the preparation of the Prospectus and the
Registration Statement of which this Prospectus forms a part, and has exercised
the usual standard of due diligence with respect thereto.

The Company has been advised that the Underwriters propose to offer the
Common Shares directly to the public initially at the public offering price set
forth on the cover page of this Prospectus and to certain selected dealers (who
may include the Underwriters) at such public offering price less a selling
concession not in excess of $ per share. The Underwriters may allow,
and the selected dealers may reallow, a concession not in excess of $
per share to certain other brokers and dealers. After the initial public
offering of the Common Shares, the concession to selected dealers and the
reallowances to other dealers may be changed by the Underwriters.

The Company has granted to the Underwriters an option to purchase up to an
additional 1,241,250 Common Shares at the public offering price less the
aggregate underwriting discounts and commissions shown on the cover page of this
Prospectus solely to cover over-allotments, if any. The option may be exercised
at any time up to 30 days after the date of this Prospectus. To the extent that
the Underwriters exercise such option, the Underwriters will be committed
(subject to certain conditions) to purchase a number of option shares
proportionate to such Underwriter's initial commitment.

The Company has agreed to indemnify the Underwriters against certain
liabilities, including liabilities under the Securities Act, or to contribute to
payments that the Underwriters may be required to make in respect thereof.

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<PAGE> 102

The Common Shares have been approved for listing on the New York Stock
Exchange, subject to official notice of issuance, under the symbol "BOY." In
order to meet one of the requirements for the listing of the Common Shares, the
Underwriters have undertaken to sell lots of 100 or more shares to a minimum of
2,000 beneficial holders for a minimum of 1.1 million publicly-held shares and
for an aggregate market value of at least $40 million.

The Underwriters have informed the Company that they do not intend to
confirm sales to any account over which they exercise discretionary authority.

At the request of the Company, up to Common Shares offered in the
Offering have been reserved for sale to employees of the Company and certain
members of their families. The price of such shares to such persons will be
equal to the public offering price set forth on the cover of this Prospectus.
The number of shares available to the general public will be reduced to the
extent those persons purchase reserved shares. Any shares not so purchased will
be offered in the Offering at the public offering price set forth on the cover
of this Prospectus.

The Company has agreed not to offer, sell or contract to sell, or otherwise
dispose of, or announce the offering of, any Common Shares, or any securities
convertible into, or exchangeable for, Common Shares, except the Common Shares
offered hereby, for a period of 180 days from and after the date of this
Prospectus without the prior written consent of Lehman Brothers Inc.

From time to time, certain of the Underwriters or their affiliates may
provide investment banking services to the Company. The Company will pay an
advisory fee equal to .5% of the gross proceeds of the Offering (including any
exercise of the Underwriters' over-allotment option) to Lehman Brothers Inc. for
advisory services in connection with the evaluation, analysis and structuring of
the Company's formation and the Offering. In connection with the Offering, an
affiliate of Lehman Brothers Inc. will be repaid mortgage loans in the principal
amount of $65.2 million made by it to certain Boykin Group Affiliates, and has
delivered a commitment to make the Credit Facility available to the Company. The
interest payable with respect to the mortgage loan repayment is less than it
would be if the repayment had not been made in connection with the Offering. See
"Use of Proceeds" and "The Company -- Business Objectives and
Strategies -- Financing Strategy."

Prior to this Offering there has been no public market for the Common
Shares. The initial public offering price for the Common Shares offered hereby
will be determined by negotiation between the Company and the Underwriters and
will be based on, among other things, the Initial Hotels' financial and
operating history and condition, the prospectus of the Company and its industry
in general, the management of the Company and the market prices of securities of
companies engaged in businesses similar to those of the Company.

EXPERTS

The Balance Sheet of Boykin Lodging Company as of June 30, 1996; the
Combined Financial Statements of the Initial Hotels (Excluding Lake Norman
Hotels) as of December 31, 1994 and 1995 and for each of the three years in the
period ended December 31, 1995 and the related financial statement schedule; the
Combined Financial Statements of the Lake Norman Hotels as of December 31, 1994
and 1995 and for each of the three years in the period ended December 31, 1995;
and the Combined Statements of Net Assets of Boykin Management Company,
Purchasing Concepts, Inc. and Bopa Design Company as of June 30, 1995 and 1996
and the related Combined Statements of Revenues and Expenses for each of the
three years in the period ended June 30, 1996 included in this Prospectus and
elsewhere in the Registration Statement have been audited by Arthur Andersen
LLP, independent public accountants, as indicated in their reports with respect
thereto, and are included herein in reliance upon the authority of said firm as
experts in giving said reports.

LEGAL MATTERS

The validity of the Common Shares offered hereby as well as certain legal
matters described under "Federal Income Tax Considerations" will be passed upon
for the Company by Baker & Hostetler, Cleveland, Ohio, and certain legal matters
will be passed upon for the Underwriters by Willkie Farr & Gallagher, New York,
New York. Baker & Hostetler provides legal services to the Boykin Group and
various Boykin Group Affiliates. Albert T. Adams, a proposed director of the
Company, is a partner in Baker & Hostetler.

96
<PAGE> 103

ADDITIONAL INFORMATION

The Company has filed with the Securities and Exchange Commission (the
"Commission") a Registration Statement (of which this Prospectus is a part) on
Form S-11 under the Securities Act with respect to the securities offered
hereby. This Prospectus does not contain all the information set forth in the
Registration Statement, certain portions of which have been omitted as permitted
by the rules and regulations of the Commission. Statements contained in this
Prospectus as to the content of any contract or other document are not
necessarily complete, and in each instance reference is made to the copy of such
contract or other document filed as an exhibit to the Registration Statement,
each such statement being qualified in all respects by such reference and the
exhibits and schedules thereto. For further information regarding the Company
and the Common Shares offered hereby, reference is hereby made to the
Registration Statement and such exhibits and schedules, which may be obtained
from the Commission at its principal office in Washington, D.C. on payment of
the fees prescribed by the Commission. The Commission also maintains a Web site
(address http://www.sec.gov) that contains reports, proxy and information
statements and other information regarding registrants that file electronically
with the Commission.

The Company intends to furnish its shareholders with annual reports
containing consolidated financial statements audited by its independent
certified public accountants and with quarterly reports containing unaudited
condensed consolidated financial statements for each of the first three quarters
of each fiscal year.

97
<PAGE> 104

GLOSSARY

Unless otherwise indicated or the context otherwise requires, the following
capitalized terms have the meanings set forth below for purposes of this
Prospectus:

"ADR" means average daily room rate.

"ADS" means the alternative depreciation system under the Code.

"Affiliate" of any person means (i) any person who directly or indirectly
controls or is controlled by or is under common control with that person, (ii)
any other person who owns, beneficially, directly or indirectly, five percent
(5%) or more of the outstanding capital stock, shares or equity interests of
that person, or (iii) any officer, director, employee, partner or trustee of
that person or any person controlling, controlled by or under common control
with that person (excluding trustees and persons serving in similar capacities
who are not otherwise an Affiliate of that person). The term "person" means and
includes individuals, corporations, general and limited partnerships, stock
companies or associations, joint ventures, associations, companies, trusts,
banks, trust companies, land trusts, business trusts, or other entities and
governments and agencies and political subdivisions thereof. For purposes of
this definition, "control" (including the correlative meanings of the terms
"controlled by" and "under common control with"), as used with respect to any
person, means the possession, directly or indirectly, of the power to direct or
cause the direction of the management and policies of that person, through the
ownership of voting securities, partnership interests or other equity interests.

"AMT" means the alternative minimum tax.

"Articles of Incorporation" means the Amended and Restated Articles of
Incorporation of the Company.

"Minimum Rent" means the fixed obligation of the Initial Lessee to pay a
sum certain in monthly rent under each of the Percentage Leases.

"Boykin Associates" means certain Boykin Group officers and employees other
than Robert W. Boykin and John E. Boykin, and certain former employees of the
Boykin Group.

"Boykin Group" means Boykin Management Company and its Affiliates.

"Boykin Group Affiliate" means Boykin Management Company or any Affiliate
of Boykin Management Company.

"Boykin Management" means Boykin Management Company.

"Capital Expenditures Fund" means the account required by the Percentage
Leases to be maintained by the Partnership to provide a reserve for capital
expenditures on the Initial Hotels.

"Code" means the Internal Revenue Code of 1986, as amended from time to
time.

"Code of Regulations" means the Code of Regulations of the Company.

"Commission" means the United States Securities and Exchange Commission.

"Common Shares" means the Common Shares, without par value, of the Company.

"Company" means Boykin Lodging Company, an Ohio corporation, including,
when the context so requires, its subsidiaries (including the Partnership and
its subsidiaries).

"Consumer Price Index" means the "U.S. City Average, All Items" Consumer
Price Index for All Urban Consumers published by the Bureau of Labor Statistics
of the United States Department of Labor (Base: 1982-1984=100), or any successor
index thereto.

"Contributed Partnerships" means the various partnerships and limited
liability company that own the Initial Hotels.

98
<PAGE> 105

"Distributable Cash Flow" means Funds From Operations less scheduled
mortgage debt amortization payments and provisions for ongoing capitalized
improvements to the Hotels.

"Exchange Right" means the right of the holders of Units to exchange each
Unit for one Common Share.

"FF&E" means furnishings, fixtures and equipment of the Initial Hotels.

"FIRPTA" means the Foreign Investment in Real Property Tax Act of 1980.

"Formation Transactions" means the principal transactions in connection
with the formation of the Company as a REIT, the formation of the Partnership
and the acquisition of the Initial Hotels by the Partnership.

"Franchise Agreements" means the existing franchise agreements relating to
the Initial Hotels.

"Funds From Operations" means income (loss) before minority interest
(computed in accordance with generally accepted accounting principles),
excluding gains (losses) from debt restructuring and sales of property
(including furniture and equipment), plus real estate related depreciation and
amortization (excluding amortization of financing costs), and after adjustments
for unconsolidated partnerships and joint ventures.

"Independent Director" means a person who is (i) independent of management
of the Company, (ii) not employed by or an officer of the Company, (iii) not an
"affiliate" (as defined in Rule 405 under the Securities Act of 1933, as
amended) of the Company or of any subsidiary of the Company, and (iv) not a
person who acts on a regular basis as an individual or representative of an
organization serving as a professional advisor, legal counsel or consultant to
management if, in the opinion of the Board of Directors, the relationship is
material to the Company, that person, or the organization represented.

"Initial Hotels" means the nine hotel properties to be acquired by the
Partnership in the Formation Transactions.

"Initial Lessee" means Boykin Management Company Limited Liability Company,
which will lease the Initial Hotels from the Partnership pursuant to the
Percentage Leases.

"Intercompany Convertible Note" means the $40 million loan from the Company
to the Partnership.

"IRS" means the United States Internal Revenue Service.

"Limited Partners" means the limited partners of the Partnership.

"Offering" means the offering of Common Shares of the Company pursuant to
this Prospectus.

"Other Partners" means the partners in the Contributed Partnerships who are
not Boykin Group Affiliates.

"Ownership Limit" means the beneficial ownership of 9.8% of the outstanding
Common Shares of the Company.

"Partnership" means Boykin Hotel Properties, L.P., a limited partnership
organized under the laws of the State of Ohio.

"Partnership Agreement" means the partnership agreement of the Partnership
as amended and restated.

"Percentage Leases" mean the operating leases between the Initial Lessee
and the Partnership pursuant to which the Initial Lessee leases the Initial
Hotels from the Partnership.

"Percentage Rent" means rent payable by the Initial Lessee pursuant to the
Percentage Leases based on percentages of room revenue, food revenue, and
beverage revenue.

99
<PAGE> 106

"Purchase Agreements" means the agreements between the Partnership and each
of the partners of the Contributed Partnerships pursuant to which the
Partnership will acquire the entire equity interest in the Contributed
Partnerships, which own the Initial Hotels.

"REIT" means a real estate investment trust as defined pursuant to Sections
856 through 860 of the Code.

"REIT requirements" means the requirements for qualifying as a REIT under
the Code and the Treasury Regulations.

"Related Party Limit" means the constructive ownership of more than 9.8% of
the outstanding Common Shares of the Company.

"Related Party Tenant" means a tenant that is owned, directly or
constructively, by a REIT or by an owner of 10% or more of a REIT.

"Representatives" means Lehman Brothers Inc., Alex. Brown & Sons
Incorporated, Dean Witter Reynolds Inc., A.G. Edwards & Sons, Inc., EVEREN
Securities, Inc. and McDonald & Company Securities, Inc.

"Rule 144" means the rule adopted by the Commission that permits holders of
restricted securities and affiliates of an issuer of securities, pursuant to
certain conditions and subject to certain restrictions, to sell publicly their
securities of the issuer without registration under the Securities Act.

"Securities Act" means the Securities Act of 1933, as amended from time to
time.

"Total Market Capitalization" means the aggregate market value of the
Company's outstanding Common Shares and total long-term debt of the Company.

"Treasury Regulations" means the Income Tax Regulations promulgated under
the Code.

"UBTI" means unrelated business taxable income as defined in Section 512(a)
of the Code.

"Underwriters" means the Underwriters named in this Prospectus.

"Underwriting Agreement" means the Underwriting Agreement between the
Company and the Underwriters.

"Units" means units of limited partnership interests in the Partnership.

100
<PAGE> 107

INDEX TO FINANCIAL STATEMENTS

<TABLE>
<CAPTION>
PAGE
----
<S> <C>
BOYKIN LODGING COMPANY:
Pro Forma (Unaudited)
Condensed Consolidated Statement of Income for the Year Ended December 31, 1995...... F-3
Condensed Consolidated Statement of Income for the Twelve Months Ended June 30,
1996................................................................................. F-4
Condensed Consolidated Statement of Income for the Six Months Ended June 30, 1995.... F-5
Condensed Consolidated Statement of Income for the Six Months Ended June 30, 1996.... F-6
Notes to the Pro Forma Condensed Consolidated Statements of Income................... F-7
Condensed Consolidated Balance Sheet as of June 30, 1996............................. F-8
Notes to Pro Forma Condensed Consolidated Balance Sheet.............................. F-9
Historical
Report of Independent Public Accountants............................................. F-11
Balance Sheet as of June 30, 1996.................................................... F-12
Notes to Balance Sheet............................................................... F-13
INITIAL LESSEE:
Pro Forma (Unaudited)
Condensed Combined Statement of Operations for the Year Ended December 31, 1995...... F-17
Condensed Combined Statement of Operations for the Twelve Months Ended June 30,
1996................................................................................. F-18
Condensed Combined Statement of Operations for the Six Months Ended June 30, 1995.... F-19
Condensed Combined Statement of Operations for the Six Months Ended June 30, 1996.... F-20
Notes to Pro Forma Condensed Combined Statements of Operations....................... F-21
Condensed Combined Balance Sheet as of June 30, 1996................................. F-23
Notes to Pro Forma Condensed Combined Balance Sheet.................................. F-24
INITIAL HOTELS (EXCLUDING LAKE NORMAN HOTELS):
Historical
Report of Independent Public Accountants............................................. F-26
Combined Balance Sheets as of December 31, 1994 and 1995 and June 30, 1996........... F-27
Combined Statements of Operations for the Years Ended December 31, 1993, 1994 and
1995
and for the Six Months Ended June 30, 1995 and 1996................................ F-28
Combined Statements of Partners' Deficit for the Years Ended December 31, 1993, 1994
and 1995 and the Six Months Ended June 30, 1996...................................... F-29
Combined Statements of Cash Flows for the Years Ended December 31, 1993, 1994 and
1995
and for the Six Months Ended June 30, 1995 and 1996................................ F-30
Notes to Combined Financial Statements............................................... F-31
Schedule III -- Real Estate and Accumulated Depreciation............................. F-41
LAKE NORMAN HOTELS:
Historical
Report of Independent Public Accountants............................................. F-43
Combined Balance Sheets as of December 31, 1994 and 1995 and June 30, 1996........... F-44
Combined Statements of Operations for the Years Ended December 31, 1993, 1994, 1995,
for the six months ended June 30, 1995, the period January 1 to February 7, 1996, the
period February 8 to June 30, 1996 and the Pro Forma six months ended June 30, 1995
and 1996............................................................................. F-45
Combined Statements of Partners' Equity for the Years Ended December 31, 1993, 1994
1995, for the period January 1 to February 7, 1996 and the period February 8 to June
30, 1996............................................................................. F-46
Combined Statements of Cash Flows for the Years Ended December 31, 1993, 1994, 1995,
the six months ended June 30, 1995, the period January 1 to February 7, 1996 and the
period February 8 to June 30, 1996................................................... F-47
Notes to Combined Financial Statements............................................... F-48
BOYKIN MANAGEMENT COMPANY, PURCHASING CONCEPTS, INC. AND BOPA DESIGN COMPANY:
Historical
Report of Independent Public Accountants............................................. F-53
Combined Statements of Net Assets as of March 31, 1995 and 1996 and June 30, 1996.... F-54
Combined Statements of Revenues and Expenses for the Years Ended March 31, 1994, 1995
and 1996 and the six months ended June 30, 1995 and 1996........................... F-55
Notes to Combined Financial Statements............................................... F-56
</TABLE>

F-1
<PAGE> 108

BOYKIN LODGING COMPANY

PRO FORMA CONDENSED CONSOLIDATED STATEMENTS OF INCOME
FOR THE YEAR ENDED DECEMBER 31, 1995,
THE TWELVE MONTHS ENDED JUNE 30, 1996,
THE SIX MONTHS ENDED JUNE 30, 1995,
AND THE SIX MONTHS ENDED JUNE 30, 1996

(UNAUDITED, AMOUNTS IN THOUSANDS EXCEPT PER SHARE DATA)

The Company's unaudited Pro Forma Condensed Consolidated Statements of
Income for the year ended December 31, 1995, the twelve months ended June 30,
1996, and the six month periods ended June 30, 1995 and 1996 are presented as if
the consummation of the Formation Transactions had occurred as of January 1,
1995 and carried forward through each period presented. The unaudited Pro Forma
Condensed Consolidated Statement of Income for the twelve months ended June 30,
1996 is presented in conjunction with the analysis of the expected initial
distributions as set forth under the caption "Distribution Policy." Such pro
forma information is based in part upon the Pro Forma Combined Statements of
Operations of the Initial Lessee and the application of the net proceeds of the
Offering as set forth under the caption "Use of Proceeds." Such information
should be read in conjunction with the Pro Forma Combined Statements of
Operations of the Initial Lessee and the Combined Financial Statements of the
Initial Hotels listed in the Index to Financial Statements at page F-1 of this
Prospectus. In management's opinion, all adjustments necessary to reflect the
effects of the Formation Transactions have been made.

The following unaudited Pro Forma Condensed Consolidated Statements of
Income are not necessarily indicative of what actual results of operations of
the Company would have been assuming such transactions had been completed as of
the beginning of the periods presented, nor do they purport to represent the
results of operations for future periods. Further, the unaudited Pro Forma
Condensed Consolidated Statements of Income for the interim periods ended June
30, 1995 and 1996 are not necessarily indicative of the results of operations
for the full year.

F-2
<PAGE> 109

BOYKIN LODGING COMPANY

PRO FORMA CONDENSED CONSOLIDATED STATEMENT OF INCOME
FOR THE YEAR ENDED DECEMBER 31, 1995

(UNAUDITED, AMOUNTS IN THOUSANDS EXCEPT FOR PER SHARE DATA)

<TABLE>
<CAPTION>
PRO FORMA
HISTORICAL ADJUSTMENTS PRO FORMA
---------- ----------- ---------
<S> <C> <C> <C>
Percentage Lease revenue.................................... $ -- $25,521(A) $25,521
---------- ----------- ---------
Depreciation................................................ -- 9,518(B) 9,518
Real estate and personal property taxes, property and
casualty insurance, and ground rent....................... -- 3,893(C) 3,893
General and administrative.................................. -- 1,450(D) 1,450
Minority interest........................................... -- 1,524(E) 1,524
---------
Total expenses and minority interest................... 16,385
---------
NET INCOME ATTRIBUTABLE TO COMMON SHARES.................... $ 9,136
========
NET INCOME PER COMMON SHARE................................. $ 1.10
========
WEIGHTED AVERAGE NUMBER OF SHARES OUTSTANDING............... 8,275
========
</TABLE>

See Notes to Pro Forma Condensed Consolidated Statements of Income.

F-3
<PAGE> 110

BOYKIN LODGING COMPANY

PRO FORMA CONDENSED CONSOLIDATED STATEMENT OF INCOME
FOR THE TWELVE MONTHS ENDED JUNE 30, 1996

(UNAUDITED, AMOUNTS IN THOUSANDS EXCEPT FOR PER SHARE DATA)

<TABLE>
<CAPTION>
PRO FORMA
HISTORICAL ADJUSTMENTS PRO FORMA
---------- ----------- ---------
<S> <C> <C> <C>
Percentage Lease revenue.................................... $ -- $27,166(A) $27,166
---------- ----------- ---------
Depreciation................................................ -- 9,518(B) 9,518
Real estate and personal property taxes, property and
casualty insurance, and ground rent -- 3,935(C) 3,935
General and administrative.................................. -- 1,450(D) 1,450
Minority interest........................................... -- 1,754(E) 1,754
---------
Total expenses and minority interest................... 16,657
---------
NET INCOME ATTRIBUTABLE TO COMMON SHARES.................... $10,509
========
NET INCOME PER COMMON SHARE................................. $ 1.27
========
WEIGHTED AVERAGE NUMBER OF SHARES OUTSTANDING............... 8,275
========
</TABLE>

See Notes to Pro Forma Condensed Consolidated Statements of Income.

F-4
<PAGE> 111

BOYKIN LODGING COMPANY

PRO FORMA CONDENSED CONSOLIDATED STATEMENT OF INCOME
FOR THE SIX MONTHS ENDED JUNE 30, 1995

(UNAUDITED, AMOUNTS IN THOUSANDS EXCEPT FOR PER SHARE DATA)

<TABLE>
<CAPTION>
PRO FORMA
HISTORICAL ADJUSTMENTS PRO FORMA
---------- ----------- ---------
<S> <C> <C> <C>
Percentage Lease revenue.................................... $ -- $12,277(A) $12,277
---------- ----------- ---------
Depreciation................................................ -- 4,759(B) 4,759
Real estate and personal property taxes, property and
casualty insurance, and ground rent....................... -- 1,973(C) 1,973
General and administrative.................................. -- 725(D) 725
Minority interest........................................... -- 689(E) 689
---------
Total expenses and minority interest................... 8,146
---------
NET INCOME ATTRIBUTABLE TO COMMON SHARES.................... $ 4,131
========
NET INCOME PER COMMON SHARE................................. $ 0.50
========
WEIGHTED AVERAGE NUMBER OF SHARES OUTSTANDING............... 8,275
========
</TABLE>

See Notes to Pro Forma Condensed Consolidated Statements of Income.

F-5
<PAGE> 112

BOYKIN LODGING COMPANY

PRO FORMA CONDENSED CONSOLIDATED STATEMENT OF INCOME
FOR THE SIX MONTHS ENDED JUNE 30, 1996

(UNAUDITED, AMOUNTS IN THOUSANDS EXCEPT FOR PER SHARE DATA)

<TABLE>
<CAPTION>
PRO FORMA
HISTORICAL ADJUSTMENTS PRO FORMA
---------- ----------- ---------
<S> <C> <C> <C>
Percentage Lease revenue.................................... $ -- $13,922(A) $13,922
---------- ----------- ---------
Depreciation................................................ -- 4,759(B) 4,759
Real estate and personal property taxes, property and
casualty insurance, and ground rent....................... -- 2,015(C) 2,015
General and administrative.................................. -- 725(D) 725
Minority interest........................................... -- 918(E) 918
---------
Total expenses and minority interest................... 8,417
---------
NET INCOME ATTRIBUTABLE TO COMMON SHARES.................... $ 5,505
========
NET INCOME PER COMMON SHARE................................. $ 0.67
========
WEIGHTED AVERAGE NUMBER OF SHARES OUTSTANDING............... 8,275
========
</TABLE>

See Notes to Pro Forma Condensed Consolidated Statements of Income.

F-6
<PAGE> 113

BOYKIN LODGING COMPANY

NOTES TO PRO FORMA CONDENSED CONSOLIDATED STATEMENTS OF INCOME

(UNAUDITED)
(DOLLARS IN THOUSANDS EXCEPT FOR PER SHARE DATA)

(A) Represents lease payments from the Initial Lessee to the Partnership
calculated on a pro forma basis by applying the rent provisions of the
Percentage Leases to the pro forma revenues of the Initial Hotels, as well
as an additional $725 of Percentage Lease payments required for the year
ended December 31, 1995 and the 12 months ended June 30, 1996 pursuant to
the rental interruption insurance provisions of the Percentage Lease
agreements. The rent formula utilized in computing the pro forma Percentage
Lease revenues includes for the calendar year 1995 an adjustment to reduce
the threshold revenue amounts in the Percentage Lease formulas by the 2.5%
increase in the Consumer Price Index for that year. See "The Initial
Lessee -- The Percentage Leases" for the Percentage Lease formulas.

(B) Represents depreciation of the Initial Hotel properties. Depreciation is
computed using the straight-line method and is based upon the estimated
useful lives of 30 years for buildings and improvements and 7 years for
furniture and equipment. These estimated useful lives are based on
management's knowledge of the properties and the hotel industry in general.

At June 30, 1996, the Company's pro forma investment in hotel properties, at
cost, consists of the following:

<TABLE>
<CAPTION>
CONTRIBUTED LAKE NORMAN
HOTELS HOTELS TOTAL
----------- ----------- --------
<S> <C> <C> <C>
Land.................................... $ 11,638 $ 1,440 $ 13,078
Buildings and improvements.............. 71,570 8,521 80,091
Furniture, fixtures and equipment....... 20,704 1,508 22,212
----------- ----------- --------
$ 103,912 $11,469 $115,381
======== ========== ========
</TABLE>

(C) Represents real estate and personal property taxes, property and casualty
insurance, and ground rent expense to be paid by the Partnership. Such
amounts were derived from historical amounts paid by the Initial Hotels.
Historical real estate tax expense has been increased on a pro forma basis
by $200 per annum due to estimated reassessments of the property values
resulting from the Formation Transactions of the Initial Hotels.

(D) Represents general and administrative expenses to be paid by the
Partnership. These amounts are based on historical general and
administrative expenses, the employment contracts discussed in "Management
-- Executive Compensation" and "Management -- Employment Contracts," as well
as probable 1996 expenses.

<TABLE>
<S> <C>
Salaries and wages.................................. $ 745
Professional fees................................... 150
Directors' and officers' insurance.................. 250
Directors' fees and expenses........................ 100
Other operating expenses............................ 205
------
$1,450
======
</TABLE>

(E) Calculated at 14.3% of the income of the Partnership.

F-7
<PAGE> 114

BOYKIN LODGING COMPANY

PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET
AS OF JUNE 30, 1996

(UNAUDITED, DOLLAR AMOUNTS IN THOUSANDS)

The unaudited Pro Forma Condensed Consolidated Balance Sheet is presented
as if the consummation of the Formation Transactions and the application of the
net proceeds of the Offering as set forth under the caption "Use of Proceeds"
had occurred on June 30, 1996. Such pro forma information is based in part upon
the combined balance sheets of the Initial Hotels. It should be read in
conjunction with the financial statements listed in the Index to Financial
Statements at page F-1 of this Prospectus. In management's opinion, all
adjustments necessary to reflect the effects of these transactions have been
made.

This unaudited Pro Forma Condensed Consolidated Balance Sheet is not
necessarily indicative of what the actual financial position would have been
assuming such transactions had been completed as of June 30, 1996, nor does it
purport to represent the future financial position of the Company.

<TABLE>
<CAPTION>
HISTORICAL (A)
--------------------
COMBINED LAKE
CONTRIBUTED NORMAN PRO FORMA PRO
HOTELS HOTELS ADJUSTMENTS FORMA
-------- -------- --------- --------
<S> <C> <C> <C> <C>
ASSETS
INVESTMENT IN HOTEL PROPERTIES, net............ $ 68,204 $ 9,438 $ 37,739(B) $115,381
CASH AND CASH EQUIVALENTS...................... 3,847 359 641(C) 4,847
ACCOUNTS RECEIVABLE, net....................... 4,307 216 (4,523)(D) --
INVENTORIES, PREPAID EXPENSES AND OTHER
ASSETS....................................... 4,823 48 (4,526)(D) 345
DEFERRED EXPENSES, net......................... 2,240 404 (2,644)(E) --
-------- -------- --------- --------
Total assets.............................. $ 83,421 $ 10,465 $ 26,687 $120,573
======== ======== ========= ========
LIABILITIES AND EQUITY
MORTGAGE NOTES PAYABLE......................... $123,726 $ 9,618 $(133,344)(F) $ --
ACCOUNTS PAYABLE, ACCRUED EXPENSES AND OTHER
LIABILITIES.................................. 9,162 391 (7,562)(D) 1,991
ADVANCES FROM AND ACCRUED INTEREST DUE TO
PARTNERS..................................... 7,725 -- (7,725)(G) --
MINORITY INTEREST IN PARTNERSHIP............... -- -- 16,957(H) 16,957
-------- -------- --------- --------
Total liabilities......................... 140,613 10,009 (131,674) 18,948
-------- -------- --------- --------
EQUITY:
Combined accumulated equity (deficit)........ (57,192) 456 56,736(I) --
Common stock and capital surplus............. -- -- 108,443(J) 108,443
Retained earnings............................ -- -- (6,818)(K) (6,818)
-------- -------- --------- --------
Total equity.............................. (57,192) 456 158,361 101,625
-------- -------- --------- --------
Total liabilities and equity.............. $ 83,421 $ 10,465 $ 26,687 $120,573
======== ======== ========= ========
</TABLE>

See Notes to Pro Forma Condensed Consolidated Balance Sheet.

F-8
<PAGE> 115

BOYKIN LODGING COMPANY
NOTES TO PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET
AS OF JUNE 30, 1996
(UNAUDITED, DOLLAR AMOUNTS IN THOUSANDS)

(A) Reflects the historical combined balance sheets as of June 30, 1996 of the
Initial Hotels.

(B) Increase in investment in hotel properties attributable to the application
of purchase accounting to those properties in which persons not affiliated
with the Boykin Group exchanged their interests for Units of the Partnership
or cash, and persons affiliated with the Boykin Group exchanged their
interests for cash. In addition, reflects the payment of transfer taxes and
other direct costs of acquisition as an increase to the investment in hotel
properties.

<TABLE>
<CAPTION>
CONTRIBUTED LAKE NORMAN
HOTELS HOTELS TOTAL
----------- ----------- -------
<S> <C> <C> <C>
Cash purchase price............................. $ 9,151 $ -- $ 9,151(a)
Value of Units issued........................... 1,146 1,825 2,971(b)
Transfer taxes and other direct costs of
acquisition................................... 1,249 31 1,280(c)
Historical capital account deficit of
nonaffiliated persons in Initial Hotels....... 24,162 175 24,337(d)
----------- ----------- -------
Purchase accounting writeup $35,708 $ 2,031 $37,739
======== ========== =======
</TABLE>

The exchanges of ownership interests by Boykin Group Affiliates for Units
in the Partnership do not result in adjustments to historical basis as such
transactions are between entities under common control.

<TABLE>
<S> <C>
Proceeds of the Offering............................................. $ 173,775(e)
Expenses of the Offering............................................. (14,566)(f)
Retirement of mortgage notes payable (See (F))....................... (133,344)
Prepayment penalties and other fees on retirement of mortgage notes
payable............................................................ (4,508)(g)
Retirement of partner advances and accrued interest (See (G))........ (7,725)
Cash purchase price of hotel property acquisitions................... (9,151)(a)
Payment of transfer taxes and other direct costs of acquiring Initial
Hotels............................................................. (1,280)(c)
Reimbursements to (from) the Partnership for prorated expenses:
Prepaid expenses................................................... (345)(h)
Accrued expenses................................................... 1,991(i)
Cash and cash equivalents not being purchased........................ (4,206)(j)
---------
$ 641
=========
</TABLE>

(D) Decrease reflects assets and liabilities of the Initial Hotels which are not
being purchased.

(E) Decrease reflects deferred expenses not being purchased by the Company and
the writeoff of deferred financing costs in conjunction with the repayment
of mortgage notes payable of the Initial Hotels.

<TABLE>
<S> <C>
Deferred expenses not being purchased by the Company....................... $ (334)(k)
Write-off of deferred financing costs...................................... (2,310)(l)
-------
$(2,644)
=======
</TABLE>

(F) Decrease reflects the repayment of historical mortgage notes payable of the
Initial Hotels with a portion of the proceeds from the Offering.

(G) Decrease reflects the repayment of partner advances and accrued interest
thereon with a portion of the proceeds of the Offering.

F-9
<PAGE> 116

BOYKIN LODGING COMPANY
NOTES TO PRO FORMA CONDENSED CONSOLIDATED BALANCE SHEET -- (CONTINUED)
AS OF JUNE 30, 1996

(H) Represents the recognition of minority interest in the Partnership that will
not be owned by the Company. Adjustment reflects the following:

<TABLE>
<S> <C>
Value of Units issued to nonaffiliated persons.................. $ 2,971(b)
Minority interest applicable to affiliated persons.............. 13,986(m)
-------
$16,957
=======
</TABLE>

The manner in which the value assigned to minority interest was determined
is as follows:

<TABLE>
<S> <C>
Total equity of the Partnership................................ $118,582
Minority interest percentage................................... 14.3%
--------
$ 16,957
========
</TABLE>

(I) Adjustment reflects the following:

<TABLE>
<S> <C>
Historical capital account deficit of nonaffiliated persons.......... $ 24,337(d)
Assets and liabilities of the Initial Hotels not purchased:
Cash and cash equivalents.......................................... (4,206)(j)
Accounts receivable (See (D))...................................... (4,523)
Inventories, prepaid expenses and other assets (See (D))........... (4,526)
Deferred expenses, net............................................. (334)(k)
Accounts payable, accrued expenses and other liabilities (See
(D))............................................................ 7,562
Reimbursements to (from) the Partnership for prorated expenses:
Prepaid expenses................................................... (345)(h)
Accrued expenses................................................... 1,991(i)
Recognition of minority interest in the Partnership applicable to
affiliated persons................................................. (13,986)(m)
Transfer of balance to common stock.................................. 50,766(n)
--------
$ 56,736
========
</TABLE>

(J) Net increase reflects the following proposed transactions:

<TABLE>
<S> <C>
Proceeds of the Offering............................................. $173,775(e)
Expenses of the Offering............................................. (14,566)(f)
Transfer of balance from combined equity of the Initial Hotels....... (50,766)(n)
--------
$108,443
========
</TABLE>

(K) Reflects the payment of prepayment penalties and other fees and the writeoff
of deferred financing costs in conjunction with the repayment of the
mortgage notes payable of the Initial Hotels with a portion of the proceeds
from the Offering.

<TABLE>
<S> <C>
Prepayment penalties and other fees........... $4,508(g)
Writeoff of deferred financing costs.......... 2,310(l)
------
$6,818
======
</TABLE>

F-10
<PAGE> 117

REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS

TO BOYKIN LODGING COMPANY:

We have audited the accompanying balance sheet of Boykin Lodging Company
(an Ohio corporation) as of June 30, 1996. This balance sheet is the
responsibility of the Company's management. Our responsibility is to express an
opinion on this balance sheet based on our audit.

We conducted our audit in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the balance sheet is free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the balance sheet. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audit provides a reasonable basis for our opinion.

In our opinion, the balance sheet referred to above presents fairly, in all
material respects, the financial position of Boykin Lodging Company as of June
30, 1996, in conformity with generally accepted accounting principles.

ARTHUR ANDERSEN LLP

Cleveland, Ohio,
July 25, 1996.

F-11
<PAGE> 118

BOYKIN LODGING COMPANY

BALANCE SHEET
JUNE 30, 1996

ASSETS

<TABLE>
<S> <C>
CASH..................................................................... $100
====
STOCKHOLDERS' EQUITY
PREFERRED SHARES, without par value, 10,000,000 shares authorized, no
shares issued and outstanding.......................................... $ --
COMMON SHARES, without par value, 40,000,000 shares authorized, 1 share
issued and outstanding................................................. --
ADDITIONAL PAID-IN CAPITAL............................................... 100
----
Total stockholders' equity $100
====
</TABLE>

The accompanying notes are an integral part of this balance sheet.

F-12
<PAGE> 119

BOYKIN LODGING COMPANY

NOTES TO BALANCE SHEET
AS OF JUNE 30, 1996

1. ORGANIZATION AND BASIS OF BALANCE SHEET PRESENTATION:

Boykin Lodging Company (the Company) was incorporated February 8, 1996 to
acquire equity interests in existing hotel properties and to selectively
consider the development of new hotels. The Company expects to qualify as a real
estate investment trust for federal income tax purposes. The Company intends to
offer for sale 8,275,000 shares of common stock in an initial public offering
(the Offering). The Company has had no operations during the period from
inception through June 30, 1996.

Upon completion of the Offering, the Company will contribute substantially
all of the net proceeds of the Offering to Boykin Hotel Properties, L.P., a
limited partnership (the Partnership) in exchange for an equity interest in the
Partnership and will provide a $40 million Intercompany Convertible Note (the
Note) to the Partnership. The Note will mature on the fifth anniversary of the
closing of the Offering. Interest on the Note will accrue at a rate equal to 9%
per annum, increasing to 9.25% per annum on the third anniversary of the
completion of the Offering, and will be payable quarterly. The Note may be
prepaid in full, but not in part, at any time. The Company will have the right
to convert the Note after the second anniversary of the completion of the
Offering, and prior to maturity and in advance of any proposed prepayment by the
Partnership, into additional equity interests in the Partnership at face value
based on the initial offering price of the Company's Common Shares (and assuming
that the value of one Partnership Unit equals the value of one Common Share). On
conversion of the Note, the Company will receive an additional equity interest
in the Partnership of 3.5%. Assuming conversion of the Note, the Company will
have an 85.7% equity interest in the Partnership. The Company will be the sole
general partner of the Partnership. The Note will be secured by mortgages on
certain of the Initial Hotels, defined below. The Partnership will use a
substantial portion of the proceeds from the Company and will issue limited
partnership interests representing approximately 14.3% (after conversion of the
Note) of the Partnership to acquire nine hotel properties (the Initial Hotels)
from various entities, to finance certain capital improvements, and for general
working capital purposes. The Partnership will lease the Initial Hotels to
Boykin Management Company Limited Liability Company (the Initial Lessee)
pursuant to leases which contain provisions for rent based on the revenues of
the Initial Hotels (the Percentage Leases). Each Percentage Lease obligates the
Initial Lessee to pay rent equal to the greater of the minimum rent or a
percentage rent based on the gross revenues of each Initial Hotel. The Initial
Lessee will hold the franchise agreement for each Initial Hotel.

Pursuant to the Partnership Agreement, the limited partners of the
Partnership will receive Exchange Rights, which will enable them to cause the
Company to pay cash for their interests in the Partnership, or at the Company's
election, to exchange common shares for such interests. The Exchange Rights may
be exercised in whole or in part. The number of Common Shares initially issuable
to the limited partners upon exercise of the Exchange Rights is 1,378,000. The
number of shares issuable upon exercise of the Exchange Rights will be adjusted
upon the occurrence of stock splits, mergers, consolidations or similar pro rata
share transactions, which otherwise would have the effect of diluting the
ownership interests of the limited partners or the shareholders of the Company.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES:

Distributions

The Company intends to make regular quarterly distribution which are
dependent upon receipt of distributions from the Partnership.

Acquisitions of Initial Hotels

In accounting for the acquisitions of the Initial Hotels discussed in Note
1, purchase accounting will be applied to those hotel properties in which (i)
non-affiliated persons exchange their interests for Units of the Partnership or
cash, or (ii) affiliated persons exchange their interests for cash
consideration. The exchange of

F-13
<PAGE> 120

BOYKIN LODGING COMPANY

NOTES TO BALANCE SHEET -- (CONTINUED)
AS OF JUNE 30, 1996

ownership interests by affiliated persons for Units of the Partnership will not
result in purchase accounting adjustments to historical basis as such
transactions will be between entities under common control.

3. DESCRIPTION OF CAPITAL STOCK:

Common Shares

Preferred Shares

The Board of Directors is authorized to provide for the issuance of two
classes of preferred shares (collectively, the Preferred Shares), each in one or
more series, to establish the number of shares in each series and to fix the
designation, powers, preferences and rights (other than voting rights) of each
series and the qualifications, limitations or restrictions thereon. An aggregate
of ten million Preferred Shares are authorized. Because the Board of Directors
has the power to establish the preferences and rights of each series of
Preferred Shares, the Board of Directors may afford the holders of any series of
Preferred Shares preferences, powers and rights senior to the rights of holders
of Common Shares. The issuance of Preferred Shares could have the effect of
delaying or preventing a change in control of the Company. The Company has no
present intention to issue Preferred Shares.

4. EMPLOYEE BENEFITS:

Long-Term Incentive Plan

Grants of incentive or nonqualified share options, restricted shares,
deferred shares, share purchase rights and share appreciation rights in tandem
with options, or any combination thereof, may be made under the plan. Eligible
employees of the Company may participate in the long-term incentive plan.
Members of the Compensation Committee are not eligible to participate in the
long-term incentive plan. The Company has reserved 1,000,000 Common Shares for
issuance under the plan. Upon the Closing, Robert W. Boykin, Raymond P. Heitland
and Mark L. Bishop will be granted options to purchase 250,000, 75,000 and
75,000 shares, respectively, under the long-term incentive plan. These grants
will be made at the initial public offering price. The Company will follow the
disclosure option in Statement of Financial Accounting Standards No. 123 and
accordingly no expense will be recognized for these options.

The long-term incentive plan provides for vesting, exercise or forfeiture
of rights granted under the long-term incentive plan on retirement, death,
disability, termination of employment or a change of control. The Board of
Directors may modify, suspend or terminate the long-term incentive plan as long
as it does not impair the rights thereunder of any participant. Under applicable
law, the holders of Common Shares must approve any increase in the maximum
number of shares reserved for issuance under the long-term incentive plan, any
change in the classes of employees eligible to participate in the long-term
incentive plan and any material increase in the benefits accruing to
participants.

F-14
<PAGE> 121

BOYKIN LODGING COMPANY

NOTES TO BALANCE SHEET -- (CONTINUED)
AS OF JUNE 30, 1996

Compensation of Directors

Each independent director will receive an option for 5,000 Common Shares
exercisable at the initial public offering price of the Common Shares. These
options will vest fully within the first two years of issuance and will have a
term of ten years.

Employment Contracts

The Company will enter into an employment contract with Robert W. Boykin,
the Company's Chairman of the Board, President and Chief Executive Officer, at
an initial annual base compensation of $250,000. The employment contract with
Mr. Boykin provides for an initial three year term that is automatically
extended for an additional year at the end of each year of the agreement,
subject to the right of either party to terminate the agreement by giving two
years' prior notice. In addition, the Company will enter into employment
contracts with two other executive officers at an aggregate annual base
compensation of $290,000. These contracts provide for an initial one year term
that is automatically extended for an additional year at the end of each year of
the agreement, subject to the right of either party to terminate the agreement
by giving six months' prior notice.

In addition, each employment contract provides for the payment of a bonus
based upon specified percentages of annual base salary in the event that
specified operating results are achieved.

F-15
<PAGE> 122

INITIAL LESSEE

PRO FORMA CONDENSED COMBINED STATEMENTS OF OPERATIONS

The Initial Lessee's unaudited Pro Forma Condensed Combined Statements of
Operations for the year ended December 31, 1995, the twelve months ended June
30, 1996, and the six month periods ended June 30, 1995 and 1996, respectively,
are presented as if the consummation of the Formation Transactions had occurred
as of January 1, 1995 and carried forward through each period presented. The
unaudited Pro Forma Condensed Combined Statement of Operations for the twelve
months ended June 30, 1996 is presented in conjunction with the analysis of the
expected initial distributions as set forth under the caption "Distribution
Policy." Such pro forma information is based upon the combined statements of
operations of the Initial Hotels and the combined statements of revenues and
expenses of Boykin Management Company, Purchasing Concepts, Inc. and Bopa Design
Company. It should be read in conjunction with the financial statements listed
in the Index to Financial Statements at page F-1 of this Prospectus. In
management's opinion, all adjustments necessary to reflect the effects of the
Formation Transactions have been made. The Initial Lessee will be structured as
a pass through entity for income tax purposes and, accordingly, no provision for
income taxes has been provided.

These unaudited Pro Forma Condensed Combined Statements of Operations are
not necessarily indicative of what the actual results of operations of the
Initial Lessee would have been assuming that the Formation Transactions had been
completed as of the beginning of the periods presented, nor do they purport to
represent the results of operations for future periods. Further, the unaudited
Pro Forma Condensed Combined Statement of Operations for the interim periods
ended June 30, 1995 and 1996 are not necessarily indicative of the results of
operations for the full year.

F-16
<PAGE> 123

INITIAL LESSEE

PRO FORMA CONDENSED COMBINED STATEMENT OF OPERATIONS
FOR THE YEAR ENDED DECEMBER 31, 1995

(UNAUDITED, DOLLAR AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
HISTORICAL
---------------------------------------------------------
(A) (B) INITIAL PRO
(A) LAKE ADJUSTMENTS HOTELS (C) FORMA
CONTRIBUTED NORMAN TO CONFORM COMBINED INITIAL PRO FORMA INITIAL
HOTELS HOTELS YEAR-ENDS HISTORICAL LESSEE ADJUSTMENTS LESSEE
---------- -------- ---------- --------- -------- ---------- --------
<S> <C> <C> <C> <C> <C> <C> <C>
REVENUES:
Room revenue..................... $ 50,730 $ 3,764 $ 291 $54,785 $ -- $ -- $54,785
Food and beverage revenue........ 22,984 -- 59 23,043 -- 600(D) 23,643
Other revenue -- Initial
Hotels......................... 4,490 124 29 4,643 -- -- 4,643
Other revenue -- Initial
Lessee......................... -- -- -- -- 8,737 (6,686)(E) 2,051
---------- -------- ---------- --------- -------- ---------- --------
Total revenues................. 78,204 3,888 379 82,471 8,737 (6,086) 85,122
---------- -------- ---------- --------- -------- ---------- --------
EXPENSES:
Departmental expenses of Initial
Hotels:
Rooms.......................... 11,896 1,025 48 12,969 -- (65)(F) 12,904
Food and beverage.............. 16,597 -- (57) 16,540 -- 500(G) 17,040
Other.......................... 2,313 78 15 2,406 -- -- 2,406
Cost of goods sold of Initial
Lessee......................... -- -- -- -- 3,720 (2,466)(H) 1,254
General and administrative....... 6,832 368 23 7,223 2,733 (603)(I) 9,353
Advertising and promotion........ 3,253 194 (2) 3,445 -- -- 3,445
Utilities........................ 3,245 207 19 3,471 -- -- 3,471
Management fees.................. 3,280 115 20 3,415 -- (3,415)(J) --
Franchisor royalties and other
charges........................ 3,813 271 30 4,114 -- -- 4,114
Repairs and maintenance.......... 3,771 182 (5) 3,948 -- -- 3,948
Real estate and personal property
taxes, property and casualty
insurance, and ground rent..... 3,579 106 8 3,693 105 (3,693)(K) 105
Interest expense................. 14,169 415 7 14,591 170 (14,761)(L) --
Depreciation and amortization.... 6,545 466 -- 7,011 85 (6,996)(M) 100
Unallocated business interruption
income......................... (474) -- -- (474) -- -- (474 )
Gain on property insurance
recovery....................... (670) -- -- (670) -- 670(N) --
Other............................ 103 (3 ) 39 139 -- 50(O) 189
Percentage Lease payments........ -- -- -- -- -- 25,521(P) 25,521
---------- -------- ---------- --------- -------- ---------- --------
Total expenses............ 78,252 3,424 145 81,821 6,813 (5,258) 83,376
---------- -------- ---------- --------- -------- ---------- --------
INCOME (LOSS) BEFORE EXTRAORDINARY
ITEMS............................ $ (48) $ 464 $ 234 $ 650 $ 1,924 $ (828) $ 1,746
=========== ========= =========== ========== ========= =========== =========
</TABLE>

See Notes to Pro Forma Condensed Combined Statements of Operations.

F-17
<PAGE> 124

INITIAL LESSEE

PRO FORMA CONDENSED COMBINED STATEMENT OF OPERATIONS
FOR THE TWELVE MONTHS ENDED JUNE 30, 1996

(UNAUDITED, DOLLAR AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
HISTORICAL
----------------------------------------------
(A) INITIAL PRO
(A) LAKE HOTELS (C) PRO FORMA
CONTRIBUTED NORMAN COMBINED INITIAL FORMA INITIAL
HOTELS HOTELS HISTORICAL LESSEE ADJUSTMENTS LESSEE
---------- -------- ---------- --------- -------- --------
<S> <C> <C> <C> <C> <C> <C>
REVENUES:
Room revenue............................... $ 53,235 $ 4,063 $ 57,298 $ -- $ -- $57,298
Food and beverage revenue.................. 23,395 223 23,618 -- 362 (D) 23,980
Other revenue -- Initial Hotels............ 4,626 134 4,760 -- -- 4,760
Other revenue -- Initial Lessee............ -- -- -- 8,700 (6,430 )(E) 2,270
---------- -------- ---------- --------- -------- --------
Total revenues........................... 81,256 4,420 85,676 8,700 (6,068 ) 88,308
---------- -------- ---------- --------- -------- --------
EXPENSES:
Departmental expenses of
Initial Hotels:
Rooms.................................... 12,415 1,019 13,434 -- (55 )(F) 13,379
Food and beverage........................ 16,788 220 17,008 -- 300 (G) 17,308
Other.................................... 2,377 82 2,459 -- -- 2,459
Cost of goods sold of Initial Lessee....... -- -- -- 3,528 (2,090 )(H) 1,438
General and administrative................. 6,987 402 7,389 2,896 (651 )(I) 9,634
Advertising and promotion.................. 3,385 196 3,581 -- -- 3,581
Utilities.................................. 3,312 208 3,520 -- -- 3,520
Management fees............................ 3,537 147 3,684 -- (3,684 )(J) --
Franchisor royalties and other charges..... 4,182 287 4,469 -- -- 4,469
Repairs and maintenance.................... 3,773 213 3,986 -- -- 3,986
Real estate and personal property taxes,
property and casualty insurance, and
ground rent.............................. 3,632 103 3,735 101 (3,735 )(K) 101
Interest expense........................... 15,091 415 15,506 150 (15,656 )(L) --
Depreciation and amortization.............. 7,083 466 7,549 86 (7,529 )(M) 106
Unallocated business interruption income... (474) -- (474) -- -- (474 )
Gain on property insurance recovery........ (670) -- (670) -- 670 (N) --
Other...................................... 180 (1 ) 179 (4) 71 (O) 246
Percentage Lease payments.................. -- -- -- -- 27,166 (P) 27,166
---------- -------- ---------- --------- -------- --------
Total expenses........................... 81,598 3,757 85,355 6,757 (5,193 ) 86,919
---------- -------- ---------- --------- -------- --------
INCOME (LOSS) BEFORE EXTRAORDINARY ITEMS..... $ (342) $ 663 $ 321 $ 1,943 $ (875 ) $ 1,389
=========== ========= =========== ========== ========= =========
</TABLE>

See Notes to Pro Forma Condensed Combined Statements of Operations.

F-18
<PAGE> 125

INITIAL LESSEE

PRO FORMA CONDENSED COMBINED STATEMENT OF OPERATIONS
FOR THE SIX MONTHS ENDED JUNE 30, 1995

(UNAUDITED, DOLLAR AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
HISTORICAL
----------------------------------------------
(A) INITIAL PRO
(A) LAKE HOTELS (A) PRO FORMA
CONTRIBUTED NORMAN COMBINED INITIAL FORMA INITIAL
HOTELS HOTELS HISTORICAL LESSEE ADJUSTMENTS LESSEE
---------- -------- ---------- --------- -------- --------
<S> <C> <C> <C> <C> <C> <C>
REVENUES:
Room revenue............................... $ 25,631 $ 1,767 $ 27,398 $ -- $ -- $27,398
Food and beverage revenue.................. 11,411 -- 11,411 -- 300 (D) 11,711
Other revenue -- Initial Hotels............ 2,159 78 2,237 -- -- 2,237
Other revenue -- Initial Lessee............ -- -- -- 4,389 (3,347 )(E) 1,042
---------- -------- ---------- --------- -------- --------
Total revenues........................... 39,201 1,845 41,046 4,389 (3,047 ) 42,388
---------- -------- ---------- --------- -------- --------
EXPENSES:
Departmental expenses of Initial Hotels:
Rooms.................................... 5,886 495 6,381 -- (24 )(F) 6,357
Food and beverage........................ 8,103 -- 8,103 -- 250 (G) 8,353
Other.................................... 1,126 45 1,171 -- -- 1,171
Cost of goods sold of Initial Lessee....... -- -- -- 2,025 (1,514 )(H) 511
General and administrative................. 3,436 200 3,636 1,330 (298 )(I) 4,668
Advertising and promotion.................. 1,597 77 1,674 -- -- 1,674
Utilities.................................. 1,625 98 1,723 -- -- 1,723
Management fees............................ 1,551 111 1,662 -- (1,662 )(J) --
Franchisor royalties and other charges..... 1,797 127 1,924 -- -- 1,924
Repairs and maintenance.................... 1,910 91 2,001 -- -- 2,001
Real estate and personal property taxes,
property and casualty insurance, and
ground rent.............................. 1,818 55 1,873 58 (1,873 )(K) 58
Interest expense........................... 6,452 759 7,211 91 (7,302 )(L) --
Depreciation and amortization.............. 2,990 289 3,279 40 (3,272 )(M) 47
Other...................................... 130 -- 130 13 (29 )(O) 114
Percentage Lease payments.................. -- -- -- -- 12,277 (P) 12,277
---------- -------- ---------- --------- -------- --------
Total expenses........................... 38,421 2,347 40,768 3,557 (3,447 ) 40,878
---------- -------- ---------- --------- -------- --------
INCOME (LOSS) BEFORE EXTRAORDINARY ITEMS..... $ 780 $ (502 ) $ 278 $ 832 $ 398 $ 1,510
=========== ========= =========== ========== ========= =========
</TABLE>

See Notes to Pro Forma Condensed Combined Statements of Operations.

F-19
<PAGE> 126

INITIAL LESSEE

PRO FORMA CONDENSED COMBINED STATEMENT OF OPERATIONS
FOR THE SIX MONTHS ENDED JUNE 30, 1996

(UNAUDITED, DOLLAR AMOUNTS IN THOUSANDS)

<TABLE>
<CAPTION>
HISTORICAL
----------------------------------------------
(A) INITIAL PRO
(A) LAKE HOTELS (A) PRO FORMA
CONTRIBUTED NORMAN COMBINED INITIAL FORMA INITIAL
HOTELS HOTELS HISTORICAL LESSEE ADJUSTMENTS LESSEE
---------- -------- ---------- --------- -------- --------
<S> <C> <C> <C> <C> <C> <C>
REVENUES:
Room revenue............................... $ 27,845 $ 2,066 $ 29,911 $ -- $ -- $29,911
Food and beverage revenue.................. 11,763 223 11,986 -- 62 (D) 12,048
Other revenue -- Initial Hotels............ 2,266 88 2,354 -- -- 2,354
Other revenue -- Initial Lessee............ -- -- -- 4,678 (3,323 )(E) 1,355
---------- -------- ---------- --------- -------- --------
Total revenues........................... 41,874 2,377 44,251 4,678 (3,261 ) 45,668
---------- -------- ---------- --------- -------- --------
EXPENSES:
Departmental expenses of Initial Hotels:
Rooms.................................... 6,357 489 6,846 -- (13 )(F) 6,833
Food and beverage........................ 8,351 220 8,571 -- 50 (G) 8,621
Other.................................... 1,175 49 1,224 -- -- 1,224
Cost of goods sold of Initial Lessee....... -- -- -- 1,894 (1,138 )(H) 756
General and administrative................. 3,568 234 3,802 1,586 (346 )(I) 5,042
Advertising and promotion.................. 1,731 79 1,810 -- -- 1,810
Utilities.................................. 1,673 99 1,772 -- -- 1,772
Management fees............................ 1,788 143 1,931 -- (1,931 )(J) --
Franchisor royalties and other charges..... 2,136 143 2,279 -- -- 2,279
Repairs and maintenance.................... 1,917 122 2,039 -- -- 2,039
Real estate and personal property taxes,
property and casualty insurance, and
ground rent.............................. 1,863 52 1,915 62 (1,915 )(K) 62
Interest expense........................... 7,367 759 8,126 62 (8,188 )(L) --
Depreciation and amortization.............. 3,528 289 3,817 40 (3,804 )(M) 53
Other...................................... 168 2 170 2 (8 )(O) 164
Percentage Lease payments.................. -- -- -- -- 13,922 (P) 13,922
---------- -------- ---------- --------- -------- --------
Total expenses........................... 41,622 2,680 44,302 3,646 (3,371 ) 44,577
---------- -------- ---------- --------- -------- --------
INCOME (LOSS) BEFORE EXTRAORDINARY ITEMS..... $ 252 $ (303 ) $ (51) $ 1,032 $ 110 $ 1,091
=========== ========= =========== ========== ========= =========
</TABLE>

See Notes to Pro Forma Condensed Combined Statements of Operations.

F-20
<PAGE> 127

INITIAL LESSEE

NOTES TO PRO FORMA CONDENSED COMBINED STATEMENTS OF OPERATIONS

(UNAUDITED, DOLLAR AMOUNTS IN THOUSANDS)

(A) Derived from the historical combined financial statements of the Initial
Hotels for the period presented.

(B) Conforms the operating results of the Initial Hotel having a September 30
fiscal year-end to a December 31, 1995 year-end by adding the operating
results of that Initial Hotel for the period October 1 to December 31, 1995
and subtracting the operating results of that Initial Hotel for the
corresponding interim period of the prior year.

(C) For the year ended December 31, 1995, includes the operating results of
Boykin Management Company (BMC) for the year ended March 31, 1996 and the
operating results of Purchasing Concepts, Inc. (PCI) and Bopa Design
Company (Spectrum Services) for the year ended December 31, 1995. Such
amounts are derived from the historical combined statement of revenues and
expenses of BMC, PCI and Spectrum Services. In the opinion of management,
the effect of nonconforming period ends is not material. For the twelve
months ended June 30, 1996, and the six month periods ended June 30, 1995
and 1996, the period ends of BMC, PCI and Spectrum Services have been
combined using the same months and periods. In preparing the pro forma
statement of operations of the Initial Lessee for the twelve months ended
June 30, 1996, the period end of BMC has been conformed to June 30, 1996 by
adding its historical operating results for the three-month period April 1
to June 30, 1996 to its historical fiscal year-end operating results for
the fiscal year ended March 31, 1996 and then subtracting its historical
operating results for the three-month period April 1 to June 30, 1995.

(D) From August 1993 until February 1996, the catering, meeting, lounge and
restaurant facilities of the Lake Norman Holiday Inn were operated by a
third-party operator. In February 1996, when a Boykin Affiliate purchased
the hotel facility, it also purchased the food and beverage business assets
of this operator. This adjustment represents the approximate food and
beverage revenues of this operator for the period indicated, based upon
actual historical revenue information obtained by the Company.

(E) Reflects the elimination of management fees charged to the Initial Hotels
by BMC, the elimination of intercompany sales from PCI and Spectrum
Services to the Initial Hotels, and the elimination of interest income
earned by BMC on the advances due from Boykin Columbus Joint Venture; such
advances will be retired in connection with the Formation Transactions.

<TABLE>
<CAPTION>
TWELVE MONTHS SIX MONTHS
YEAR ENDED ENDED JUNE ENDED JUNE 30,
DECEMBER 31, 30, ------------------
1995 1996 1995 1996
------------ ------------- ------- -------
<S> <C> <C> <C> <C>
Management fees charged to Initial Hotels... $ (3,600) $(3,736) $(1,521) $(1,889)
Intercompany sales to Initial Hotels:
PCI.................................... (136) (134) (64) (62)
Spectrum Services...................... (2,683) (2,274) (1,647) (1,238)
Interest income on advances to Boykin
Columbus
Joint Venture.......................... (267) (286) (115) (134)
------------ ------------- ------- -------
($ 6,686) $(6,430) $(3,347) $(3,323)
========== =========== ======= =======
</TABLE>

(F) Prior to February 1996, the Lake Norman Hotels provided complimentary
breakfasts to their guests. In February 1996, when a Boykin Affiliate
purchased the Lake Norman Hotels, the practice of providing complimentary
breakfasts was terminated at one of the Lake Norman Hotels. This adjustment
eliminates the historical expense associated with the complimentary
breakfasts at that hotel.

(G) Reflects operating costs associated with the food and beverage operations
discussed in (D).

(H) Reflects the cost of sales related to the Spectrum Services revenues
eliminated in (E).

F-21
<PAGE> 128

(I) Decrease reflects (i) the elimination of expenses related to the PCI
revenues eliminated in (E), and (ii) the elimination of estimated general
and administrative expenses of BMC which will be incurred by the
Partnership. The expenses to be incurred by the Partnership primarily
relate to administrative salaries.

<TABLE>
<CAPTION>
TWELVE MONTHS SIX MONTHS
YEAR ENDED ENDED JUNE ENDED JUNE 30,
DECEMBER 31, 30, ------------------
1995 1996 1995 1996
------------ ------------- ------- -------
<S> <C> <C> <C> <C>
Expenses recorded by Initial Hotels
in connection with purchases
from PCI.................................. $ (136) $ (134) $ (64) $ (62)
General and administrative expenses
of BMC to be incurred by the
Partnership............................... (467) (517) (234) (284)
------------ ------------- ------- -------
$ (603) $ (651) $ (298) $ (346)
========== =========== ======= =======
</TABLE>

(J) Reflects the elimination of management fee expense of the Initial Hotels
related to the management fee revenues eliminated in (E).

(K) Reflects the elimination of real estate and personal property taxes,
property and casualty insurance, and ground rent expenses to be paid by the
Partnership.

(L) Reflects the elimination of (i) mortgage interest expense of the Initial
Hotels due to the expected repayment of such debt with a portion of the
proceeds from the Offering, and (ii) interest expense on note payable
obligations of BMC which are expected to be retired in connection with the
formation and capitalization of the Initial Lessee.

(M) Reflects the elimination of depreciation expense related to the investments
in hotel properties of the Initial Hotels which are to be acquired by the
Partnership.

(N) Reflects the elimination of the gain recognized on property insurance
recovery. As the Company will own the Initial Hotel properties, the Initial
Lessee will not realize or incur such gains or losses.

(O) Reflects the elimination of miscellaneous items of nonoperating income and
expense which will not be earned or incurred by the Initial Lessee. The pro
forma adjustments consist of the following:

<TABLE>
<CAPTION>
TWELVE MONTHS SIX MONTHS
YEAR ENDED ENDED JUNE ENDED JUNE 30,
DECEMBER 31, 30, ------------------
1995 1996 1995 1996
------------ ------------- ------- -------
<S> <C> <C> <C> <C>
Interest income earned by Initial Hotels.... $ 192 $ 194 $ 89 $ 91
Expenses incurred by Initial Hotels in
connection with a prior attempted public
offering and sale of assets............... (51) (36) (51) (36)
Gain (loss) on fixed asset disposals........ 7 1 (10) (16)
Other non-recurring charges................. (98) (88) (57) (47)
------------ ------------- ------- -------
$ 50 $ 71 $ (29) $ (8)
========== =========== ======= =======
</TABLE>

(P) Represents lease payments calculated on a pro forma basis by applying the
rent provisions of the Percentage Leases to the pro forma room, food and
beverage and other revenues of the Initial Hotels as well as an additional
$725 of Percentage Lease payments required pursuant to the rental
interruption insurance provisions of the Percentage Lease agreements for
the year ended December 31, 1995 and the 12 months ended June 30, 1996. The
rent formula utilized in computing the pro forma Percentage Lease expense
includes for the calendar year 1995 an adjustment to reduce the threshold
revenue amounts in the Percentage Lease formulas by the 2.5% increase in
the Consumer Price Index for that year. See "Business and Properties" for
the Percentage Lease formulas.

F-22
<PAGE> 129

INITIAL LESSEE

PRO FORMA CONDENSED COMBINED BALANCE SHEET
AS OF JUNE 30, 1996

(UNAUDITED, DOLLAR AMOUNTS IN THOUSANDS)

The unaudited Pro Forma Condensed Combined Balance Sheet is presented as if
the consummation of the Formation Transactions (as they relate to the formation
of the Initial Lessee) had occurred on June 30, 1996. Such pro forma information
is based in part upon the Pro Forma Condensed Consolidated Balance Sheet of the
Company, the combined balance sheets of the Initial Hotels, and the combined
statement of net assets of Boykin Management Company, Purchasing Concepts, Inc.,
and Bopa Design Company, all as of June 30, 1996. It should be read in
conjunction with the financial statements listed in the Index to Financial
Statements at page F-1 of this Prospectus. In management's opinion, all
adjustments necessary to reflect the effects of the Formation Transactions have
been made.

This unaudited Pro Forma Condensed Combined Balance Sheet is not
necessarily indicative of what the actual financial position would have been
assuming the Formation Transactions had been completed as of June 30, 1996, nor
does it purport to represent the future financial position of the Initial
Lessee.

<TABLE>
<CAPTION>
(A) (B) (B) HISTORICAL
INITIAL CONTRIBUTED LAKE NORMAN AS PRO FORMA
LESSEE HOTELS HOTELS COMBINED ADJUSTMENTS PRO FORMA
------- ----------- ----------- ---------- ----------- ---------
<S> <C> <C> <C> <C> <C> <C>
ASSETS
CASH AND EQUIVALENTS................. $ 2,605 $ 3,847 $ 359 $ 6,811 $ (2,978)(C) $ 3,833
ACCOUNTS RECEIVABLE.................. 5,482 4,307 216 10,005 (4,201)(D) 5,804
INVENTORIES, PREPAIDS AND OTHER
ASSETS............................. 149 4,498 28 4,675 (3,551)(E) 1,124
PROPERTY AND EQUIPMENT, net.......... 334 -- -- 334 -- 334
DEFERRED FRANCHISE FEES AND OTHER
DEFERRED COSTS..................... -- 86 248 334 -- 334
------- ----------- ----- ---------- ----------- ---------
Total assets................. $ 8,570 $12,738 $ 851 $ 22,159 $ (10,730) $11,429
====== =========== ============= ========= ============ ==========
LIABILITIES AND EQUITY
NOTES PAYABLE........................ $ 1,495 $ -- $ -- $ 1,495 $ (1,495)(F) $ --
ACCOUNTS PAYABLE, ACCRUED EXPENSES
AND OTHER LIABILITIES.............. 2,056 7,213 344 9,613 (1,184)(G) 8,429
EQUITY............................... 5,019 5,525 507 11,051 (8,051)(H) 3,000
------- ----------- ----- ---------- ----------- ---------
Total liabilities and
equity..................... $ 8,570 $12,738 $ 851 $ 22,159 $ (10,730) $11,429
====== =========== ============= ========= ============ ==========
</TABLE>

See Notes to Pro Forma Condensed Combined Balance Sheet.

F-23
<PAGE> 130

INITIAL LESSEE

NOTES TO PRO FORMA CONDENSED COMBINED BALANCE SHEET
AS OF JUNE 30, 1996

(UNAUDITED, DOLLAR AMOUNTS IN THOUSANDS)

(A) Initial Lessee balance sheet data was derived from the unaudited combined
statement of net assets of Boykin Management Company, Purchasing Concepts,
Inc. and Bopa Design Company as of the date indicated, included elsewhere
in this Prospectus. See the Index to Financial Statements included on page
F-1 of this Prospectus.

(B) Amounts are derived from the Pro Forma Condensed Consolidated Balance Sheet
as of June 30, 1996 of the Company, and the related notes thereto, and
reflect the historical balances of the Initial Lessee and the Initial
Hotels less those assets and liabilities contributed to or assumed by the
Company. See the Index to Financial Statements included on page F-1 of this
Prospectus.

<TABLE>
<S> <C>
Reclassification of escrow cash (See (E))............................ $ 3,551
Payment to the Company for prorated expenses......................... (1,646)(a)
Distributions to shareholders........................................ (2,019)(b)
Retire BMC notes payable (See (F))................................... (1,495)
Distributions to partners prior to transfer of working capital to
Initial Lessee:
Boykin Partnerships................................................ (3,906)(c)
Lake Norman Hotels................................................. (480)(c)
Collection of note receivable due from affiliate..................... 3,017(d)
-------
$(2,978)
=======
</TABLE>

(D) Reflects the collection of the advances and accrued interest due to the
Initial Lessee from Boykin Columbus Joint Venture (BCJV), the elimination
of management and design fees due to the Initial Lessee from the Initial
Hotels and the elimination of amounts due to the Initial Hotels from the
Initial Lessee.

<TABLE>
<S> <C>
Advances and accrued interest due from BCJV.......................... $(3,017)(d)
Management fees due from Initial Hotels to the Initial Lessee........ (908)(e)
Design fees due from Initial Hotels to the Initial Lessee............ (157)(f)
Amounts due to the Initial Hotels from Initial Lessee................ (119)(g)
-------
$(4,201)
=======
</TABLE>

(E) As the mortgage debt and real estate will be sold to the Partnership, the
Initial Lessee will not be required to maintain escrow cash accounts. This
adjustment transfers the former restricted escrow fund to available cash.

(F) Reflects the repayment of BMC's bank debt with available cash.

(G) Reflects the elimination of management and design fees payable to the
Initial Lessee by the Initial Hotels, and the elimination of miscellaneous
amounts due to the Initial Hotels from the Initial Lessee.

<TABLE>
<S> <C>
Management fees due to the Initial Lessee from the Initial Hotels.... $ (908)(e)
Design fees due to the Initial Lessee from the Initial Hotels........ (157)(f)
Amounts due to the Initial Lessee from the Initial Hotels............ (119)(g)
-------
$(1,184)
=======
</TABLE>

F-24
<PAGE> 131

(H) Reflects the following:

<TABLE>
<S> <C>
Payment to the Partnership for prorated expenses of the Initial
Hotels............................................................. $(1,646)(a)
Distributions to partners/shareholders by contributed entities:
Initial Hotels..................................................... (4,386)(c)
BMC................................................................ (2,019)(b)
-------
$(8,051)
=======
</TABLE>

As stated in "Lessees -- Initial Lessee," the Initial Lessee will have a
minimum net worth of $3,000 upon completion of the Formation Transactions.
It is the intention of the Initial Lessee that, to the extent cash is
available, the Initial Hotels and BMC will make cash distributions to
their respective partners and shareholders, as applicable, such that the
aggregate net assets to be transferred by these entities to the Initial
Lessee at closing will result in the Initial Lessee having an initial net
worth of $3,000.

F-25
<PAGE> 132

REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS

To Boykin Management Company:

We have audited the accompanying combined balance sheets of the Initial
Hotels (excluding Lake Norman Hotels), as defined in Note 1 to the combined
financial statements, as of December 31, 1994 and 1995, and the related combined
statements of operations, partners' deficit and cash flows for each of the three
years in the period ended December 31, 1995. These combined financial statements
are the responsibility of the Company's management. Our responsibility is to
express an opinion on these financial statements based on our audits.

We conducted our audits in accordance with generally accepted auditing
standards. Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement. An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements. An audit also includes
assessing the accounting principles used and significant estimates made by
management, as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.

In our opinion, the financial statements referred to above present fairly,
in all material respects, the combined financial position of the Initial Hotels
(excluding Lake Norman Hotels), as of December 31, 1994 and 1995, and the
combined results of their operations and their cash flows for each of the three
years in the period ended December 31, 1995, in conformity with generally
accepted accounting principles.

Our audits were made for the purpose of forming an opinion on the basic
financial statements taken as a whole. The schedule listed in the index of
financial statements and included on page F-41 of this Prospectus is the
responsibility of the Company's management and is presented for purposes of
complying with the Securities and Exchange Commission's rules and is not part of
the basic financial statements. The schedule has been subjected to the auditing
procedures applied in the audit of the basic financial statements and, in our
opinion, fairly states in all material respects the financial data required to
be set forth therein in relation to the basic financial statements taken as a
whole.

ARTHUR ANDERSEN LLP

Cleveland, Ohio,
February 2, 1996.

F-26
<PAGE> 133

INITIAL HOTELS

EXCLUDING LAKE NORMAN HOTELS

COMBINED BALANCE SHEETS

(IN THOUSANDS)

<TABLE>
<CAPTION>
DECEMBER 31
---------------------
1994 1995
-------- -------- JUNE 30,
1996
-----------
(UNAUDITED)
<S> <C> <C> <C>
ASSETS
INVESTMENTS IN HOTEL PROPERTIES, at cost:
Land..................................................... $ 7,382 $ 7,382 $ 7,382
Buildings and improvements............................... 78,948 89,371 89,895
Furniture and equipment.................................. 31,228 36,099 36,892
Construction in progress................................. 951 1,036 389
-------- -------- -----------
118,509 133,888 134,558
Less- Accumulated depreciation........................... 59,982 63,311 66,354
-------- -------- -----------
Net investment in hotel properties....................... 58,527 70,577 68,204
CASH AND CASH EQUIVALENTS.................................. 3,996 2,909 3,847
ACCOUNTS RECEIVABLE, net of allowance for doubtful accounts
of $64 and $34 at December 31, 1994 and 1995,
respectively, and $20 at June 30, 1996................... 2,820 2,369 3,525
INSURANCE CLAIM RECEIVABLE................................. -- 913 663
RECEIVABLES FROM AFFILIATE................................. 7 129 119
INVENTORIES................................................ 460 480 456
PREPAIDS AND OTHER ASSETS.................................. 587 788 816
CASH HELD IN ESCROW........................................ 1,896 2,607 3,551
DEFERRED EXPENSES, net..................................... 395 2,560 2,240
-------- -------- -----------
$ 68,688 $ 83,332 $ 83,421
======== ======== ===========
LIABILITIES AND PARTNERS' DEFICIT
MORTGAGE NOTES PAYABLE..................................... $111,788 $122,203 $ 123,726
ADVANCES FROM AND ACCRUED INTEREST DUE TO PARTNERS......... 15,198 7,751 7,725
ACCOUNTS PAYABLE:
Trade.................................................... 1,746 1,490 1,876
Affiliate................................................ 221 75 --
Management fees to related party......................... 498 943 808
Bank overdraft........................................... 1,435 1,402 757
ACCRUED EXPENSES AND OTHER LIABILITIES..................... 4,999 5,728 5,721
COMMITMENTS AND CONTINGENCIES..............................
-------- -------- -----------
135,885 139,592 140,613
PARTNERS' DEFICIT.......................................... (67,197) (56,260) (57,192)
-------- -------- -----------
$ 68,688 $ 83,332 $ 83,421
======== ======== ===========
</TABLE>

The accompanying notes to combined financial statements
are an integral part of these combined balance sheets.

F-27
<PAGE> 134

INITIAL HOTELS

EXCLUDING LAKE NORMAN HOTELS

COMBINED STATEMENTS OF OPERATIONS

(IN THOUSANDS)

<TABLE>
<CAPTION>
SIX MONTHS
YEARS ENDED DECEMBER 31, ENDED JUNE 30,
------------------------------- -------------------
1993 1994 1995 1995 1996
------- ------- ------- ------- -------
(UNAUDITED)
<S> <C> <C> <C> <C> <C>
REVENUES FROM HOTEL OPERATIONS:
Room revenue.......................... $45,753 $48,652 $50,730 $25,631 $27,845
Food and beverage revenue............. 22,357 22,811 22,984 11,411 11,763
Other revenue......................... 3,977 4,092 4,490 2,159 2,266
------- ------- ------- ------- -------
Total revenues..................... 72,087 75,555 78,204 39,201 41,874
------- ------- ------- ------- -------
EXPENSES:
Departmental expenses --
Rooms.............................. 11,268 11,869 11,896 5,886 6,357
Food and beverage.................. 16,833 16,924 16,597 8,103 8,351
Other.............................. 2,125 1,986 2,313 1,126 1,175
General and administrative............ 6,848 6,906 6,832 3,436 3,568
Advertising and promotion............. 3,407 3,191 3,253 1,597 1,731
Utilities............................. 3,251 3,346 3,245 1,625 1,673
Management fees to related party...... 2,693 2,882 3,280 1,551 1,788
Franchisor royalties and other
charges............................ 3,308 2,952 3,813 1,797 2,136
Repairs and maintenance............... 3,429 3,728 3,771 1,910 1,917
Real estate and personal property
taxes, insurance and rent.......... 3,112 3,329 3,579 1,818 1,863
Interest expense...................... 11,411 11,324 13,430 6,079 6,993
Interest expense on partner
advances........................... 964 1,073 739 373 374
Depreciation and amortization......... 5,822 5,690 6,545 2,990 3,528
Unallocated business interruption
insurance income................... -- -- (474) -- --
Gain on property insurance recovery... -- -- (670) -- --
Other................................. 80 183 103 130 168
------- ------- ------- ------- -------
Total expenses..................... 74,551 75,383 78,252 38,421 41,622
------- ------- ------- ------- -------
Income (loss) before extraordinary
item............................. (2,464) 172 (48) 780 252
EXTRAORDINARY ITEM -- GAIN (LOSS) ON
EARLY EXTINGUISHMENT OF DEBT.......... -- -- 556 556 (1,315)
------- ------- ------- ------- -------
NET INCOME (LOSS)....................... $(2,464) $ 172 $ 508 1,336 (1,063)
======= ======= ======= ======= =======
</TABLE>

The accompanying notes to combined financial statements
are an integral part of these combined statements.

F-28
<PAGE> 135

INITIAL HOTELS

EXCLUDING LAKE NORMAN HOTELS

COMBINED STATEMENTS OF PARTNERS' DEFICIT

(IN THOUSANDS)

<TABLE>
<CAPTION>
NET
COMBINED
PARTNERS'
(DEFICIT)
--------
<S> <C>
BALANCE, DECEMBER 31, 1992................................... $(64,458)
Net loss................................................... (2,464 )
Capital contributions...................................... 775
Cash distributions......................................... (648 )
--------
BALANCE, DECEMBER 31, 1993................................... (66,795 )
Net income................................................. 172
Cash distributions......................................... (574 )
--------
BALANCE, DECEMBER 31, 1994................................... (67,197 )
Net income................................................. 508
Capital contributions...................................... 7,811
Cash distributions......................................... (2,015 )
Redemption of partnership interests, net of $9,357
aggregate cash redemption payments...................... 4,633
--------
BALANCE, DECEMBER 31, 1995................................... (56,260 )
Net loss (unaudited)....................................... (1,063 )
Capital contributions (unaudited).......................... 800
Cash distributions (unaudited)............................. (600 )
Net loss of Pacific Ohio Partners for the period October 1,
1995 to December 31, 1995 excluded from these statements
(unaudited)............................................. (69 )
--------
BALANCE, JUNE 30, 1996 (UNAUDITED)........................... $(57,192)
=========
</TABLE>

The accompanying notes to combined financial statements
are an integral part of these combined statements.

F-29
<PAGE> 136

INITIAL HOTELS

EXCLUDING LAKE NORMAN HOTELS

COMBINED STATEMENTS OF CASH FLOWS

(IN THOUSANDS)

<TABLE>
<CAPTION>
SIX MONTHS
YEARS ENDED DECEMBER 31, ENDED JUNE 30,
-------------------------------- ---------------------
1993 1994 1995 1995 1996
------- ------- -------- -------- --------
(UNAUDITED)
<S> <C> <C> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income (loss).............................................. $(2,464) $ 172 $ 508 $ 1,336 $ (1,063)
Adjustments to reconcile net income (loss) to net cash provided
by operating activities --
Net income (loss) of Pacific Ohio Partners for the periods
October 1 to December 31, 1994 and 1995, respectively,
excluded from the combined statements of operations........ -- -- -- 16 (69)
Depreciation and amortization expense........................ 5,888 5,756 7,645 3,409 5,089
Deferred interest expense on partner advances................ 871 989 705 353 374
Extraordinary loss (gain) on early extinguishment of debt.... -- -- (556) (556) 1,315
Gain on property insurance recovery.......................... -- -- (670) -- --
Changes in assets and liabilities --
Receivables................................................ (319) 155 (264) (383) (896)
Inventories, prepaids and other assets..................... (161) 311 (221) (159) (4)
Cash held in escrow........................................ (206) 61 (711) 266 (944)
Accounts payable, accrued expenses and other liabilities... 114 256 739 1,571 (476)
------- ------- -------- -------- --------
Net cash provided by operating activities............. 3,723 7,700 7,175 5,853 3,326
------- ------- -------- -------- --------
CASH FLOWS FROM INVESTING ACTIVITIES:
Improvements and additions to hotel properties, net............ (2,771) (4,746) (5,366) (2,006) (1,546)
Property insurance proceeds received, net...................... -- -- 1,122 -- --
------- ------- -------- -------- --------
Net cash used for investing activities................ (2,771) (4,746) (4,244) (2,006) (1,546)
------- ------- -------- -------- --------
CASH FLOWS FROM FINANCING ACTIVITIES:
Principal payments on mortgage notes payable................... $ (673) $ (872) $(54,082) $(53,900) $(42,087)
Proceeds from refinancing of mortgage debt..................... -- -- 66,250 66,250 41,673
Payment of debt prepayment premium and debt issuance costs..... (51) -- (4,473) (4,203) (228)
Payments on advances from partners............................. (38) (42) (529) (529) (400)
Capital contributions.......................................... 775 -- 188 188 800
Cash distributions paid........................................ (648) (574) (2,015) (1,736) (600)
Redemptions of partnership interests........................... -- -- (9,357) (9,357) --
------- ------- -------- -------- --------
Net cash used for financing activities................ (635) (1,488) (4,018) (3,287) (842)
------- ------- -------- -------- --------
NET CHANGE IN CASH AND CASH EQUIVALENTS.......................... 317 1,466 (1,087) 560 938
CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD................. 2,213 2,530 3,996 3,996 2,909
------- ------- -------- -------- --------
CASH AND CASH EQUIVALENTS AT END OF PERIOD....................... $ 2,530 $ 3,996 $ 2,909 $ 4,556 $ 3,847
======== ======== ========= ========= =========
SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION:
Cash paid during the period for interest..................... $11,424 $11,499 $ 12,056 $ 5,415 $ 6,451
SUPPLEMENTAL SCHEDULE OF NONCASH INVESTING AND FINANCING
ACTIVITIES:
Contributions of partner advances to capital................. $ -- $ -- $ 7,623 $ 7,623 $ --
Mortgage principal forgiven.................................. -- -- 2,335 2,335 --
Prepayment penalty financed with additional borrowing........ -- -- -- -- 1,246
</TABLE>

The accompanying notes to combined financial statements
are an integral part of these combined statements.

F-30
<PAGE> 137

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS

(DOLLAR AMOUNTS IN THOUSANDS)

(AMOUNTS AND DISCLOSURES AS OF JUNE 30, 1995 AND 1996
AND FOR THE PERIODS THEN ENDED ARE UNAUDITED)

1. BASIS OF PRESENTATION:

The Initial Hotels excluding Lake Norman Hotels consist of the following
full-service hotels:

<TABLE>
<CAPTION>
NUMBER OF
PROPERTY NAME LOCATION ROOMS
------------------------------------------ --------------------- ---------
<S> <C> <C>
Berkeley Marina Marriott.................. Berkeley, California 373
Buffalo Marriott.......................... Buffalo, New York 356
Cleveland Airport Marriott................ Cleveland, Ohio 375
Cleveland Marriott East................... Beachwood, Ohio 403
Columbus North Marriott................... Columbus, Ohio 300
Melbourne Quality Suites.................. Melbourne, Florida 208
Radisson Inn Sanibel Gateway.............. Ft. Myers, Florida 157
</TABLE>

Boykin Management Company (BMC) was involved in the development of each of
the above hotels and has managed all of the Initial Hotels excluding the Lake
Norman Hotels since their respective inceptions. The hotels are owned by
partnerships (Boykin Partnerships) in which the shareholders of The Boykin
Company (TBC), BMC's parent company, and certain officers and employees of BMC
(collectively, BMC Affiliates) have significant direct and indirect ownership
interests.

As of December 31, 1995, the Boykin Partnerships are owned as follows:

<TABLE>
<CAPTION>
PARTNERSHIP
INTEREST
------------------
BMC THIRD
AFFILIATES PARTY
---------- -----
<S> <C> <C>
Berkeley Marina Associates, L.P. (BMLP)................. 100% 0%
Buffalo Hotel Joint Venture (BHJV)...................... 50% 50%
Pacific Ohio Partners (POP)............................. 100% 0%
Beachwood Hotel Joint Venture (Beachwood)............... 35% 65%
Columbus Hotel Joint Venture (CHJV)..................... 50% 50%
Melbourne Oceanfront Hotel Associates (MOHA)............ 100% 0%
Fort Myers Hotel Partnership (FMHP)..................... 100% 0%
</TABLE>

The Lake Norman Hotels consist of a Hampton Inn and a Holiday Inn, both
located in Charlotte, North Carolina. The Lake Norman Hotels, together with the
hotels owned by the Boykin Partnerships, are the Initial Hotels.

Boykin Lodging Company is a recently organized Ohio corporation which has
been established to acquire equity interests in existing hotel properties and to
consider selectively the development of new hotels. Boykin Lodging Company will
use the proceeds from a proposed initial public offering to acquire the general
partnership interest, representing an 85.7% equity interest (assuming conversion
of the Intercompany Convertible Note), in Boykin Hotel Properties, L.P., an Ohio
limited partnership (the Partnership). It is proposed that the partners and
shareholders of the entities owning the Initial Hotels will contribute their
respective partnership interests to the Partnership in exchange for cash and
partnership interests. The Partnership will use a portion of the proceeds from
the sale of the general partnership interest to Boykin

F-31
<PAGE> 138

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

Lodging Company to retire mortgage indebtedness encumbering the Initial Hotel
properties. All of the Initial Hotels will be leased to Boykin Management
Company Limited Liability Company (the Initial Lessee) pursuant to operating
leases which contain provisions for rent based on the revenues of the Initial
Hotels. The Initial Lessee is an affiliate of BMC.

Management believes that these combined financial statements result in a
more meaningful presentation of the Initial Hotel businesses excluding the Lake
Norman Hotels to be acquired by the Partnership and thus appropriately reflect
the historical financial position and results of operations of the predecessor
of the Initial Lessee. All significant intercompany balances and transactions
have been eliminated. The Lake Norman Hotels have been excluded from the
accompanying combined financial statements as they were not owned or managed by
BMC Affiliates until February 8, 1996.

Interim Unaudited Financial Information

The combined financial statements as of and for the six months ended June
30, 1995 and 1996 are unaudited; however, in the opinion of management, all
adjustments (consisting solely of normal recurring adjustments) necessary for a
fair representation of the combined financial statements for these interim
periods have been included. The results of interim periods are not necessarily
indicative of the results to be obtained for a full year.

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES:

Accounting Periods

For annual reporting purposes, all of the Boykin Partnerships except POP
have been included in the accompanying combined financial statements based on a
December 31 year-end. The accompanying combined financial statements as of
December 31, 1993, 1994 and 1995 include the accounts of POP as of September 30,
1993, 1994 and 1995.

In order to show comparable operations during the interim periods ended
June 30, 1995 and 1996, POP's operating results were adjusted to exclude the
three month periods October 1 to December 31, 1994 and 1995. The total revenues
of POP excluded from the combined statements of operations for the six month
periods ended June 30, 1995 and 1996 were $2,950 and $3,328, respectively, and
total net income (loss) excluded was $16 and $(69), respectively.

In the opinion of management, the effect of nonconforming period ends is
not material to the combined financial statements.

Hotel Properties

Hotel properties are stated at cost. Depreciation is computed using
primarily the straight-line method based upon the following estimated useful
lives:

Buildings and improvements 7-40 years
Furniture and equipment 3-20 years

For the year ended December 31, 1995, the Boykin Partnerships adopted
Statement of Financial Accounting Standards No. 121 (SFAS No. 121), "Accounting
for the Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed
Of." Accordingly, the partners and management of the Boykin Partnerships review
the hotel properties for impairment when events or changes in circumstances
indicate the carrying amounts of the hotel properties may not be recoverable.
When such conditions exist, management estimates the future cash flows from
operations and disposition of the hotel properties. If the estimated
undiscounted future cash flows are less than the carrying amount of the asset,
an adjustment to reduce the carrying amount to the related hotel property's
estimated fair market value would be recorded and an impairment loss would be
recognized. No such impairment losses were recognized in connection with the
adoption of SFAS No. 121.

F-32
<PAGE> 139

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

Maintenance and repairs are charged to operations as incurred; major
renewals and betterments are capitalized. Upon the sale or disposition of a
fixed asset, the asset and related accumulated depreciation are removed from the
accounts, and the gain or loss is included in the determination of net income or
loss.

Cash and Cash Equivalents

All highly liquid investments with an original maturity date of three
months or less when purchased are considered to be cash equivalents.

Inventories

Inventories consisting primarily of food and beverages and gift store
merchandise are stated at the lower of first-in, first-out cost or market.

Cash Held in Escrow

Cash held in escrow consists of amounts for real estate taxes remitted to
the lenders which hold the mortgages on the hotel facilities and amounts
deposited for the replacement of hotel real and personal property pursuant to
the terms of certain mortgage and franchise agreements.

Deferred Expenses

Deferred expenses consist of initial franchise fees and deferred loan
costs. Amortization of initial franchise fees is computed on a straightline
basis over the terms of the franchise agreements while deferred loan costs are
amortized over the terms of the related loan agreements. The amortization of
deferred loan costs of $66, $66, $519, $99 and $457 for the years ended December
31, 1993, 1994 and 1995 and the six month periods ended June 30, 1995 and 1996,
respectively, is included in interest expense in the accompanying combined
statements of operations. Accumulated amortization of deferred expenses was $620
and $1,002 at December 31, 1994 and 1995, respectively, and $1,075 at June 30,
1996.

Revenue Recognition

Revenue is recognized as earned. Ongoing credit evaluations are performed
and an allowance for potential credit losses is provided against the portion of
accounts receivable which is estimated to be uncollectible. Such losses have
been within management's expectations.

Income Taxes

The Boykin Partnerships are not subject to federal or state income taxes;
however, they must file informational income tax returns and the partners must
take income or loss of the Boykin Partnerships into consideration when filing
their respective tax returns.

Management's Use of Estimates in the Preparation of Financial Statements

The preparation of financial statements in conformity with generally
accepted accounting principles requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and
disclosure of contingent assets and liabilities at the date of the financial
statements and the reported amounts of revenues and expenses during the
reporting period. Actual results could differ from those estimates.

F-33
<PAGE> 140

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

3. MORTGAGE NOTES PAYABLE:

Mortgage notes payable consisted of the following:

<TABLE>
<CAPTION>
DECEMBER 31,
--------------------- JUNE 30,
1994 1995 1996
-------- -------- --------
<S> <C> <C> <C>
Notes payable to an investment banking firm in variable
monthly installments of interest at a specified
incremental rate over 30 day LIBOR; semiannual payments
of principal equal to a specified percentage of cash
flow, as defined; remaining unpaid principal due June
1, 1998; secured by real and personal property of FHMP,
MOHA, POP and BMLP (collectively, the Borrowers) having
an aggregate net book value of $45,632 at December 31,
1995. See Note (a) below............................... $ -- $ 66,250 $ 66,250
Accrued "additional interest" on above notes at 6%. See
Note (a) below......................................... -- 583 1,274
Mortgage note payable to a life insurance company in
monthly installments of interest only (Fixed Interest)
at a rate of 8% through April 1995, 9% from May 1995
through January 2000 and 10% from February 2000 through
October 2004; the unpaid principal due October 2004;
collateralized by real and personal property having a
net book value of $9,156 at December 31, 1995; requires
an escrow reserve of 4% of revenues for the replacement
or refurbishment of furniture, fixtures and equipment.
See Note (b) below..................................... 13,697 13,697 13,697
Mortgage notes payable to a life insurance company in
monthly installments of interest only at a blended rate
of 11.25%; the unpaid principal due in full May 1,
1996; collateralized by certain real and personal
property having a net book value of $5,630 at December
31, 1995; the partners of Beachwood have severally
guaranteed $3,000 until the net annual income, as
defined, of the property reaches $3,848 before debt
service but after capital reserves of 3% of gross
revenues. See Note (c) below........................... 28,500 28,500 --
Mortgage note payable to a life insurance company, in
monthly installments of principal and interest (at
11.25%) of $151 until June 2001, at which time the
remaining unpaid principal balance of approximately
$10,910 is due; additional interest equal to 5% of
gross annual room income, as defined, in excess of a
base of $5,125 per year is required; additional
interest payments of approximately $164, $165 and $181
were required for the years ended December 31, 1993,
1994 and 1995, respectively; collateralized by certain
real and personal property having a net book value of
$10,159 at December 31, 1995. See Note (c) below....... $ 13,480 $ 13,173 $ --
</TABLE>

F-34
<PAGE> 141

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

<TABLE>
<CAPTION>
DECEMBER 31,
--------------------- JUNE 30,
1994 1995 1996
-------- -------- --------
<S> <C> <C> <C>
Mortgage notes payable to a life insurance company in
aggregate monthly installments of principal and
interest of $493 collateralized by certain real and
personal property having an aggregate net book value of
$15,789 at December 31, 1995. See Note (c) below....... -- -- 42,505
Mortgage note payable to a bank in monthly installments
of $225, including interest at 9.77%. See Note (d)
below.................................................. 24,937 -- --
Mortgage note payable to a bank in monthly installments
of $104, including interest at 9%. See Note (d)
below.................................................. 12,303 -- --
Mortgage note payable to a bank in monthly installments
of principal and interest of $27; the effective
interest rate was 4.77%. See Note (d) below............ 6,484 -- --
Mortgage note payable to a life insurance company, in
monthly installments of principal and interest (at
10.875%) of $123. See Note (d) below................... 12,387 -- --
-------- -------- --------
$111,788 $122,203 $123,726
======== ======== ========
</TABLE>

- ---------------

(a) The interest rate floats as follows:

Until June 1, 1997, 4.25% over 30 day LIBOR
From then until June 1, 1998, 4.50% over 30 day LIBOR
Thereafter (if applicable) 5.00% over 30 day LIBOR
In addition, a service fee of .06% of the outstanding balance is required.

At December 31, 1995 and June 30, 1996, the interest rate was approximately
10%.

Under certain conditions, the Borrowers can elect an interest deferral
option whereby monthly payments of interest would be based on an interest
rate not to exceed 10%. However, the excess of interest based on the normal
interest rate over the deferral rate would be added to the principal
balance.

Semiannual principal payments are required equal to 50% of "cash flow," as
defined. The percentage increases to 100% after June 1, 1998 or if the
interest deferral option is elected. Such payments are to be applied first
to accrued and unpaid interest on deferred interest, next to deferred
interest, with the remainder to be applied to the outstanding principal
balance.

If certain conditions are met, the Borrowers can extend the initial maturity
date by a maximum of twelve months. To extend the maturity date, the
Borrowers must pay a fee equal to 1% of the then outstanding principal
balance.

In general, the notes are nonrecourse. However, in certain limited defined
circumstances, the lender would have recourse to the Borrowers and certain
BMC Affiliates.

The loan agreement contains restrictive covenants with respect to, among
other things, property maintenance and insurance, payment of taxes, property
transfers and maintenance of specified debt service coverage ratios. The
Borrowers were in compliance with the loan covenants at December 31, 1995
and June 30, 1996. Monthly escrow deposits are also required to be made to
fund repayments of furniture and fixtures reserves and property taxes.

The payment of "additional interest" is required upon maturity or repayment
in full of the notes. Such amount to be paid is equal to the product of
$66,250 multiplied by (i) 4.75% until June 1, 1996;

F-35
<PAGE> 142

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

(ii) 5.25% until June 1, 1997, (iii) 6% thereafter. Under certain
conditions, the rate at which such additional interest is to be calculated
can be reduced. Management estimates that the additional interest to be paid
will be computed at 3% if the proposed initial public offering discussed in
Note 1 is completed. The "additional interest" is being charged to interest
expense utilizing the effective interest rate method over the contractual
term of the notes. Such amount was $583 for the year ended December 31, 1995
and $691 for the six-month period ended June 30, 1996.

(b) Commencing April 1996, the note requires the payment of additional interest
based on annual net cash flow (Net Cash Flow Interest), as defined. The
effect of Net Cash Flow Interest is to increase the effective interest rate
on the obligation to 11% per annum. For the year ended December 31, 1995 and
the six-month periods ended June 30, 1995 and 1996, $308, $154 and $137,
respectively, have been provided for the payment of Net Cash Flow Interest.
Upon the occurrence of a casualty, a taking, a transfer or maturity, all as
defined, additional interest based on the property's appreciation in value
will also be payable. In the event of prepayment, CHJV must pay an amount
which brings the lender's yield for the period from origination to
prepayment date to 12.75%, compounded monthly, inclusive of Fixed Interest
and Net Cash Flow Interest.

The mortgage agreement contains covenants which, among other restrictions,
limit CHJV's capacity to incur additional debt or sell assets; limit the
ability of partners of CHJV to sell or transfer their respective ownership
interests; require the property to be managed by BMC; and require CHJV to
make annual deposits into an escrow account for the replacement of
furnishings. As of December 31, 1995 and June 30, 1996, CHJV was in
compliance with such covenants.

(c) On January 29, 1996, the BHJV and Beachwood mortgage notes payable were
refinanced with the proceeds of new mortgage notes from the same lender. The
new notes carry an interest rate of 8.69% and have a five-year term. Monthly
payments of principal and interest of $116 and $251 are required for the new
BHJV and Beachwood mortgage notes payable, respectively, with the remaining
unpaid principal amounts due at maturity.

Additionally, the payment of the prepayment penalty on the previous BHJV
mortgage note was financed by the proceeds of a second mortgage note in the
amount of $1,246. The second note carries interest at the rate of 8.54% and
fully amortizes over five years with monthly payments of principal and
interest of $26.

The notes require monthly deposits for taxes and furniture and fixtures
replacement. The prepayment penalty for the notes is calculated based upon
yield maintenance formulas.

The new BHJV and Beachwood mortgage notes contain cross collateralization
and cross default provisions.

(d) These mortgage notes payable were refinanced in May 1995. See (a) for
discussion of the terms of the new mortgage notes.

Aggregate scheduled annual principal payments for the above mortgage notes
payable (reflecting the terms of the BHJV and Beachwood subsequent refinancings
discussed above, but excluding the BHJV second mortgage note) including the
"additional interest" discussed in (a) at December 31, 1995 are as follows:

<TABLE>
<CAPTION>
YEAR AMOUNT
----------------------------------------------------- --------
<S> <C>
1996................................................. $ 1,551
1997................................................. 1,751
1998................................................. 69,415
1999................................................. 1,035
2000................................................. 1,129
Thereafter........................................... 50,714
--------
$125,595
========
</TABLE>

F-36
<PAGE> 143

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

All of the outstanding debt is expected to be repaid from the proceeds of
the proposed initial public offering discussed in Note 1.

Debt Extinguishment

In May 1995, FMHP, MOHA, POP and BMLP refinanced their respective existing
mortgage indebtedness, realizing a net extraordinary gain of $556 on the early
extinguishment of debt. The net extraordinary gain was related to the
forgiveness of $2,335 of principal due on the FMHP mortgage reduced by the
payment of prepayment premiums and the writeoff of unamortized deferred
financing costs on the POP and BMLP mortgages. In addition to retiring existing
indebtedness, the refinancing proceeds were used to redeem partnership interests
held by non-BMC Affiliate partners of BMLP, MOHA and POP (Note 7).

The refinancing and concurrent payment of a prepayment penalty on the BHJV
note resulted in an extraordinary loss due to the early extinguishment of debt
in the amount of $1,315 for the six-month period ended June 30, 1996.

4. UNUSUAL ITEM -- PROPERTY DAMAGE FROM HURRICANE:

On August 2, 1995, certain hotel property of MOHA was damaged by
wind-driven rain associated with hurricane Erin. The damage led to the temporary
closure of the hotel until restoration of the damaged property took place. The
temporary closure reduced the available room nights for the year ended December
31, 1995 by 20,430 rooms, or 27% of the otherwise available room nights.
Management estimates that the temporary closure resulted in $1,261 in lost
revenue, and $1,093 in lost net income.

MOHA has made a business interruption insurance claim for reimbursement of
the lost net income. Included in the combined statement of operations for the
year ended December 31, 1995 is $1,093 of income related to this claim. This
income has been offset against departmental expenses and various other expense
categories in the aggregate amounts of $178 and $441, respectively.

In addition, MOHA has made a property insurance claim for the damage to
hotel property. The difference between the proceeds to be received from this
claim and the net book value of the damaged property is reflected in the
combined statement of operations as an unusual gain on property insurance
recovery. The costs of replacing and renovating the damaged property have been
capitalized as additions to hotel property in the accompanying combined balance
sheet.

MOHA has a $913 insurance claim receivable at December 31, 1995 ($663 at
June 30, 1996). The receivable at December 31, 1995 is comprised of $320 for
property damage and $593 for business interruption. MOHA has submitted its
claims to its insurance carrier, and believes that the claims are in accordance
with the terms of the related insurance policies.

5. RELATED PARTY TRANSACTIONS:

A substantial portion of the hotels' management and accounting functions
are performed by BMC, for a fee computed as specified in each hotel's management
agreement. The base management fee is based on percentages of hotel revenues of
3% or 3.5%. In addition, if specified operating results are achieved, an
incentive fee is due to BMC. The management agreements with BMC expire at
various dates through September 30, 2010.

Certain other costs relating to purchasing and design services are incurred
by an affiliate of BMC and billed to the hotels. Such purchases approximated
$133, $148, $143, $47 and $50 for the years ended December 31, 1993, 1994 and
1995 and the six-month periods ended June 30, 1995 and 1996, respectively.
Furthermore, the hotels made purchases of hotel furnishings through an affiliate
of BMC. These purchases

F-37
<PAGE> 144

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

amounted to approximately $1,701, $1,823, $2,531, $666 and $698 for the years
ended December 31, 1993, 1994, and 1995 and the six-month periods ended June 30,
1995 and 1996, respectively.

Receivables from and payables to affiliates represent amounts due from or
to BMC and its affiliates applicable to insurance charges and various other
items. Included in accounts payable to affiliates at December 31, 1994 is $171
due from FMHP to BMC for loan guarantee fees related to the FMHP mortgage which
was refinanced in May 1995. The fees due were paid in 1995.

Until October 1994, the hotels maintained a "fully insured program under a
Minimum Premium Contract" for various insurance benefits offered to enrolled
employees under an insurance plan which included other entities affiliated with
BMC. The hotels provided a pro-rata share of expense required by the plan which
was based upon enrolled employees at each hotel. The total amount of such shared
expenses billed to the hotels approximated $1,617 and $1,176 for 1993 and 1994,
respectively. In October 1994, the plan was terminated and replaced with a
fully-insured plan which requires the payment of monthly premiums.

6. ADVANCES FROM PARTNERS:

Partner advances consisted of the following:

<TABLE>
<CAPTION>
DECEMBER 31,
--------------------- JUNE 30,
1994 1995 1996
-------- -------- --------
<S> <C> <C> <C>
Advances from partners used to complete construction and
to fund operation, bearing interest at 10% per annum.
Note (a)............................................... $ 2,637 $ 2,637 $ 2,637
Unsecured notes payable to partners, with interest at
bank prime rate. Note (b).............................. 4,790 -- --
Second mortgage note payable to a partner in monthly
installments of principal and interest (at 10.25%) of
$8. Note (c)........................................... 529 -- --
Accrued interest payable on advances from partners. Note
(b).................................................... 7,242 5,114 5,088
-------- -------- --------
$ 15,198 $ 7,751 $ 7,725
======== ======== ========
</TABLE>

- ---------------

(a) Repayment of the loans and related accrued interest is determined by the net
cash flow, as defined, of CHJV, in accordance with the priority of payments
outlined in the partnership agreement. In February 1996, CHJV made a $400
payment of interest to the partners on their advances.

(b) In connection with the refinancing discussed in Note 3 and the change in
ownership discussed in Note 7, principal and interest aggregating $7,623
were contributed to the capital of MOHA in May 1995.

Total interest expense on partner advances was $964, $1,073 and $739 for
the years ended December 31, 1993, 1994 and 1995, respectively, and $373 and
$374 for the six-month periods ended June 30, 1995 and 1996, respectively.

7. CHANGES IN OWNERSHIP:

In May 1995, in connection with the refinancing discussed in Note 3, MOHA,
BMLP and POP redeemed their respective partnership interests held by non-BMC
Affiliates and BMC Affiliates were admitted as new partners. In addition, FMHP
redeemed its partnership interest held by BMLP. As a result of the redemptions,
BMC Affiliates own 100% of these partnerships. The aggregate cash redemption
price paid to non-BMC Affiliates was $9,357. For each partnership, the
difference between the redemption price paid and the related capital account
balances of the partners redeemed was recorded as an adjustment of the carrying
value of the respective investments in hotel properties of MOHA, FMHP, BMLP and
POP.

F-38
<PAGE> 145

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

The purchase accounting adjustment recorded, which was equal to the cash
paid to redeem the partnership interests plus the deficit capital account
balances of the redeemed partners at the time of the redemptions, was an
aggregate increase in the carrying value of the investments in hotel property as
follows:

<TABLE>
<S> <C>
Buildings and improvements................... $10,230
Furniture and equipment...................... 3,760
--------
$13,990
=======
</TABLE>

Following is pro forma data assuming that the redemptions of the non-BMC
affiliates discussed above and the related refinancing discussed in Note 3 had
occurred at the beginning of 1995. The pro forma adjustments to historical
operating results are (i) to increase depreciation expense for the effect of the
purchase accounting adjustments to the carrying values of investments in hotel
properties; (ii) to adjust management fee expense for FMHP, MOHA, BMLP and POP
to 4.5% of hotel revenues as required by the terms of the refinancing; and,
(iii) to increase interest expense to reflect the terms of the new mortgage debt
and the amortization of related deferred financing costs.

<TABLE>
<CAPTION>
UNAUDITED
---------------------------
SIX MONTHS
YEAR ENDED ENDED
DECEMBER 31, JUNE 30,
1995 1995
------------ ------------
<S> <C> <C>
Total revenues............................... $ 78,204 $ 39,201
Loss before extraordinary item............... $ (2,016) $ (904)
Net loss..................................... $ (1,460) $ (348)
</TABLE>

8. COMMITMENTS AND CONTINGENCIES:

Claims and Legal Matters

Certain of the hotels are involved in claims and legal matters incidental
to their businesses. In the opinion of management, the ultimate resolution of
these matters will not have a material impact on the financial position or
results of operations of the hotels.

Franchise Agreements

Under the terms of hotel franchise agreements, annual payments for
franchise royalties and reservation and advertising services are due from the
hotels. For six of the hotels, fees are computed based upon percentages of gross
room revenues. At December 31, 1995, the franchise royalty fees payable by the
hotels ranged from 3% to 5% of room revenues while the fees for advertising
services ranged from .8% to 3.5%. Effective January 1, 1996, the royalty fee to
be paid by BMLP increased by 2% of room revenues. For MOHA, the payment is a
flat fee ranging from $6 per month in 1994 to $12 per month in 1998; in 1999 and
thereafter, the fee at MOHA will be at 6% of gross room revenues. The franchise
agreements expire at various dates through 2014.

During 1992, CHJV amended and extended its franchise agreement. Under the
terms of the amended agreement, no fee was due during 1992; franchise fees
commenced in August 1993 at a reduced percentage of room revenues, increasing
gradually through 1997.

In January 1994, MOHA executed an amended franchise agreement. The amended
agreement provided for the forgiveness of $600 of unpaid fees accrued under the
original franchise agreement through December 31, 1993. Such amount is reflected
as a reduction of franchisor royalties and other charges for 1994.

The franchise agreements contain provisions whereby the franchisor would be
entitled to additional payments in the event the franchisees would terminate the
franchise agreements prior to maturity.

F-39
<PAGE> 146

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

Other

As a result of the proposed initial public offering discussed in Note 1 and
the resulting prepayment of the mortgage notes payable, prepayment penalties of
approximately $3,340 will be due upon closing. See Note 3 for a discussion of
additional interest payment requirements with respect to certain of the mortgage
notes.

The land on which the Berkeley Marina Marriott is located is leased under
an operating lease agreement expiring in 2033 which can be extended to 2051. The
lease requires minimum annual rentals of $100, and percentage rentals based on
hotel revenues. BMLP is responsible for all taxes, insurance and maintenance on
the property. Rental expense charged to operations for the land lease were as
follows:

<TABLE>
<CAPTION>
SIX MONTHS
YEAR ENDED ENDED
DECEMBER 31, JUNE 30,
---------------------- -------------
1993 1994 1995 1995 1996
---- ---- ---- ---- ----
<S> <C> <C> <C> <C> <C>
Minimum rent................................ $100 $100 $100 $ 50 $ 50
Percentage rent............................. 521 550 584 288 318
---- ---- ---- ---- ----
$621 $650 $684 $338 $368
==== ==== ==== ==== ====
</TABLE>

9. FAIR VALUE OF FINANCIAL INSTRUMENTS:

Statement of Financial Accounting Standards No. 107 requires disclosure
about fair value for all financial instruments, whether or not recognized for
financial statement purposes. Disclosure about fair value of financial
instruments is based on pertinent information available to management as of
December 31, 1995 and June 30, 1996. Considerable judgment is necessary to
interpret market data and develop estimated fair value. Accordingly, the
estimates presented herein are not necessarily indicative of the amounts which
could be realized on disposition of the financial instruments. The use of
different market assumptions and/or estimation methodologies may have a material
effect on the estimated fair value amounts.

Cash Equivalents

Management estimates that the fair value of cash equivalents approximates
carrying value due to the relatively short maturity of these instruments.

Long-Term Debt

Management estimates that the fair values of mortgage and other long-term
debt approximate carrying values based upon the hotels' effective borrowing rate
for issuance of debt with similar terms and remaining maturities.

F-40
<PAGE> 147

INITIAL HOTELS
EXCLUDING LAKE NORMAN HOTELS

SCHEDULE III -- REAL ESTATE AND ACCUMULATED DEPRECIATION

AS OF DECEMBER 31, 1995
(IN THOUSANDS)
<TABLE>
<CAPTION>
GROSS
AMOUNTS AT
WHICH
COSTS CAPITALIZED CARRIED AT
SUBSEQUENT TO ACQUISITION(D) CLOSE OF
INITIAL COST PERIOD
----------------------------- ----------------------------- ------------
BUILDINGS BUILDINGS
AND AND
DESCRIPTION ENCUMBRANCES LAND IMPROVEMENTS LAND IMPROVEMENTS LAND
- ------------------------------ ------------ ------------ ------------ ------------ ------------ ------------
<S> <C> <C> <C> <C> <C> <C>
Berkeley Marina Marriott,
Berkeley, California
(BMLP).................... $ 29,292 $ -- $ 5,013 $ -- $ 14,720 $ --
Buffalo Marriott,
Buffalo, New York........... 13,173 733 13,016 -- 1,149 733
Cleveland Airport Marriott,
Cleveland, Ohio (POP)....... 19,459 1,175 9,340 -- 8,038 1,175
Cleveland Marriott East,
Beachwood, Ohio............. 28,500 836 4,561 -- 6,465 836
Columbus North Marriott,
Columbus, Ohio.............. 13,697 828 11,829 -- 1,190 828
Melbourne Quality Suites,
Melbourne, Florida (MOHA)... 13,131 761 7,475 2,331 2,555 3,092
Radisson Inn Sanibel Gateway,
Ft. Myers, Florida (FMHP)... 4,951 718 4,023 -- (3) 718
------------ ------ ------------ ------ ------------ ------
Total......................... $122,203 $ 5,051 $ 55,257 $ 2,331 $ 34,114 $ 7,382
============= ====== ============ ====== ============ ======

ACCUMULATED
DEPRECIATION NET BOOK
BUILDINGS VALUE
BUILDINGS AND BUILDINGS
AND TOTAL IMPROVEMENTS AND DATE OF DATE OF
DESCRIPTION IMPROVEMENTS (A)(C) (B) IMPROVEMENTS CONSTRUCTION ACQUISITION
- ------------------------------ ------------ ------------ ------------ ------------ ------------ ------------
<S> <C> <C> <C> <C> <C> <C>
Berkeley Marina Marriott,
Berkeley, California
(BMLP).................... $ 19,733 19,733 $ 9,088 $ 10,645 1972 N/A
Buffalo Marriott,
Buffalo, New York........... 14,165 14,898 7,095 7,070 1981 N/A
Cleveland Airport Marriott,
Cleveland, Ohio (POP)....... 17,378 18,553 5,263 12,115 1970 N/A
Cleveland Marriott East,
Beachwood, Ohio............. 11,026 11,862 8,041 2,985 1977 N/A
Columbus North Marriott,
Columbus, Ohio.............. 13,019 13,847 6,437 6,582 1981 N/A
Melbourne Quality Suites,
Melbourne, Florida (MOHA)... 10,030 13,122 2,459 7,571 1986 N/A
Radisson Inn Sanibel Gateway,
Ft. Myers, Florida (FMHP)... 4,020 4,738 1,419 2,601 1986 N/A
------------ ------------ ------------ ------------
Total......................... $ 89,371 96,753 $ 39,802 $ 49,569
============ ======= ============ ============

LIFE ON WHICH
DEPRECIATION
IN INCOME
STATEMENT IS
DESCRIPTION COMPUTED
- ------------------------------ --------------
<S> <C>
Berkeley Marina Marriott,
Berkeley, California
(BMLP).................... 7-30 years
Buffalo Marriott,
Buffalo, New York........... 10-30 years
Cleveland Airport Marriott,
Cleveland, Ohio (POP)....... 7-30 years
Cleveland Marriott East,
Beachwood, Ohio............. 10-40 years
Columbus North Marriott,
Columbus, Ohio.............. 7-30 years
Melbourne Quality Suites,
Melbourne, Florida (MOHA)... 7-30 years
Radisson Inn Sanibel Gateway,
Ft. Myers, Florida (FMHP)... 7-30 years

Total.........................

</TABLE>

F-41
<PAGE> 148

(a) Reconciliation of land, buildings and improvements:

<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-----------------------------
1993 1994 1995
------- ------- -------
<S> <C> <C> <C>
Balance at beginning of period............... $84,816 $84,983 $86,330
Additions--improvements...................... 167 1,419 1,099
Retirements.................................. -- (72) (906)
Adjustments of basis resulting from partner
redemptions (see (d) below)................ -- -- 10,230
------- ------- -------
Balance at end of period..................... $84,983 $86,330 $96,753
======= ======= =======
</TABLE>

(b) Reconciliation of accumulated depreciation:

<TABLE>
<CAPTION>
YEARS ENDED DECEMBER 31,
-----------------------------
1993 1994 1995
------- ------- -------
<S> <C> <C> <C>
Balance at beginning of period............... $30,871 $33,803 $36,728
Depreciation expense......................... 2,932 2,992 3,333
Retirements.................................. -- (67) (259)
------- ------- -------
Balance at end of period..................... $33,803 $36,728 $39,802
======= ======= =======
</TABLE>

<TABLE>
<S> <C>
Land......................................... $ 8,309
Buildings and improvements................... 93,443
--------
$101,752
========
</TABLE>

(d) Includes the effect of purchase accounting adjustments recorded in 1995
in connection with the redemptions of certain partners of BMLP, POP, FMHP and
MOHA discussed in Note 7 to the combined financial statements. Such adjustments
were as follows:

<TABLE>
<CAPTION>
INCREASE (DECREASE)
BUILDINGS AND
IMPROVEMENTS
-------------------
<S> <C>
BMLP......................................... $ 2,866
POP.......................................... 5,977
FMHP......................................... (433)
MOHA......................................... 1,820
----------
$10,230
==================
</TABLE>

F-42
<PAGE> 149

REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS

TO BOYKIN LODGING COMPANY:

We have audited the accompanying combined balance sheets of the Lake Norman
Hotels (as defined in Note 1 to the financial statements) as of December 31,
1994 and 1995, and the related combined statements of operations, partners'
equity and cash flows for each of the three years in the period ended December
31, 1995. These combined financial statements are the responsibility of the
Company's management. Our responsibility is to express an opinion on these
financial statements based on our audits.

In our opinion, the financial statements referred to above present fairly,
in all material respects, the combined financial position of the Lake Norman
Hotels as of December 31, 1994 and 1995, and the combined results of their
operations and their cash flows for each of the three years in the period ended
December 31, 1995, in conformity with generally accepted accounting principles.

ARTHUR ANDERSEN LLP

Cleveland, Ohio,
April 5, 1996.

F-43
<PAGE> 150

LAKE NORMAN HOTELS

COMBINED BALANCE SHEETS

(IN THOUSANDS)

<TABLE>
<CAPTION>
DECEMBER 31,
----------------
1994 1995
------ ------ JUNE 30,
1996
-----------
(UNAUDITED)
<S> <C> <C> <C>
ASSETS
INVESTMENTS IN HOTEL PROPERTIES, at cost:
Land........................................................ $ 788 $ 788 $ 1,190
Buildings and improvements.................................. 6,178 6,190 7,088
Furniture and equipment..................................... 2,279 2,578 1,351
------ ------ -----------
9,245 9,556 9,629
Less- Accumulated depreciation.............................. 3,357 3,817 191
------ ------ -----------
Net investments in hotel properties......................... 5,888 5,739 9,438
CASH AND CASH EQUIVALENTS..................................... 397 343 359
ACCOUNTS RECEIVABLE........................................... 90 82 216
DEFERRED EXPENSES, net........................................ 67 57 404
PREPAIDS AND OTHER ASSETS..................................... 10 8 48
------ ------ -----------
$6,452 $6,229 $10,465
====== ====== ===========
LIABILITIES AND PARTNERS' EQUITY
MORTGAGE NOTES PAYABLE........................................ $5,318 $5,057 $ 9,618
ACCOUNTS PAYABLE:
Trade....................................................... 43 30 84
Management fees............................................. 7 7 83
ACCRUED EXPENSES AND OTHER LIABILITIES........................ 190 197 224
COMMITMENTS AND CONTINGENCIES.................................
------ ------ -----------
5,558 5,291 10,009
PARTNERS' EQUITY.............................................. 894 938 456
------ ------ -----------
$6,452 $6,229 $10,465
====== ====== ===========
</TABLE>

The accompanying notes to combined financial statements
are an integral part of these combined balance sheets.

F-44
<PAGE> 151

LAKE NORMAN HOTELS

COMBINED STATEMENTS OF OPERATIONS

(IN THOUSANDS)

<TABLE>
<CAPTION>
UNAUDITED
-------------------------------------------------------------
1996
------------------------- PRO FORMA
SIX JANUARY 1, FEBRUARY SIX MONTHS ENDED
MONTHS TO 8,
DECEMBER 31, ENDED FEBRUARY TO JUNE 30,
---------------------------- JUNE 30, 7, JUNE 30, -----------------
1993 1994 1995 1995 1996 1996 1995 1996
------ ------ ------ --------- ---------- ---------- ------ ------
<S> <C> <C> <C> <C> <C> <C> <C> <C>
HOTEL REVENUES:
Room revenue........... $2,764 $3,200 $3,764 $ 1,767 $ 339 $1,727 $1,767 $2,066
Food and beverage
revenue............. 300 -- -- -- -- 223 -- 223
Other revenue.......... 149 153 124 78 15 73 78 88
------ ------ ------ --------- ---------- ---------- ------ ------
Total revenues...... 3,213 3,353 3,888 1,845 354 2,023 1,845 2,377
------ ------ ------ --------- ---------- ---------- ------ ------
EXPENSES:
Departmental expenses--
Rooms............... 676 831 1,025 495 91 398 495 489
Food and beverage... 346 -- -- -- -- 220 -- 220
Other............... 63 63 78 45 9 40 45 49
General and
administrative...... 332 311 368 200 48 186 200 234
Advertising and
promotion........... 176 193 194 77 15 64 77 79
Utilities.............. 193 206 207 98 21 78 98 99
Management fees........ 84 98 115 54 10 121 111 143
Franchisor royalties
and other charges... 193 242 271 127 19 124 127 143
Repairs and
maintenance......... 165 160 182 91 18 104 91 122
Real estate and
personal property
taxes, insurance and
rent................ 129 96 106 55 10 42 55 52
Interest expense....... 289 326 415 217 37 582 759 759
Depreciation and
amortization........ 576 523 466 289 57 212 289 289
Other.................. (3) (8) (3) -- -- 2 -- 2
------ ------ ------ --------- ---------- ---------- ------ ------
Total expenses...... 3,219 3,041 3,424 1,748 335 2,173 2,347 2,680
------ ------ ------ --------- ---------- ---------- ------ ------
NET INCOME (LOSS)........ $ (6) $ 312 $ 464 $ 97 $ 19 $ (150) $ (502) $ (303)
====== ====== ====== ========= ========== ========== ====== ======
</TABLE>

The accompanying notes to combined financial statements
are an integral part of these combined statements.

F-45
<PAGE> 152

LAKE NORMAN HOTELS

COMBINED STATEMENTS OF PARTNERS' EQUITY

(IN THOUSANDS)

<TABLE>
<CAPTION>
NET
COMBINED
PARTNERS'
EQUITY
--------
<S> <C>
BALANCE, DECEMBER 31, 1992................................... $ 988
Net loss................................................... (6)
--------
BALANCE, DECEMBER 31, 1993................................... 982
Net income................................................. 312
Cash distributions......................................... (400)
--------
BALANCE, DECEMBER 31, 1994................................... 894
Net income................................................. 464
Cash distributions......................................... (420)
--------
BALANCE, DECEMBER 31, 1995................................... 938
Net income, January 1, to February 7, 1996 (unaudited)..... 19
--------
BALANCE, FEBRUARY 7, 1996 (unaudited)........................ $ 957
=========
- -------------------------------------------------------------------------
BALANCE FEBRUARY 7, 1996 (unaudited)......................... $ -
Capital contributions (unaudited).......................... 606
Net loss, February 8, to June 30, 1996 (unaudited)......... (150)
--------
BALANCE, JUNE 30, 1996 (unaudited)........................... $ 456
=========
</TABLE>

The accompanying notes to combined financial statements
are an integral part of these combined statements.

F-46
<PAGE> 153

LAKE NORMAN HOTELS

COMBINED STATEMENTS OF CASH FLOWS

(IN THOUSANDS)

<TABLE>
<CAPTION>
(UNAUDITED)
-----------------------------------------
SIX
MONTHS JANUARY 1, FEBRUARY 8,
DECEMBER 31, ENDED TO TO
------------------------- JUNE 30, FEBRUARY 7, JUNE 30,
1993 1994 1995 1995 1996 1996
----- ----- ----- --------- ----------- -----------
<S> <C> <C> <C> <C> <C> <C>
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income (loss)......................... $ (6) $ 312 $ 464 $ 97 $ 19 $ (150)
Adjustments to reconcile net income (loss)
to net cash provided by (used for)
operating activities --
Depreciation and amortization expense... 583 529 472 292 60 361
Payments for franchise fees and other
deferred costs........................ -- -- -- -- -- (155)
Changes in assets and liabilities --
Accounts receivable................... (32) (14) 8 (38) 58 (216)
Inventories, prepaids and other
assets............................. 14 6 -- 2 (2) (48)
Accounts payable, accrued expenses and
other liabilities.................. (82) (29) (6) 9 (177) 391
----- ----- ----- --------- ----------- -----------
Net cash provided by (used for)
operating activities........... 477 804 938 362 (42) 183
----- ----- ----- --------- ----------- -----------
CASH FLOWS FROM INVESTING ACTIVITIES:
Purchase of assets of Lake Norman
Hotels................................ -- -- -- -- -- (9,719)
Improvements and additions to hotel
properties, net....................... (30) (129) (311) (247) (25) (26)
----- ----- ----- --------- ----------- -----------
Net cash used for investing
activities....................... (30) (129) (311) (247) (25) (9,745)
----- ----- ----- --------- ----------- -----------
CASH FLOWS FROM FINANCING ACTIVITIES:
Proceeds from long-term borrowings...... -- -- -- -- -- 9,500
Principal payments on mortgage notes
payable............................... (265) (277) (261) (125) (38) (14)
Capital contributions................... -- -- -- -- -- 606
Distributions paid...................... -- (400) (420) (315) -- --
Payments for deferred financing costs... -- -- -- -- -- (171)
----- ----- ----- --------- ----------- -----------
Net cash provided by (used for)
financing activities............. (265) (677) (681) (440) (38) 9,921
----- ----- ----- --------- ----------- -----------
NET CHANGE IN CASH AND CASH EQUIVALENTS..... $ 182 $ (2) $ (54) $(325) $(105) $ 359
CASH AND CASH EQUIVALENTS AT BEGINNING OF
PERIOD.................................... 217 399 397 397 343 --
----- ----- ----- --------- ----------- -----------
CASH AND CASH EQUIVALENTS AT END OF
PERIOD.................................... $ 399 $ 397 $ 343 $ 72 $ 238 $ 359
====== ====== ====== ========== =========== ===========
SUPPLEMENTAL DISCLOSURES OF CASH FLOW
INFORMATION:
Interest paid........................... $ 283 $ 337 $ 415 $ 214 $ 67 $ 436
</TABLE>

The accompanying notes to combined financial statements are an integral part of
these combined statements.

F-47
<PAGE> 154

LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS

(DOLLAR AMOUNTS IN THOUSANDS)

(AMOUNTS AND DISCLOSURES AS OF JUNE 30, 1995 AND 1996
AND FOR THE PERIODS THEN ENDED ARE UNAUDITED)

1. BASIS OF PRESENTATION:

Organization

The Lake Norman Hotels consist of the following hotels:

<TABLE>
<CAPTION>
NUMBER OF
PROPERTY NAME OWNER LOCATION ROOMS
- ------------- --------------------- ------------------------ ---------
<S> <C> <C> <C>
Charlotte, North
Holiday Inn Norman Associates Carolina 119
Charlotte, North
Hampton Inn Norman Associates II Carolina 117
</TABLE>

Belmont Land and Investment Company, DMC Properties, Inc. and CLT
Development Corp. each hold a one-third interest in both Norman Associates and
Norman Associates II.

In February 1996, B.B.G., I, L.L.C. (BBG), owned 46% by certain
shareholders of The Boykin Company and 54% by a third party, acquired the Lake
Norman Hotels for $9,721 from Norman Associates and Norman Associates II.

Basis of Presentation

Boykin Lodging Company is a recently organized Ohio corporation which has
been established to acquire equity interests in existing hotel properties and to
consider selectively the development of new hotels. Boykin Lodging Company will
use the proceeds from a proposed initial public offering to acquire the general
partnership interest, representing an 85.7% equity interest (assuming conversion
of the Intercompany Convertible Note), in Boykin Hotel Properties, L.P., an Ohio
limited partnership (the Partnership). It is proposed that the shareholders of
BBG will contribute their interests in the Lake Norman Hotels to the Partnership
in exchange for partnership interests. The Partnership will use a portion of the
proceeds from the sale of the general partnership interest to Boykin Lodging
Company to retire mortgage indebtedness encumbering the Lake Norman Hotels.

The accompanying combined financial statements are prepared on the accrual
basis of accounting and include the accounts of the Lake Norman Hotels using
their historical cost basis. All significant intercompany balances and
transactions have been eliminated.

Management believes that these combined financial statements result in a
more meaningful presentation of the Lake Norman Hotel businesses to be acquired
by the Partnership and thus appropriately reflect the historical financial
position and results of operations.

Interim Unaudited Financial Information

The combined financial statements for the six months ended June 30, 1995
and the periods January 1, to February 7, 1996 (period prior to acquisition by
BBG) and February 8, to June 30, 1996 (period after acquisition by BBG) are
unaudited. In the opinion of management, all adjustments, consisting solely of
normal recurring adjustments, necessary for a fair presentation of the combined
financial statements for these interim periods have been included. The results
of interim periods are not necessarily indicative of the results to be obtained
for a full year.

The unaudited pro forma data for the six-month periods ended June 30, 1995
and 1996 reflect pro forma operating results assuming that BBG had acquired the
Lake Norman Hotels as of the beginning of the respective accounting periods. The
primary pro forma adjustments to historical operating results are (i) to
increase interest expense to reflect the terms of the acquisition debt; (ii) to
increase depreciation expense for the effect of the purchase accounting writeup
of the investments in hotel properties; and (iii) to increase management fee
expense to 6% of hotel revenues as discussed in Note 5.

F-48
<PAGE> 155

LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

2. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES:

Accounting Periods

For annual reporting purposes, the Lake Norman Hotels have been included in
the accompanying combined financial statements based on a December 31 year-end.

Investments in Hotel Properties

Hotel properties are stated at cost. Depreciation is computed using
accelerated and straight-line methods based upon the following estimated useful
lives:

Buildings and improvements 10-39 years
Furniture and equipment 5-7 years

For the year ended December 31, 1995, the Lake Norman Hotels adopted
Statement of Financial Accounting Standards No. 121, "Accounting for the
Impairment of Long-Lived Assets and for Long-Lived Assets to Be Disposed Of."
Accordingly, the partners and management of the Lake Norman Hotels review the
hotel properties for impairment when events or changes in circumstances indicate
the carrying amount of the hotel properties may not be recoverable. When such
conditions exist, management estimates the future cash flows from operations and
disposition of the hotel properties. If the estimated undiscounted future cash
flows are less than the carrying amount of the asset, an adjustment to the
related estimated fair market value would be recorded and an impairment loss
would be recognized. No such impairment losses have been recognized.

Cash and Cash Equivalents

All highly liquid investments with an original maturity date of three
months or less when purchased are considered to be cash equivalents.

Deferred Expenses

Deferred expenses consist primarily of deferred loan costs, which are
amortized over the terms of the related loan agreements and deferred franchise
fees which are amortized over the terms of the related franchise agreements. The
amortization of deferred loan costs of $7, $7 and $7 for the years ended
December 31, 1993, 1994 and 1995, respectively, and $3, $1 and $14 for the
six-month period ended June 30, 1995, the period January 1, to February 7, 1996
and the period February 8, to June 30, 1996, respectively, has been included in
interest expense in the accompanying combined statements of operations.
Accumulated amortization of deferred expenses was $59, $69 and $39 at December
31, 1994 and 1995, and June 30, 1996, respectively.

Revenue Recognition

Income Taxes

The Lake Norman Hotels are not subject to federal or state income taxes;
however, they must file informational income tax returns and the partners must
take income or loss of the Lake Norman Hotels into consideration when filing
their respective tax returns.

F-49
<PAGE> 156

LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

Management's Use of Estimates in the Preparation of Financial Statements

3. ACQUISITION BY BBG:

On February 8, 1996, BBG acquired certain assets of the Lake Norman Hotels
from Norman Associates and Norman Associates II in exchange for aggregate cash
consideration of $9,721. The purchase price allocation was as follows:

<TABLE>
<S> <C>
Land............................................. $1,190
Buildings and improvements....................... 7,088
Furniture and equipment.......................... 1,327
Other assets..................................... 116
------
$9,721
======
</TABLE>

BBG funded the purchase price with mortgage debt borrowings of $9,500 and
contributed capital. Norman Associates and Norman Associates II used a portion
of the sales proceeds to retire the mortgage notes encumbering the properties.
BBG also acquired certain food and beverage assets from the operator of those
facilities and canceled the lease (see Note 6).

4. MORTGAGE NOTES PAYABLE:

<TABLE>
<CAPTION>
DECEMBER 31,
----------------- JUNE 30,
1994 1995 1996
------ ------ ---------
<S> <C> <C> <C>
First mortgage note payable in monthly installments of
principal and interest of $77; interest is at 2.75% above
the prime rate, with a floor of 11.5% and a ceiling of 17%;
matures February 2001, at which time the remaining
principal is due; secured by the real and personal property
of the Lake Norman Hotels. See (a) below................... $ -- $ -- $ 7,791
Second mortgage note payable in monthly installments of
principal and interest of $23; interest is at 4.5% above
the prime rate, with a floor of 13.25% and a ceiling of
17%; matures February 2001, at which time the remaining
principal is due; secured by a second mortgage interest in
the real and personal property of the Lake Norman Hotels.
See (a) below.............................................. -- -- 1,695
Accrued fees on the above notes. See (b) below............... -- -- 132
Mortgage note payable to a bank in monthly installments of
principal of $16 plus accrued interest; matures in May 1996
at which time the remaining principal and accrued interest
are due. The interest rate is adjustable and was 7.6% and
7.4% at December 31, 1994 and 1995, respectively. The note
is collateralized by certain real and personal property
having a net book value of $2,789 at December 31, 1995 and
is guaranteed by the partners of Norman Associates......... 2,742 2,552 --
</TABLE>

F-50
<PAGE> 157

LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

<TABLE>
<CAPTION>
DECEMBER 31,
----------------- JUNE 30,
1994 1995 1996
------ ------ ---------
<S> <C> <C> <C>
Mortgage note payable to a bank in monthly installments of
principal and interest at the rate of .25% over the bank's
prime rate or 1.75% over the 30, 60 or 90 day LIBOR rate,
with a floor of 5% and a ceiling of 11.25% through December
31, 1996 and 12.25% through December 31, 1997. The interest
rate at December 31, 1995 was 7.7%. The fixed monthly
payment of principal and interest is adjusted and updated
semi-annually for interest rate changes. The unpaid
principal and interest is due in full December 31, 1997.
The note is collateralized by certain real and personal
property having a net book value of $2,950 at December 31,
1995 and is guaranteed by the partners of Norman Associates
II......................................................... 2,576 2,505 --
------ ------ ---------
$5,318 $5,057 $ 9,618
====== ====== ========
</TABLE>

- ---------------

(a) $600 of the first mortgage note and the full amount of the second mortgage
note are guaranteed on a joint and several basis by the shareholders of BBG.

(b) The payment of commitment fees and other financing fees is required upon
maturity or repayment in full of the notes. The aggregate amount of the fees
to be paid increases from $337 if repayment occurs within the first loan
year to $910 if the notes are retired at the maturity date. Management
estimates that the additional interest to be paid will be $337 if the
proposed initial public offering discussed in Note 1 is completed. The
additional interest is being charged to interest expense over a one-year
period due to the anticipated retirement of the notes within one year. For
the period ended June 30, 1996, $132 of additional interest was provided.

Aggregate scheduled annual principal payments for the above notes as of March
31, 1996, excluding the additional interest discussed in (b), are as follows:

<TABLE>
<CAPTION>
YEAR ENDING DECEMBER 31, AMOUNT
- ------------------------------------- ------
<S> <C>
1996................................. $ 59
1997................................. 98
1998................................. 112
1999................................. 127
2000................................. 144
2001................................. 8,946
------
$9,486
======
</TABLE>

5. COMMITMENTS:

Franchise Agreements

Under the terms of hotel franchise agreements expiring in 2007 and 2010
with respect to the Holiday Inn and Hampton Inn, respectively, annual payments
for franchise royalties and reservation and advertising services are due from
the Lake Norman Hotels. Franchisor royalties and marketing contributions are
computed based upon percentages (ranging from 5.5% to 7%) of gross room revenue.

The franchise agreements contain provisions whereby the franchisors would
be entitled to additional payments in the event the franchisees would terminate
the franchise agreement prior to maturity.

F-51
<PAGE> 158

LAKE NORMAN HOTELS

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

Management Agreements

Prior to February 8, 1996, the Lake Norman Hotels were operated under
management agreements which provided for a management fee of 3% of gross
revenues in exchange for management services. Effective February 8, 1996, Boykin
Management Company (BMC) assumed management responsibilities for the Lake Norman
Hotels. The management agreements with BMC require the payment of a management
fee equal to 5% of hotel revenues. The management agreements with BMC expire
December 31, 1999. BBG also pays a 1% asset management fee to an affiliate of
the third-party owner.

Other

As a result of the proposed initial public offering discussed in Note 1 and
the resulting prepayment of the Lake Norman Hotels' mortgage notes payable,
prepayment penalties of approximately $234 will be due upon closing. See Note 4
for a discussion of commitment fees and other financing fee payment requirements
with respect to the mortgage notes payable.

6. HOLIDAY INN RESTAURANT:

Consistent with the franchise agreement, the Holiday Inn must maintain a
restaurant on the premises. In August 1993, the hotel ceased operation of the
restaurant, lounge and meeting/catering facilities and entered into a lease with
a third party to continue to maintain the food and beverage operation. The
five-year lease provided for a base rent of $5 per month plus a percentage rent
based on the gross revenues of the restaurant. In August 1994, the hotel waived
the base rent and in May 1995 the percentage rent was also waived. In February
1996, the lease was terminated in connection with the sale of the hotel to BBG.
BBG also acquired the assets and business of the operator at the same time of
its purchase of the hotel. See Note 3 for discussion of the sale. Rental income
of $49, $43 and $6 in 1993, 1994 and 1995, respectively, is included in other
revenue in the accompanying combined statements of operations.

7. FAIR VALUE OF FINANCIAL INSTRUMENTS:

Cash Equivalents

Management estimates that the fair value of cash equivalents approximates
carrying value due to the relatively short maturity of these instruments.

Long-Term Debt

Management estimates that the fair value of mortgage debt approximates
carrying value based upon the Lake Norman Hotels' effective borrowing rate for
issuance of debt with similar terms and remaining maturities.

F-52
<PAGE> 159

REPORT OF INDEPENDENT PUBLIC ACCOUNTANTS

To Boykin Management Company, Purchasing Concepts, Inc.
and Bopa Design Company:

We have audited the accompanying combined statements of net assets of
Boykin Management Company (an Ohio corporation), Purchasing Concepts, Inc. (an
Ohio corporation) and Bopa Design Company (an Ohio corporation) as of March 31,
1995 and 1996 and the related combined statements of revenues and expenses for
each of the three years in the period ended March 31, 1996. These combined
financial statements are the responsibility of the Companies' management. Our
responsibility is to express an opinion on these financial statements based on
our audits.

The accompanying financial statements have been prepared to present the
combined net assets of Boykin Management Company, Purchasing Concepts, Inc. and
Bopa Design Company which are to be merged into or contributed to subsidiaries
of Boykin Management Company, Ltd. pursuant to the formation transactions
referred to in Note 2 and the related combined revenues and expenses of such
businesses. These combined financial statements are not intended to be a
complete presentation of the combined assets, liabilities, revenues and expenses
of Boykin Management Company, Purchasing Concepts, Inc. and Bopa Design Company.

In our opinion, the financial statements referred to above present fairly,
in all material respects, the combined net assets of Boykin Management Company,
Purchasing Concepts, Inc. and Bopa Design Company as of March 31, 1995 and 1996,
to be merged into or contributed to subsidiaries of Boykin Management Company,
Ltd. pursuant to the formation transactions referred to in Note 2, and the
revenues and expenses related to such net assets for each of the three years in
the period ended March 31, 1996 in conformity with generally accepted accounting
principles.

ARTHUR ANDERSEN LLP

Cleveland, Ohio,
April 30, 1996.

F-53
<PAGE> 160

BOYKIN MANAGEMENT COMPANY, PURCHASING CONCEPTS, INC.
AND BOPA DESIGN COMPANY

COMBINED STATEMENTS OF NET ASSETS

(IN THOUSANDS)

<TABLE>
<CAPTION>
MARCH 31,
---------------- JUNE 30,
1995 1996 1996
------ ------ -----------
<S> <C> <C> <C>
(UNAUDITED)
CASH AND CASH EQUIVALENTS..................................... $ 828 $2,322 $ 2,605
MANAGEMENT FEES AND OTHER RECEIVABLES DUE FROM:
Affiliates.................................................. 3,759 3,997 4,082
Other....................................................... 159 386 1,400
DESIGN COSTS IN EXCESS OF BILLINGS............................ 994 -- --
PROPERTY AND EQUIPMENT, net................................... 243 324 334
PREPAID EXPENSES, DEPOSITS AND OTHER ASSETS................... 12 124 149
------ ------ -----------
Total assets........................................ 5,995 7,153 8,570
------ ------ -----------
ACCOUNTS PAYABLE:
Affiliates.................................................. 182 92 229
Other....................................................... 233 373 170
ADVANCE BILLINGS FOR DESIGN SERVICES.......................... 1,490 161 296
ACCRUED PAYROLL............................................... 179 179 216
OTHER ACCRUED EXPENSES........................................ 222 484 1,145
NOTES PAYABLE................................................. 1,845 1,570 1,495
COMMITMENTS AND CONTINGENCIES.................................
------ ------ -----------
Total liabilities................................... 4,151 2,859 3,551
------ ------ -----------
NET ASSETS.................................................... $1,844 $4,294 $ 5,019
====== ====== ===========
</TABLE>

The accompanying notes to combined financial statements
are an integral part of these combined statements.

F-54
<PAGE> 161

BOYKIN MANAGEMENT COMPANY, PURCHASING CONCEPTS, INC.
AND BOPA DESIGN COMPANY

COMBINED STATEMENTS OF REVENUES AND EXPENSES

(IN THOUSANDS)

<TABLE>
<CAPTION>
SIX MONTHS
ENDED
YEAR ENDED MARCH 31, JUNE 30,
-------------------------- ----------------
1994 1995 1996 1995 1996
------ ------ ------ ------ ------
(UNAUDITED)
<S> <C> <C> <C> <C> <C>
REVENUES:
Management fees--
Affiliates................................... $2,877 $3,231 $3,817 $1,647 $1,935
Other........................................ 468 359 337 159 427
Design and other fees--
Affiliates................................... 1,769 1,612 2,819 1,711 1,300
Other........................................ 965 1,611 1,212 639 727
Interest income--
Affiliates................................... 253 243 268 118 153
Other........................................ 10 48 109 39 59
Other........................................... -- 157 175 76 77
------ ------ ------ ------ ------
Total revenues.......................... 6,342 7,261 8,737 4,389 4,678
------ ------ ------ ------ ------
EXPENSES:
Cost of sales and operating expenses............ 2,893 2,821 3,720 2,025 1,894
Selling, general and administrative expenses.... 2,276 2,502 2,733 1,330 1,586
Depreciation and amortization expense........... 76 78 85 40 40
Rent............................................ 115 119 105 58 62
Interest........................................ 166 181 170 91 62
Expenses associated with attempted public
offering..................................... -- 1,335 -- -- --
Other, net...................................... 17 8 -- 13 2
------ ------ ------ ------ ------
Total expenses.......................... 5,543 7,044 6,813 3,557 3,646
------ ------ ------ ------ ------
REVENUES IN EXCESS OF EXPENSES.................... $ 799 $ 217 $1,924 $ 832 $1,032
====== ====== ====== ====== ======
</TABLE>

The accompanying notes to combined financial statements
are an integral part of these combined statements.

F-55
<PAGE> 162

BOYKIN MANAGEMENT COMPANY, PURCHASING CONCEPTS, INC.
AND BOPA DESIGN COMPANY

NOTES TO COMBINED FINANCIAL STATEMENTS

(DOLLAR AMOUNTS IN THOUSANDS)

(AMOUNTS AND DISCLOSURES FOR THE SIX-MONTH PERIODS ENDED
JUNE 30, 1995 AND 1996 ARE UNAUDITED)

1. DESCRIPTION OF BUSINESSES:

Boykin Management Company (BMC), a wholly owned subsidiary of The Boykin
Company (TBC), and certain of its subsidiaries manage and operate full and
limited service hotels located throughout the United States pursuant to
management agreements. See Note 4 for further discussion of the management
agreements. Purchasing Concepts, Inc. (PCI), related to TBC through common
ownership, provides national purchasing services to hotels and restaurants. Bopa
Design Company (doing business as Spectrum Services), a wholly owned subsidiary
of TBC since January 1, 1996, provides interior design services to hotels and
other businesses. Certain of the hotels managed by BMC and served by PCI and
Spectrum Services are related to BMC, PCI and Spectrum Services through common
ownership.

2. BASIS OF PRESENTATION:

Pursuant to certain currently contemplated formation transactions, BMC and
Spectrum Services will merge into subsidiaries of Boykin Management Company
Limited Liability Company (BMCL), a newly formed Ohio Limited Liability Company.
Prior to such mergers, BMC and Spectrum Services will transfer certain assets
and liabilities to TBC pursuant to an Assignment and Assumption Agreement. In
addition, PCI will contribute its assets to a subsidiary of BMCL and that
subsidiary will assume PCI's liabilities.

BMCL and its subsidiaries will act as the successors to the businesses of
BMC, PCI and Spectrum Services and as the lessee of certain hotels affiliated
with TBC which are to be acquired by Boykin Hotel Properties, L.P., a
partnership in which Boykin Lodging Company, will be the general partner.

The accompanying financial statements present on a historical combined
basis the net assets of BMC, PCI and Spectrum Services to be merged into or
contributed to BMCL and its subsidiaries and the related revenues and expenses
of such businesses. Assets, liabilities, revenues and expenses of BMC, PCI and
Spectrum Services which are not to be merged into or contributed to BMCL and its
subsidiaries have been excluded from the accompanying financial statements.
Accordingly, the accompanying financial statements are not intended to be a
complete presentation of the combined assets, liabilities, revenues and expenses
of BMC, PCI and Spectrum Services (collectively, the Combined Entities).

BMC has a March 31 fiscal year-end, whereas PCI and Spectrum Services
utilize calendar year-ends. The accompanying audited financial statements
combine the accounts of BMC as of March 31, 1995 and 1996 and for each of the
three years in the period ended March 31, 1996 with the accounts of PCI and
Spectrum Services as of December 31, 1994 and 1995, and for each of the three
years in the period ended December 31, 1995, respectively. Such combined periods
are referred to as the years ended March 31, 1994, 1995 and 1996. The
accompanying unaudited financial statements combine the accounts of BMC, PCI and
Spectrum Services as of June 30, 1996 and for the six-month interim periods
ended June 30, 1995 and 1996.

As BMCL, BMC, PCI and Spectrum Services are related through common
ownership there will be no purchase accounting adjustments to the historical
carrying values of the assets and liabilities of BMC, PCI and Spectrum Services
upon merger into or contribution to the subsidiaries of BMCL.

3. SIGNIFICANT ACCOUNTING POLICIES:

The accompanying financial statements have been prepared on the accrual
basis of accounting. All significant intercompany balances and transactions have
been eliminated.

F-56
<PAGE> 163

BOYKIN MANAGEMENT COMPANY, PURCHASING CONCEPTS, INC.
AND BOPA DESIGN COMPANY

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

Cash and Cash Equivalents

All highly liquid investments with an original maturity of three months or
less when purchased are considered to be cash equivalents.

Income Taxes

Income tax attributes of the Combined Entities are not being assumed by
BMCL or its subsidiaries. As such, the accompanying combined statements of net
assets include no accrued or deferred income tax liabilities nor any future tax
benefits. The accompanying combined statements of revenues and expenses do not
reflect any federal income tax provisions as BMCL and its subsidiaries will be
formed as passthrough entities for tax purposes.

The taxable income of BMC is included in the consolidated federal income
tax return of its parent company, TBC. PCI and Spectrum Services are S
Corporations for federal income tax reporting purposes.

Property and Equipment, Net

Property and equipment, net is comprised of the following:

<TABLE>
<CAPTION>
AT MARCH 31,
------------ JUNE 30,
1995 1996 1996
---- ---- --------
<S> <C> <C> <C>
Leasehold improvements..................................... $124 $124 $128
Furniture and equipment.................................... 487 607 639
---- ---- --------
611 731 767
Less--Accumulated depreciation and amortization............ (368) (407) (433)
---- ---- --------
$243 $324 $334
==== ==== =======
</TABLE>

Property and equipment are stated at cost. Depreciation is computed using
the straight-line and declining balance methods based upon the following
estimated useful lives:

<TABLE>
<S> <C>
Leasehold improvements....................... 7-10 years
Furniture and equipment...................... 3-10 years
</TABLE>

Maintenance and repairs are charged to operations as incurred; major
renewals and betterments are capitalized. Upon the sale or disposition of a
fixed asset, the asset and related accumulated depreciation are removed from the
accounts and the gain or loss is included in the statement of revenues and
expenses.

Management's Use of Estimates in the Preparation of Financial Statements

4. REVENUES:

BMC has management agreements with several entities to manage the
operations of hotels and restaurants. Generally, BMC receives a fee based upon
percentages of revenues. In certain management contracts, BMC is entitled to
additional incentive fees in the event the managed property achieves specified
operating results. Certain contracts also include limitations on management
fees, or restrict payment of earned

F-57
<PAGE> 164

BOYKIN MANAGEMENT COMPANY, PURCHASING CONCEPTS, INC.
AND BOPA DESIGN COMPANY

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

fees to BMC based upon the defined cash flow of the related property. PCI
provides national purchasing services to hotels and restaurants and Spectrum
Services provides interior design services to hotels and other businesses.

Revenue is recognized as earned pursuant to the terms of hotel management
agreements with respect to BMC, and as the services of PCI and Spectrum Services
are rendered. Ongoing credit evaluations are performed and an allowance for
potential credit losses is provided against the portion of accounts receivable
which is estimated to be uncollectible. Such losses have been within
management's expectations.

Revenues from affiliates in the accompanying combined statements of
revenues and expenses represent revenues earned by the Combined Entities on
goods or services provided to various hotel properties in which the respective
owners of the Combined Entities or their affiliates have direct or indirect
ownership interests.

Other revenues consist of the following for the periods presented:

<TABLE>
<CAPTION>
SIX
MONTHS
YEAR ENDED MARCH ENDED
31, JUNE 30,
------------------- ----------
1994 1995 1996 1995 1996
--- ---- ---- --- ---
<S> <C> <C> <C> <C> <C>
Telephone commissions....................................... $-- $153 $123 $76 $64
Development fees............................................ -- -- 36 -- 5
Consulting fees............................................. -- -- 16 -- 8
Miscellaneous............................................... -- 4 -- -- --
--- ---- ---- --- ---
$-- $157 $175 $76 $77
=== ==== ==== === ===
</TABLE>

None of the above items resulted from related party transactions.

5. NOTES PAYABLE:

Notes payable consisted of the following:

<TABLE>
<CAPTION>
SIX
MONTHS
MARCH 31, ENDED
---------------- JUNE 30,
1995 1996 1996
------ ------ --------
<S> <C> <C> <C>
Installment note payable to a bank in quarterly installments of
$75, plus interest at prime plus 1/2%; last installment due
September 1, 1999; guaranteed by TBC and certain TBC
shareholders..................................................... $ -- $ 925 $ 850
$1,000,000 line of credit with a bank, due on demand; bearing
interest at prime; guaranteed by TBC and certain TBC
shareholders..................................................... -- 645 645
Term notes payable to a bank due January 1996 bearing interest at
prime
plus 1%.......................................................... 1,845 -- --
------ ------ --------
$1,845 $1,570 $1,495
====== ====== =======
</TABLE>

Aggregate scheduled annual principal payments for the above notes payable
at March 31, 1996 are as follows:

<TABLE>
<CAPTION>
YEAR ENDING MARCH 31, AMOUNT
- --------------------------------------------- ------
<S> <C>
1997......................................... $ 870
1998......................................... 300
1999......................................... 300
2000......................................... 100
------
$1,570
=======
</TABLE>

F-58
<PAGE> 165

BOYKIN MANAGEMENT COMPANY, PURCHASING CONCEPTS, INC.
AND BOPA DESIGN COMPANY

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

6. COMMITMENTS AND CONTINGENCIES:

BMC is a guarantor of the mortgage debt (only in the event certain
specified limited events occur) of the following entities:

<TABLE>
<CAPTION>
DEBT OUTSTANDING
MARCH 31,
BORROWER 1996
----------------------------------------------------------------- ----------------
<S> <C>
Melbourne Oceanfront Hotel Associates............................ $ 13,000
Fort Myers Hotel Partnership..................................... 4,900
Berkeley Marina Associates Limited Partnership................... 29,000
Pacific Ohio Partners............................................ 19,350
</TABLE>

In October 1992, BMC entered into a five-year lease agreement for office
space. The lease provides for two, three-year renewal options. The annual rent
is $126. As an incentive to enter into the lease, BMC received a $70 payment
from the lessor which is being recognized as a reduction of rent expense on a
straight-line basis over the five-year lease term.

The Combined Entities are involved in claims and legal matters incidental
to their businesses. In the opinion of management of the Combined Entities, the
ultimate resolution of these matters will not have a material impact on the
financial position or the results of operations of the Combined Entities.

7. RELATED PARTY TRANSACTIONS:

Management fees and other receivables due from affiliates are comprised of
the following at March 31, 1995 and 1996:

<TABLE>
<CAPTION>
MARCH 31, JUNE
---------------- 30,
1995 1996 1996
------ ------ ------
<S> <C> <C> <C>
Management fees receivable.......................................... $ 409 $ 797 $ 908
Design fees receivable.............................................. 12 65 157
Loans and interest receivable from Boykin Columbus Joint Venture.... 2,670 2,941 3,017
Loans receivable from shareholders.................................. 340 -- --
Loan guarantee fee receivable....................................... 171 -- --
Other (reimbursable expenses, etc.)................................. 157 194 --
------ ------ ------
$3,759 $3,997 $4,082
====== ====== ======
</TABLE>

In general, the above amounts are due from partnerships or joint ventures
in which certain owners and officers of PCI, Spectrum Services or TBC, have
ownership interests. These partnerships or joint ventures own hotel properties
which are managed by BMC.

The shareholders of TBC, certain of their family members and certain
officers of BMC are material partners in Boykin Columbus Joint Venture. BMC
advanced funds to Boykin Columbus Joint Venture in connection with the
construction of a Marriott hotel in Columbus, Ohio and to fund operating
deficits of that hotel. The loans receivable from Boykin Columbus Joint Venture
bear interest at 10% per annum. Interest income earned on the loans to Boykin
Columbus Joint Venture was $220, $230 and $260 in 1994, 1995 and 1996,
respectively, and $115 and $134 for each of the six month periods ended June 30,
1995 and 1996, respectively.

F-59
<PAGE> 166

BOYKIN MANAGEMENT COMPANY, PURCHASING CONCEPTS, INC.
AND BOPA DESIGN COMPANY

NOTES TO COMBINED FINANCIAL STATEMENTS -- CONTINUED

BMC guaranteed the mortgage debt of Fort Myers Hotel Partnership until such
debt was refinanced in May 1995. Included in interest income from affiliates for
both 1994 and 1995 was $33 of fee revenue related to the guarantee. No guarantee
fee was earned in 1996.

Included in other receivables at June 30, 1996 is $875 of costs incurred to
date by BMC in connection with the initial public offering of the stock of
Boykin Lodging Company. Upon completion of the offering, BMC will be reimbursed
for such costs incurred from the offering proceeds received by Boykin Lodging
Company.

Accounts payable to affiliates are comprised of property insurance retro
premium adjustments and telephone commissions received by BMC and payable to the
various affiliated hotels at the respective statement dates.

Advance billings for design services are related primarily to billings to
affiliates.

Included in other accrued expenses at June 30, 1996 is $700 of costs
accrued in connection with the Boykin Lodging Company initial public offering
discussed above.

8. FAIR VALUE OF FINANCIAL INSTRUMENTS:

Statement of Financial Accounting Standards No. 107 requires disclosure
about fair value for all financial instruments, whether or not recognized for
financial statement purposes. Disclosure about fair value of financial
instruments is based on pertinent information available to management as of
March 31, 1996 and June 30, 1996. Considerable judgment is necessary to
interpret market data and develop estimated fair value. Accordingly, the
estimates presented herein are not necessarily indicative of the amounts which
could be realized on disposition of the financial instruments. The use of
different market assumptions and/or estimation methodology may have a material
effect on the estimated fair value amounts.

Cash Equivalents

Management estimates that the fair value of cash equivalents approximates
carrying value due to the relatively short maturity of these instruments.

Loans and Interest Receivable

Management estimates that the fair value of the loans and interest
receivable from Boykin Columbus Joint Venture (BCJV) approximates carrying value
based upon the discounted expected cash flows at an interest rate commensurate
with the creditworthiness of BCJV.

Notes Payable

Management estimates that the fair values of notes payable approximate
carrying values based upon BMC's effective borrowing rate for issuance of debt
with similar terms and remaining maturities.

F-60
<PAGE> 167

- ------------------------------------------------------
- ------------------------------------------------------

No dealer, salesperson or other individual has been authorized to give any
information or make any representations not contained in this Prospectus in
connection with the Offering covered by this Prospectus. If given or made, such
information or representations must not be relied upon as having been authorized
by the Company or the Underwriters. This Prospectus does not constitute an offer
to sell, or a solicitation of an offer to buy, the Common Stock in any
jurisdiction where, or to any person to whom, it is unlawful to make such offer
or solicitation. Neither the delivery of this Prospectus nor any sale made
hereunder shall, under any circumstances, create an implication that there has
not been any change in the facts set forth in this Prospectus or in the affairs
of the Company since the date hereof.

---------------------------

SUMMARY
TABLE OF CONTENTS

<TABLE>
<CAPTION>
PAGE
-----
<S> <C>
Prospectus Summary.................... 1
Risk Factors.......................... 16
The Company........................... 26
Lessees............................... 32
Use of Proceeds....................... 34
Distribution Policy................... 35
Capitalization........................ 37
Dilution.............................. 38
Selected Financial Information........ 39
Management's Discussion and Analysis
of Financial Condition and Results
of Operations....................... 45
Business and Properties............... 51
Policies and Objectives with Respect
to Certain Activities............... 65
The Formation......................... 67
Management............................ 69
Certain Transactions.................. 74
Principal Shareholders of the
Company............................. 75
Capital Stock of the Company.......... 76
The Partnership....................... 78
Shares Available for Future Sale...... 80
Federal Income Tax Considerations..... 80
ERISA Considerations.................. 93
Underwriting.......................... 95
Experts............................... 96
Legal Matters......................... 96
Additional Information................ 97
Glossary.............................. 98
Index to Financial Statements......... F-1
</TABLE>

- ------------------------------------------------------
- ------------------------------------------------------
- ------------------------------------------------------
- ------------------------------------------------------

8,275,000 COMMON SHARES

LOGO

COMMON SHARES

---------------------------

PROSPECTUS
, 1996

---------------------------
LEHMAN BROTHERS

ALEX. BROWN & SONS

INCORPORATED

DEAN WITTER REYNOLDS INC.

A.G. EDWARDS & SONS, INC.

EVEREN SECURITIES, INC.

MCDONALD & COMPANY
SECURITIES, INC.

- ------------------------------------------------------
- ------------------------------------------------------
<PAGE> 168

PART II

INFORMATION NOT REQUIRED IN PROSPECTUS

ITEM 30. OTHER EXPENSES OF ISSUANCE AND DISTRIBUTION

The following table sets forth the fees and expenses in connection with the
issuance and distribution of the securities offered hereby. Except for the SEC
registration fee, the NASD filing fee and the NYSE listing fee, all amounts are
estimates.

<TABLE>
<S> <C>
SEC registration fee................................................... $ 71,769
NASD filing fee........................................................ 20,424
NYSE listing fee....................................................... 102,100
Accounting fees and expenses........................................... 760,000
*Legal fees and expenses............................................... 750,000
*Blue Sky fees and expenses (including counsel fees)................... 25,000
*Printing and engraving expenses....................................... 300,000
*Miscellaneous expenses................................................ 270,707
----------
Total.................................................................. $2,300,000
=========
</TABLE>

- ---------------

* To be completed by amendment

ITEM 31. SALES TO SPECIAL PARTIES

On March 15, 1996, following the incorporation and in connection with the
organization of the Registrant, one of the Registrant's Common Shares was issued
to Raymond P. Heitland for $100.00 in cash. This transaction was effected in
reliance on the exemption from registration afforded by Section 4(2) of the
Securities Act of 1933, as amended (the "Act").

ITEM 32. RECENT SALES OF UNREGISTERED SECURITIES

The Partnership entered into binding contracts on May 22, 1996 (142,857
Units), May 24, 1996 (10,143 Units), June 17, 1996 (141,439 Units) and June 18,
1996 (1,083,561 Units) to issue a total of 1,378,000 Units to 20 general
partners of the Contributed Partnerships at the closing of the Offering. These
transactions were effected pursuant to Section 4(2) of the Act.

ITEM 33. INDEMNIFICATION OF DIRECTORS AND OFFICERS

The Ohio Revised Code (the "Code") authorizes Ohio corporations to
indemnify officers and directors from liability if the officer or director acted
in good faith and in a manner reasonably believed by the officer or director to
be in or not opposed to the best interests of the corporation, and, with respect
to any criminal actions, if the officer or director had no reason to believe his
action was unlawful. In the case of an action by or on behalf of a corporation,
indemnification may not be made (i) if the person seeking indemnification is
adjudged liable for negligence or misconduct, unless the court in which such
action was brought determines such person is fairly and reasonably entitled to
indemnification or (ii) if liability asserted against such person concerns
certain unlawful distributions. The indemnification provisions of the Ohio Code
require indemnification if a director or officer has been successful on the
merits or otherwise in defense of any action, suit or proceeding that he was a
party to by reason of the fact that he is or was a director or officer of the
corporation. The indemnification authorized under Ohio law is not exclusive and
is in addition to any other rights granted

II-1
<PAGE> 169

to officers and directors under the articles of incorporation or code of
regulations of the corporation or any agreement between officers and directors
and the corporation. A corporation may purchase and maintain insurance or
furnish similar protection on behalf of any officer or director against any
liability asserted against him and incurred by him in his capacity, or arising
out of the status, as an officer or director, whether or not the corporation
would have the power to indemnify him against such liability under the Ohio
Code.

The Registrant's Code of Regulations provides for the indemnification of
directors and officers of the Registrant to the maximum extent permitted by Ohio
law as authorized by the Board of Directors of the Registrant, for the
advancement of expenses incurred in connection with the defense of any action,
suit or proceeding that he was a party to by reason of the fact that he is or
was a director of the Registrant upon the receipt of an undertaking to repay
such amount unless it is ultimately determined that the director is entitled to
indemnification.

The Registrant is seeking to obtain an insurance policy which will insure
the officers and directors of the Registrant from any claim arising out of an
alleged wrongful act by such persons in their respective capacities as officers
and directors of the Registrant.

Reference is made to Section of the Underwriting Agreement, a copy of
which is filed herewith as Exhibit 1, for information concerning indemnification
arrangements among the Registrant and the Underwriters.

ITEM 34. TREATMENT OF PROCEEDS FROM STOCK BEING REGISTERED

Not applicable.

ITEM 35. FINANCIAL STATEMENTS AND EXHIBITS

(a) Financial Statements

See page F-1 of the Prospectus for a list of the financial statements
included as part of the Prospectus.

(b) Exhibits

<TABLE>
<CAPTION>
EXHIBIT
NO. DESCRIPTION
- ------- -------------------------------------------------------------------------------------
<C> <S>
1.1 Form of Underwriting Agreement
3.1 Amended and Restated Articles of Incorporation of the Company
*3.2 Amended and Restated Code of Regulations of the Company
4.1 Specimen Share Certificate
*5.1 Form of opinion of Baker & Hostetler regarding the legality of the Common Shares
being registered
*8.1 Form of opinion of Baker & Hostetler regarding certain Federal income tax matters
10.1 Limited Partnership Agreement of the Partnership
*10.2 Form of Registration Rights Agreement
10.3 1996 Long Term Incentive Plan
10.4 Directors' Deferred Compensation Plan
10.5 Employment Agreement between the Company and Robert W. Boykin
10.6 Employment Agreement between the Company and Raymond P. Heitland
10.7 Employment Agreement between the Company and Mark L. Bishop.
10.8 Form of Percentage Lease Agreement
10.9 Intercompany Convertible Note
10.10 Agreements with General Partners of the Contributed Partnerships
</TABLE>

II-2
<PAGE> 170

<TABLE>
<CAPTION>
EXHIBIT
NO. DESCRIPTION
- ------- -------------------------------------------------------------------------------------
<C> <S>
10.11 Form of Noncompetition Agreement
10.12 Alignment of Interests Agreement
23.1 Consents of Arthur Andersen LLP (included at page II-5)
*23.2 Consents of Baker & Hostetler (included in their opinions to be filed as Exhibit 5.1
and 8.1)
*23.3 Director Consents
24.1 Power of Attorney
</TABLE>

- ---------------

* Previously Filed

ITEM 36. UNDERTAKINGS

Insofar as indemnification for liabilities arising under the Securities Act
of 1933 may be permitted to directors, officers and controlling persons of the
Registrant pursuant to the foregoing provisions, or otherwise, the Registrant
has been advised that in the opinion of the Securities and Exchange Commission
such indemnification is against public policy as expressed in the Act and is,
therefore, unenforceable. In the event that a claim for indemnification against
such liabilities (other than the payment by the Registrant of expenses incurred
or paid by a director, officer or controlling person of the Registrant in the
successful defense of any action, suit or proceeding) is asserted by such
director, officer or controlling person in connection with the securities being
registered, the Registrant will, unless in the opinion of its counsel the matter
has been settled by controlling precedent, submit to a court of appropriate
jurisdiction the question whether such indemnification by it is against public
policy as expressed in the Act and will be governed by the final adjudication of
such issue.

The undersigned Registrant hereby undertakes to provide to the underwriters
at the closing specified in the Underwriting Agreement certificates in such
denominations and registered in such names as required by the underwriters to
permit prompt delivery to each purchaser.

The undersigned registrant hereby undertakes that:

(1) For purposes of determining any liability under the Securities Act
of 1933, the information omitted from the form of prospectus filed as part
of this Registration Statement in reliance upon Rule 430A and contained in
a form of prospectus filed by the Registrant pursuant to Rule 424(b)(1) or
(4) or 497(h) under the Securities Act shall be deemed to be part of this
Registration Statement as of the time it was declared effective.

(2) For the purpose of determining any liability under the Securities
Act of 1933, each post-effective amendment that contains a form of
prospectus shall be deemed to be a new registration statement relating to
the securities offered therein, and the offering of such securities at that
time shall be deemed to be the initial bona fide offering thereof.

II-3
<PAGE> 171

SIGNATURES

PURSUANT TO THE REQUIREMENTS OF THE SECURITIES ACT OF 1933, THE REGISTRANT
CERTIFIES THAT IT HAS REASONABLE GROUNDS TO BELIEVE THAT IT MEETS ALL OF THE
REQUIREMENTS FOR FILING ON FORM S-11 AND HAS DULY CAUSED THIS AMENDMENT NO. 2 TO
THE REGISTRATION STATEMENT TO BE SIGNED ON ITS BEHALF BY THE UNDERSIGNED,
THEREUNTO DULY AUTHORIZED, IN THE CITY OF CLEVELAND, STATE OF OHIO, ON THE 4TH
DAY OF OCTOBER, 1996.

BOYKIN LODGING COMPANY

By: /s/ ROBERT W. BOYKIN

------------------------------------
Robert W. Boykin,
Chairman, President and Chief
Executive Officer

PURSUANT TO THE REQUIREMENTS OF THE SECURITIES ACT OF 1933, THIS AMENDMENT
NO. 2 TO THE REGISTRATION STATEMENT HAS BEEN SIGNED BY THE FOLLOWING PERSONS ON
THE 4TH DAY OF OCTOBER, 1996 IN THE CAPACITIES INDICATED.

<TABLE>
<CAPTION>
SIGNATURE TITLE DATE
- ------------------------------------- -------------------------------------- ----------------
<S> <C> <C>
/s/ ROBERT W. Chairman, President, Chief Executive October 4, 1996
BOYKIN Officer and Director (Principal
- ------------------------------------- Executive Officer)
Robert W.
Boykin
/s/ RAYMOND P. HEITLAND Chief Financial Officer and Director October 4, 1996
- ------------------------------------- (Principal Financial and Accounting
Raymond P. Officer)
Heitland
</TABLE>

II-4
<PAGE> 172

CONSENT OF ARTHUR ANDERSEN LLP

As independent public accountants, we hereby consent to the use of our
reports (and to all references to our Firm) included in or made a part of this
registration statement (Registration Statement File No. 333-6341).

ARTHUR ANDERSEN LLP

October 4, 1996,

Cleveland, Ohio.

II-5

<PAGE> 1
Exhibit 1.1

8,275,000 Common Shares

BOYKIN LODGING COMPANY

(an Ohio corporation)

Common Shares

(Without Par Value)

UNDERWRITING AGREEMENT
----------------------

October __, 1996

LEHMAN BROTHERS INC.

As Representative of the several Underwriters

c/o Lehman Brothers Inc.
Three World Financial Center
New York, New York 10285

Sirs:

Boykin Lodging Company , a corporation organized under the
laws of the State of Ohio (the "Company"), intending to qualify for federal
income tax purposes as a real estate investment trust pursuant to Sections 856
through 860 of the Internal Revenue Code of 1986, as amended (the "Code"), and
Boykin Hotel Properties, L.P., an Ohio limited partnership (the "Partnership"),
each wish to confirm as follows its agreement (this "Agreement") with Lehman
Brothers Inc. ("Lehman Brothers"), Dean Witter Reynolds Inc. (the "Independent
Underwriter") and each of the other Underwriters named in Schedule I hereto

<PAGE> 2

(collectively, the "Underwriters," which term shall also include any underwriter
substituted as hereinafter provided in Section 9 hereof), for whom Lehman
Brothers is acting as Representative (in such capacity, Lehman Brothers shall
hereinafter be referred to as the "Representative"), with respect to the sale by
the Company and the purchase by the Underwriters, acting severally and not
jointly, of an aggregate of 8,275,000 common shares, without par value, of the
Company ("Common Shares") set forth in said Schedule I (the "Initial Shares"),
and with respect to the grant by the Company to the Underwriters of the option
described in Section 2(b) hereof to purchase all or any part of an additional
1,241,250 Common Shares (the "Option Shares"). The Initial Shares, together with
all or any part of the Option Shares, are collectively hereinafter called the
"Shares."

1. REGISTRATION STATEMENT AND PROSPECTUS. The Company has filed with the
Securities and Exchange Commission (the "Commission") a registration statement
on Form S-11 (No. 333-06341) and a related preliminary prospectus for the
registration of the Shares under the Securities Act of 1933, as amended (the
"1933 Act"), and has filed such amendments thereto, if any, and such amended
preliminary prospectuses as may have been required to the date hereof under the
1933 Act and will file such additional amendments thereto and such amended
prospectuses as may hereafter be required under the 1933 Act. Such registration
statement (as amended, if applicable) and the prospectus constituting a part
thereof (including in each case the information, if any, deemed to be a part
thereof pursuant to Rule 430A(b) of the rules and regulations under the 1933 Act
(the "1933 Act Regulations")), as from time to time amended or supplemented
pursuant to the 1933 Act are hereinafter referred to as the "Registration
Statement" and the "Prospectus," respectively, except that if any revised
prospectus shall be provided to the Underwriters by the Company for use in
connection with the offering of the Shares which differs from the Prospectus on
file at the Commission at the time the Registration Statement becomes effective
(whether or not such revised prospectus is required to be filed by the Company
pursuant to Rule 424(b) of the 1933 Act Regulations), the term "Prospectus"
shall refer to such revised prospectus from and after the time it is first
provided to the Underwriters for such use. The term "Preliminary Prospectus" as
used in this Agreement means the preliminary prospectus subject to completion in
the form included in the Registration Statement at the time of the initial
filing of the

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<PAGE> 3

Registration Statement with the Commission, and as such preliminary prospectus
shall have been amended from time to time prior to the date of the Prospectus.
Capitalized terms used in this Agreement and not otherwise defined herein shall
have the meanings set forth in the Prospectus.

The Company understands that the Underwriters propose to make a public
offering of the Shares as soon as the Representative deems advisable after the
Registration Statement becomes effective and this Agreement has been executed
and delivered.

At or prior to the First Delivery Date (as hereinafter defined), the
Company will complete the Formation Transactions, described in the Prospectus
under the heading "The Formation." As part of these transactions, (i) the
Underwriters will purchase the Shares and offer them in a public offering as
contemplated hereunder, (ii) the Company will contribute to the Partnership the
proceeds of the sale of the Shares in exchange for equity interests in the
Partnership, (iii) the partners of the partnerships currently owning the Initial
Hotels (as defined in the Prospectus) will contribute to the Partnership their
interests in such entities in exchange for units of limited partnership
interests in the Partnership exchangeable into Common Shares (the "Units") and
in certain instances, for cash, (iv) the Partnership will lease the Initial
Hotels to Boykin Management Company Limited Liability Company (the "Initial
Lessee") pursuant to percentage leases, and (v) the Company and the Partnership
will use the net proceeds of the sale of Shares hereunder as described in the
Prospectus under the heading "Use of Proceeds."

2. AGREEMENTS TO SELL AND PURCHASE. (a) On the basis of the representations
and warranties herein contained and subject to the terms and conditions herein
set forth, the Company hereby agrees to issue and sell to each Underwriter,
severally and not jointly, and, upon the basis of the representations,
warranties and agreements of the Company and the Partnership herein contained
and subject to all the terms and conditions herein set forth, each Underwriter
agrees, severally and not jointly, to purchase from the Company, at a purchase
price of $_______ per Share, the number of Initial Shares set forth opposite the
name of such Underwriter in Schedule I hereto, plus any additional number of
Initial Shares which such Underwriter

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<PAGE> 4

has become obligated to purchase pursuant to the provisions of Section 9 hereof.

(b) In addition, the Company grants to the Underwriters an option to
purchase up to 1,241,250 Option Shares at a price of $____ per share. Such
option is granted solely for the purpose of covering over-allotments in the sale
of Initial Shares and is exercisable only as provided in Section 2(c) hereof.
Option Shares shall be purchased severally for the account of the Underwriters
in proportion to the number of shares of Initial Shares set forth opposite the
name of such Underwriters in Schedule 1 hereto. The respective purchase
obligations of each Underwriter with respect to the Option Shares shall be
adjusted by the Representative so that no Underwriter shall be obligated to
purchase Option Shares other than in 100 share amounts.

(c) Delivery of and payment for the Initial Shares shall be made at the
offices of Willkie Farr & Gallagher, One Citicorp Center, 153 East 53rd Street,
New York, New York 10022, at 10:00 A.M., New York City time, on the third full
business day following the date the Registration Statement becomes effective or
at such other date or place as shall be determined by agreement between the
Representative and the Company. This date and time are sometimes referred to as
the "First Delivery Date." On the First Delivery Date, the Company shall deliver
or cause to be delivered certificates representing the Initial Shares to the
Representative for the account of each Underwriter against payment to or upon
the order of the Company of the purchase price by certified or official bank
check or checks payable in New York Clearing House (same-day) funds. Time shall
be of the essence, and delivery at the time and place specified pursuant to this
Agreement is a further condition of the obligations of each Underwriter
hereunder. Upon delivery, the Initial Shares shall be registered in such names
and in such denominations as the Representative shall request in writing not
less than two full business days prior to the First Delivery Date. For the
purpose of expediting the checking and packaging of the certificates for the
Initial Shares, the Company shall make the certificates representing the Initial
Shares available for inspection by the Representative in New York, New York, not
later than 2:00 P.M., New York City time, on the business day prior to the First
Delivery Date.

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<PAGE> 5

At any time on or before the thirtieth day after the date the Registration
Statement becomes effective the option granted in Section 2(b) may be exercised
by written notice being given to the Company by the Representative. Such notice
shall set forth the aggregate number of Option Shares as to which the option is
being exercised, the names in which the Option Shares are to be registered, the
denominations in which the Option Shares are to be issued and the date and time,
as determined by the Representative, when the Option Shares are to be delivered;
provided, however, that this date and time shall not be earlier than the First
Delivery Date nor earlier than the second business day after the date on which
the option shall have been exercised nor later than the fifth business day after
the date on which the option shall have been exercised. The date and time the
Option Shares are delivered are sometimes referred to as the "Second Delivery
Date" and the First Delivery Date and the Second Delivery Date are sometimes
each referred to as a "Delivery Date").

Delivery of and payment for the Option Shares shall be made at the place
specified in the first sentence of the first paragraph of this Section 2(c) (or
at such other place as shall be determined by agreement between the
Representative and the Company) at 10:00 A.M., New York City time, on the Second
Delivery Date. On the Second Delivery Date, the Company shall deliver or cause
to be delivered the certificates representing the Option Shares to the
Representative for the account of each Underwriter against payment to or upon
the order of the Company of the purchase price by certified or official bank
check or checks payable in New York Clearing House (same-day) funds. Time shall
be of the essence, and delivery at the time and place specified pursuant to this
Agreement is a further condition of the obligation of each Underwriter
hereunder. Upon delivery, the Option Shares shall be registered in such names
and in such denominations as the Representative shall request in the aforesaid
written notice. For the purpose of expediting the checking and packaging of the
certificates for the Option Shares, the Company shall make the certificates
representing the Option Shares available for inspection by the Representative in
New York, New York, not later than 2:00 P.M., New York City time, on the
business day prior to the Second Delivery Date.

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<PAGE> 6

3. AGREEMENTS OF THE COMPANY AND THE PARTNERSHIP. Each of the Company and
the Partnership agree with the several Underwriters as follows:

(b) The Company will advise the Representative immediately and if so
requested by you, will confirm such advice in writing: (i) of the effectiveness
of the Registration Statement and any amendment thereto (including any
post-effective amendment); (ii) of the receipt of any comments from the
Commission; (iii) of any request by the Commission for any amendment of or a
supplement to the Registration Statement, any Preliminary Prospectus or the
Prospectus or for additional information; (iv) of the issuance by the Commission
of any stop order suspending the effectiveness of the Registration Statement or
of the suspension of qualification of the Shares for offering or sale in any
jurisdiction or the initiation of any proceeding for such purpose; and (v)
within the period of time referred to in paragraph (f) below, of any material
change in the Company's condition, financial or otherwise, business, prospects,
properties, net worth or results of operations, or of the happening of any event
which makes any statement of a material fact made in the Registration Statement
or the Prospectus (as then amended or supplemented) untrue or which requires the
making of any additions to or changes in the Registration Statement or the
Prospectus (as then amended or supplemented) in order to state a material fact
required by the 1933 Act or the 1933 Act Regulations thereunder to be stated
therein or necessary in order to make the statements therein not misleading, or
of the necessity to amend or supplement the Prospectus (as then amended or
supplemented) to comply with the 1933 Act or any other law. If at any time the
Commission shall issue any stop order suspending the effectiveness of the
Registration Statement, the

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<PAGE> 7

Company will make every reasonable effort to obtain the withdrawal of such order
at the earliest possible time.

(c) The Company will furnish to the Representative and its counsel,
without charge, five signed copies of the Registration Statement as originally
filed with the Commission and of each amendment thereto, including financial
statements and all exhibits to the Registration Statement, and will also furnish
to the Representative and its counsel without charge such number of conformed
copies of the Registration Statement as originally filed and of each amendment
thereto, as the Representative may reasonably request.

(d) The Company will give the Representative notice of its intention
to file or prepare any amendment to the Registration Statement (including any
post-effective amendment) or any amendment or supplement to the Prospectus
(including any revised prospectus which the Company proposes for use by the
Underwriters in connection with the offering of the Shares which differs from
the prospectus on file at the Commission at the time the Registration Statement
becomes effective, whether or not such revised prospectus is required to be
filed pursuant to Rule 424(b) under the 1933 Act Regulations), will furnish the
Representative with copies of any such amendment or supplement within a
reasonable amount of time prior to such proposed filing or use, as the case may
be, and will not file any such amendment or supplement or use any such
prospectus to which the Representative or counsel for the Underwriters shall
reasonably object.

(e) The Company will file promptly with the Commission any amendment
to the Registration Statement or the Prospectus or any supplement to the
Prospectus that may, in the reasonable judgment of the Company or the
Representative, be required by the 1933 Act or requested by the Commission;

(f) The Company will furnish to each Underwriter, from time to time
during the period when the Prospectus is required to be delivered under the 1933
Act or the Securities Exchange Act of 1934, as amended (the "1934 Act"), such
number of copies of the Prospectus (as amended or supplemented) as such
Underwriter may reasonably request for the purposes contemplated by the 1933 Act
or the 1934 Act or the respective applicable rules and regulations of the
Commission thereunder.

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<PAGE> 8

(g) If any event shall occur as a result of which it is necessary, in
the opinion of counsel for the Underwriters, to amend or supplement the
Prospectus in order to make the Prospectus not misleading in the light of the
circumstances existing at the time it is delivered to a purchaser, the Company
will forthwith amend or supplement the Prospectus (in form and substance
satisfactory to counsel for the Underwriters) so that, as so amended or
supplemented, the Prospectus will not include an untrue statement of a material
fact or omit to state a material fact necessary in order to make the statements
therein, in the light of the circumstances existing at the time it is delivered
to a purchaser, not misleading, and the Company will furnish to the Underwriters
a reasonable number of copies of such amendment or supplement.

(h) The Company will cooperate with the Representative and with
counsel for the Underwriters in connection with the registration or
qualification of the Shares for offering and sale by the several Underwriters
and by dealers under the securities, real estate syndication or Blue Sky laws of
such jurisdictions as you may designate and will file such consents to service
of process or other documents necessary or appropriate in order to effect such
registration or qualification; PROVIDED that in no event shall the Company be
obligated to qualify to do business in any jurisdiction where it is not now so
qualified or to take any action which would subject it to service of process in
suits or to taxation, other than those matters arising out of the offering or
sale of the Shares, in any jurisdiction where it is not now so subject.

(i) The Company will make generally available to its security holders
as soon as practicable but no later than 60 days after the close of the period
covered thereby an earnings statement (in form complying with the provisions of
Section 11(a) of the 1933 Act and Rule 158 of the 1933 Act Regulations), which
need not be certified by independent certified public accountants unless
required by the 1933 Act or the 1933 Act Regulations, covering a twelve-month
period commencing after the "effective date" (as defined in said Rule 158) of
the Registration Statement.

(j) For a period of five years following the effective date of the
Registration Statement, the Company will furnish to the Representative copies of
all materials furnished

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<PAGE> 9

by the Company to its shareholders and all public reports and all reports and
financial statements furnished by the Company to the principal national
securities exchange upon which the Common Shares may be listed pursuant to
requirements of or agreements with such exchange or to the Commission pursuant
to the 1934 Act or any rule or regulation of the Commission thereunder;

(k) For a period of five years following the effective date of the
Registration Statement, the Company will cause the Initial Lessee to furnish to
the Representative and the Company, not less than annually, audited financial
statements (and to the Company only, quarterly unaudited financial statements)
with respect to the Initial Lessee and the Company shall further include such
financial statements in the periodic reports required to be filed by the
Company pursuant to the 1933 Act or the 1934 Act or the rules promulgated
thereunder, if so required by either such Act or rules;

(l) If this Agreement shall be terminated by the Underwriters because
of any failure or refusal on the part of the Company to comply with the terms or
fulfill any of the conditions of this Agreement, the Company and the Partnership
jointly and severally agree to reimburse the Representative for all reasonable
out-of-pocket expenses (including fees and expenses of counsel for the
Underwriters) incurred by the Representative in connection herewith.

(m) The Company will apply the net proceeds from the sale of the
Shares to be sold by it hereunder in accordance with the description set forth
in the Prospectus under the caption "Use of Proceeds."

(n) If Rule 430A under the 1933 Act Regulations is employed, the
Company will timely file the Prospectus pursuant to Rule 424(b) under the 1933
Act Regulations and will advise the Representative of the time and manner of
such filing.

(o) Except as provided in this Agreement or described in the
Prospectus, without the prior written consent of Lehman Brothers (on behalf of
the Underwriters), neither the Company nor the Partnership will offer to sell,
contract to sell, pledge or otherwise dispose of any Common Shares or Units or
any securities convertible into or exercisable or exchangeable for Common Shares
or Units or grant any options or warrants to purchase Common Shares or Units
(except that the Company may

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<PAGE> 10

grant options to purchase Common Shares to certain employees under the Company's
Long-Term Incentive Plan and to certain directors under the Directors Deferred
Compensation Plan) for a period of 180 days after the date of the Prospectus.

(p) Prior to the effective date of the Registration Statement, the
Company will apply for the inclusion of the Shares on the New York Stock
Exchange and use its best efforts to complete that inclusion, subject only to
official notice of issuance or the effectiveness of the Registration Statement
and evidence of satisfactory distribution, prior to the First Delivery Date;

(q) Except as stated in this Agreement and in the Preliminary
Prospectus and Prospectus, the Company and the Partnership have not taken, nor
will take, directly or indirectly, any action designed to or that might
reasonably be expected to cause or result in stabilization or manipulation of
the price of the Common Shares to facilitate the sale or resale of the Shares.

(r) The Company will furnish the Representative copies of all reports
on Form SR required by Rule 463 under the 1933 Act Regulations.

(s) The Company will use its best efforts to meet the requirements to
qualify, commencing with the tax year ending December 31, 1996, as a "real
estate investment trust" under the Code.

(t) The Company shall cause the effectuation of and enforce those
provisions of the Boykin Contribution Agreements, the Partnership Agreement,
and the Alignment of Interests Agreement by and among the Company, the
Partnership, the Initial Lessee, The Boykin Group, Inc., Purchasing Concepts,
Inc. and Robert W. Boykin and John E. Boykin, dated ______________, 1996, that,
with respect to the individuals and entities set forth therein, (i)
prohibit either the offer or contract to sell, the pledge of or other
disposition of any Units or Common Shares or any securities convertible into or
exercisable or exchangeable for Units or Common Shares, or the grant of any
options or warrants to purchase Common Stock or (ii) require the purchase and
retention of Units or Common Shares.

(u) The Company shall not, without the prior written consent of the
Representative, offer, sell, or contract to sell, or otherwise dispose of, or
announce the offering of, any Common Shares, or any securities convertible into,
or

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<PAGE> 11

exchangeable for, Common Shares, except the Common Shares contemplated hereby
and offered pursuant to the Prospectus or for which options may be granted, as
described in the Prospectus, for a period of 180 days from and after
the date of the Prospectus.

4. REPRESENTATIONS AND WARRANTIES. The Company, the Partnership and The
Boykin Group, Inc., jointly and severally, as to the representations and
warranties contained in this Section 4, represent and warrant to each
Underwriter that as of the date hereof:

(a) Each Preliminary Prospectus included as part of the Registration
Statement as originally filed or as part of any amendment or supplement thereto,
or filed pursuant to Rule 424 under the 1933 Act Regulations, complied when so
filed in all material respects with the provisions of the 1933 Act. The
Commission has not issued any order preventing or suspending the use of any
Preliminary Prospectus.

(b) The Registration Statement in the form in which it became or
becomes effective and also in such form as it may be when any post-effective
amendment thereto shall become effective and the Prospectus and any supplement
or amendment thereto when filed with the Commission under Rule 424(b) under the
1933 Act Regulations, complied or will comply in all material respects with the
provisions of the 1933 Act and did not or will not at any such times contain an
untrue statement of a material fact or omit to state a material fact required to
be stated therein or necessary to make the statements therein not misleading,
except that this representation and warranty does not apply to statements in or
omissions from the Registration Statement or the Prospectus made in reliance
upon and in conformity with information relating to any Underwriter furnished to
the Company in writing (namely the written information referred to in Section 11
hereof) by or on behalf of any Underwriter through the Representative expressly
for use therein.

(c) The capitalization of the Company is as set forth in the
Prospectus under "Capitalization"; all the outstanding Common Shares of the
Company have been duly authorized and validly issued, are fully paid and
non-assessable, and are free of any preemptive

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<PAGE> 12
or similar rights; the Shares to be issued and sold by the Company have been
duly authorized and, when issued and delivered to the Underwriters against
payment therefor in accordance with the terms hereof, will be validly issued,
fully paid and non-assessable, and free of any preemptive or similar rights; and
the Common Shares of the Company conform to the description thereof in the
Registration Statement and the Prospectus.

(d) The Units to be issued in connection with the Formation
Transactions have been duly authorized for issuance by the Partnership to the
holders or prospective holders thereof, and at the First Delivery Date will be
validly issued, fully paid and non-assessable. Immediately after the First
Delivery Date, 1,378,000 Units will be issued and outstanding. The Units have
been and will be offered and sold at or prior to the First Delivery Date in
compliance with all applicable laws (including, without limitation, federal and
state securities laws).

(e) The Company is a duly organized and validly existing corporation
in good standing under the laws of the State of Ohio. The Company has the
corporate power and authority to conduct its business as described in the
Registration Statement and the Prospectus and to enter into and perform its
obligations under this Agreement and in connection with the Formation
Transactions. The Company is duly registered and qualified to conduct its
business and is in good standing in each jurisdiction or place where the nature
of its properties or the conduct of its business requires such registration or
qualification, except where the failure to so register or qualify does not have
a material adverse effect on the condition, financial or otherwise, business,
properties, net worth or results of operations of the Company.

(f) The Partnership has been duly formed and is validly existing as a
limited partnership in good standing under the laws of the State of Ohio with
partnership power and authority to own, lease and operate its properties, to
conduct the business in which it is engaged or proposes to engage as described
in the Prospectus and to enter into and perform its obligations in connection
with the Formation Transactions and under this Agreement. The Partnership is
duly qualified or registered as a foreign partnership and is in good standing in
each jurisdiction in which such qualification or registration is required,
whether by reason of the ownership or leasing of property or the conduct of
business, except where the failure to so qualify or register would not have a
material adverse effect on its condition, financial or otherwise, or its
earnings, assets, business affairs or business prospects. The Company is

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<PAGE> 13

the sole general partner of the Partnership and, immediately after the First
Delivery Date, will be the sole general partner of the Partnership and will be
the holder of an 85.7% equity interest in the Partnership.

(g) The Initial Lessee is a duly organized and validly existing
limited liability company in good standing under the laws of the State of Ohio.
The Initial Lessee has full limited liability company power to conduct its
business as described in the Registration Statement and the Prospectus and to
enter into and perform its obligations in connection with the Formation
Transactions. The Initial Lessee is duly registered and qualified to conduct its
business and is in good standing in each jurisdiction or place where the nature
of its properties or the conduct of its business requires such registration or
qualification, except where the failure to so register or qualify does not have
a material adverse effect on the condition, financial or otherwise, business,
properties, net worth or results of operations of the Initial Lessee.

(h) Each of the partnerships or limited liability companies, as
applicable, that currently owns the Initial Hotels, the interests of which will
be contributed to the Partnership at or prior to the First Delivery Date
(collectively, the "Lower-Tier Partnerships"), has been duly organized and is
validly existing as a limited or general partnership or limited liability
company, as the case may be, in its appropriate jurisdiction with partnership
or limited liability company power and authority to own, lease and operate its
properties, to conduct the business in which it is engaged and to enter into
and perform its respective obligations under the Formation Transactions. Each
of the partnership agreements or operating agreement, as applicable, of the
Lower-Tier Partnerships is in full force and effect.

Each of Boykin Amherst Joint Venture, an Ohio general partnership, Boykin
Columbus Joint Venture, an Ohio general partnership and Boycorn, Ltd., an Ohio
limited liability company (the "Upper-Tier Partnerships" and together with the
"Lower-Tier Partnerships," the "Contributed Partnerships") currently own a 50%,
50% and 46% interest in Buffalo Hotel Joint Venture, an Ohio general
partnership, Columbus Hotel Joint Venture, an Ohio general partnership and BBG I
LLC, a Georgia Limited Liability Company, respectively. Each such Upper-Tier
Partnership has been duly organized and is validly existing as a limited or
general

13
<PAGE> 14

partnership or limited liability company, as the case may be, in its
appropriate jurisdiction with partnership or limited liability company power
and authority to own, lease and operate its properties, to conduct the business
in which it is engaged and to enter into and perform its respective obligations
under the Formation Transactions. Each of the partnership agreements or
operating agreements of the Lower-Tier Partnerships is in full force and
effect.

(i) Each of the Upper-Tier Partnerships and Lower-Tier Partnerships
has, since its formation, been properly treated for purposes of the Code and
applicable state law as a partnership and not as an association taxable as a
corporation or a "publicly traded partnership" within the meaning of Section
7704(b) of the Code.

(j) There are no legal or governmental proceedings pending or, to the
knowledge of the Company or the Partnership, threatened against the Company, the
Partnership, the Initial Lessee, any Contributed Partnership or any of their
subsidiaries, or to which the Company, the Partnership, the Initial Lessee, any
Contributed Partnership or any of their subsidiaries is a party, or to which any
of their properties are subject, that are required to be described in the
Registration Statement or the Prospectus but are not described as required, and
there are no agreements, contracts, indentures, leases or other instruments that
are required to be described in the Registration Statement or the Prospectus or
to be filed as an exhibit to the Registration Statement that are not described
or filed as required by the 1933 Act.

(k) None of the Company, the Partnership, the Initial Lessee, the
Contributed Partnerships or any of their subsidiaries is (i) in violation of its
articles of incorporation or code of regulations, limited partnership
certificates or partnership agreements, or articles of organization or operating
agreement, as the case may be, or (ii) in material violation of any law,
ordinance, administrative or governmental rule or regulation applicable to it or
of any decree of any court or governmental agency or body having jurisdiction
over it or (iii) in default in the performance of any material obligation,
agreement or condition contained in any bond, debenture, note or any other
evidence of indebtedness or in any material agreement, indenture, lease or other
instrument to which it is a party or by which it or any of its properties may be
bound.

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<PAGE> 15

(l) Neither the issuance and sale of the Shares, the execution,
delivery or performance of this Agreement by, the Company and the Partnership,
nor the consummation by the Company, the Partnership, the Initial Lessee, or any
Contributed Partnership of the Formation Transactions or the transactions
contemplated hereby (i) requires any consent, approval, authorization or other
order of or registration or filing with, any court, regulatory body,
administrative agency or other governmental body, agency or official (except
such as have been obtained or may be required for the registration of the Shares
under the 1933 Act and the 1934 Act and compliance with the securities, real
estate syndication or Blue Sky laws of various jurisdictions) or any other
person (except such as have been obtained) or (ii) conflicts or will conflict
with or constitutes or will constitute a breach of, or a default under, the
articles of incorporation or code of regulations, limited partnership
certificate or partnership agreements or articles of organization or operating
agreement, as the case may be, of the Company, the Partnership, the Initial
Lessee, any Contributed Partnership or any of their subsidiaries or (iii)
conflicts or will conflict with or constitutes or will constitute a breach of,
or a default under, any agreement, indenture, lease or other instrument to which
the Company, the Partnership, the Initial Lessee, any of the Contributed
Partnerships or any of their subsidiaries is a party or by which any of them or
any of their respective properties may be bound, or violates or will violate any
statute, law, regulation or filing or judgment, injunction, order or decree
applicable to the Company, the Partnership, the Initial Lessee, any Contributed
Partnership, any of their subsidiaries or any of their respective properties, or
will result in the creation or imposition of any lien, charge or encumbrance
upon any property or assets of the Company, the Partnership, the Initial Lessee,
any Contributed Partnership or any of their subsidiaries pursuant to the terms
of any agreement or instrument to which it is a party or by which it may be
bound or to which any of its property or assets is subject.

(m) The accountants, Arthur Andersen LLP, who have certified or shall
certify the financial statements filed or to be filed as part of the
Registration Statement or the Prospectus (or any amendment or supplement
thereto) are independent public accountants as required by the 1933 Act and the
1933 Act Regulations.

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<PAGE> 16

(n) The financial statements, together with related schedules and
notes, included in the Registration Statement and the Prospectus (and any
amendment or supplement thereto), present fairly the consolidated financial
position, results of operations and changes in financial position of the
Initial Hotels on the basis stated in the Registration Statement at the
respective dates or for the respective periods to which they apply; such
statements and related schedules and notes have been prepared in accordance
with generally accepted accounting principles consistently applied throughout
the periods involved, except as disclosed therein; and the other financial and
statistical information and data included in the Registration Statement and the
Prospectus (and any amendment or supplement thereto) are accurately presented
in all material respects and with respect to financial and statistical
information and data relating to the Initial Hotels are prepared on a basis
consistent with such financial statements and the books and records of the
Initial Hotels. The unaudited pro forma selected financial statements included
in the Registration Statement comply in all material respects with the
applicable accounting requirements of Rule 11-02 of Regulation S-X and the pro
forma adjustments have been properly applied to the historical amounts in the
compilation of that data.

(o) The execution and delivery of, and the performance by the Company
and the Partnership of their respective obligations under, this Agreement, have
been duly and validly authorized by the Company and the Partnership,
respectively, and this Agreement has been duly executed and delivered by the
Company and the Partnership and constitutes the valid and legally binding
agreement of the Company and the Partnership, enforceable against each of them
in accordance with its terms, except to the extent that (i) the enforceability
hereof may be subject to insolvency, reorganization, moratorium, receivership,
conservatorship, or other similar laws, regulations or procedures of general
applicability now or hereafter in effect relating to or affecting creditors' or
other obligees' rights generally, and (ii) the remedy of specific performance
and injunctive and other forms of equitable relief may be subject to equitable
defenses and to the discretion of the court before which any proceeding therefor
may be brought.

(p) Except as disclosed in the Registration Statement and the
Prospectus (or any amendment or supplement

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<PAGE> 17

thereto), subsequent to the respective dates as of which information is given in
the Registration Statement and the Prospectus (or any amendment or supplement
thereto), neither the Company, the Partnership, the Initial Lessee, any
Contributed Partnership, nor any of their subsidiaries has incurred any
liability or obligation, direct or contingent, or entered into any transaction,
not in the ordinary course of business, that is material to the Company, the
Partnership, the Initial Lessee, such Contributed Partnership or any of their
subsidiaries, as the case may be, and there has not been any change in the
capital stock, or material increase in the short-term debt or long-term debt, or
any material adverse change, or any development involving or which may
reasonably be expected to involve, a prospective material adverse change, in the
condition, financial or otherwise, business, properties, net worth or results of
operations of the Company, the Partnership, the Initial Lessee, any Contributed
Partnership or any of their subsidiaries.

(q) The Company, the Partnership, the Initial Lessee, the applicable
Contributed Partnerships and each of their subsidiaries have good and marketable
title to all properties described in the Prospectus as being owned by them in
fee simple absolute, free and clear of all liens, claims, security interests or
other encumbrances, except such as are immaterial or are described in the
Registration Statement and the Prospectus or in a document filed as an exhibit
to the Registration Statement, and all the property described in the Prospectus
as being held or operated under lease by the Partnership or any Contributed
Partnership, is held or operated by it under valid, subsisting and enforceable
leases.

(r) Upon consummation of the Formation Transactions, the Company, the
Partnership and the Initial Lessee will carry, or will be covered by, insurance
in such amounts and covering such risks as the Company, the Partnership and the
Initial Lessee believe will be adequate for the conduct of their respective
businesses and the value of their respective properties and as is customary for
companies engaged in similar businesses in similar industries and the
Partnership will carry business interruption insurance providing loss of revenue
coverage at least equal to the projected receipts under lease for the first
twelve months of operation.

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<PAGE> 18

(s) Upon consummation of the Formation Transactions, the Company and
the Partnership will have title insurance on all real properties and
improvements thereon described in the Prospectus as owned by them in an amount
at least equal to the greater of (i) the cost of acquisition of such real
property and improvements thereon and (ii) the replacement cost of construction
of the improvements located on such properties.

(t) The contribution agreements pursuant to which the partners of the
partnerships currently owning the Initial Hotels will contribute to the
Partnership their interests in such entities and forms of which have been filed
as exhibits to the Registration Statement (the "Boykin Contribution Agreements")
have been duly authorized, executed and delivered by the Partnership and the
other parties thereto. Such Boykin Contribution Agreements and all deeds,
assignments of partnership interests, assignments of leases and other documents
delivered or to be delivered in connection therewith are legally sufficient to
effect the transfer to the Partnership of all right, title and interest in and
to the Initial Hotels upon payment of the consideration therefor. Upon the sale
of the Initial Shares on the First Delivery Date, the Partnership will have good
and marketable title in fee simple absolute to all real property and good and
marketable title to each of the items of personal property (other than the
certain assets and FF&E to be transferred to the Initial Lessee as set forth in
the Registration Statement and the Prospectus, as to which the Initial Lessee
will have good and marketable title) which are included in the Initial Hotels or
are referred to in the Registration Statement and the Prospectus or are
reflected in the financial statements referred to in Section 4(m) hereof as
being owned by any of them, and valid and enforceable leasehold interests in
each of the items of real and personal property (other than the certain assets
and FF&E to be transferred to the Initial Lessee as set forth in the
Registration Statement and the Prospectus, as to which the Initial Lessee will
have valid and enforceable leasehold interests) which are included in the
Initial Hotels or are referred to in the Registration Statement and the
Prospectus as being leased by any of them, in each case free and clear of all
liens, claims, security interests, and other encumbrances except such as are
immaterial.

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<PAGE> 19

(u) The Company has not distributed and, prior to the later to occur
of (i) the First Delivery Date and (ii) completion of the distribution of the
Shares, will not distribute any offering material in connection with the
offering and sale of the Shares other than the Registration Statement, the
Preliminary Prospectus, the Prospectus or other materials, if any, permitted by
the 1933 Act and the 1933 Act Regulations.

(v) As applicable, each of the Company, the Partnership, the Initial
Lessee, each of the Contributed Partnerships, and each of their subsidiaries has
such permits, licenses (including, without limitation, the liquor licenses with
respect to each of the Initial Hotels, franchises and authorizations of
governmental or regulatory authorities ("permits") as are necessary to own its
properties and to conduct its businesses in the manner described in the
Prospectus except where the failure to obtain such permits does not have a
material adverse effect on the condition, financial or otherwise, business,
properties, net worth, or results of operation of the Company, but subject to
such qualifications as may be set forth in the Prospectus; each of the Company,
the Partnership, the Initial Lessee, the Contributed Partnerships, and each of
their subsidiaries has fulfilled and performed all its material obligations with
respect to such permits and no event has occurred which allows, or after notice
or lapse of time would allow, revocation or termination thereof or results in
any other material impairment of the rights of the holder of any such permit,
subject in each case to such qualification as may be set forth in the
Prospectus; except as described in the Prospectus, none of such permits contains
any restriction that is materially burdensome to the Company, the Partnership,
the Initial Lessee, any of the Contributed Partnerships or any of their
subsidiaries; and on the First Delivery Date, after giving effect to the
Formation Transactions, the Initial Lessee will own the liquor licenses with
respect to each of the Initial Hotels.

(w) The Company, the Partnership, the Initial Lessee and each of the
Contributed Partnerships maintain a system of internal accounting controls
sufficient to provide reasonable assurances that (i) transactions are executed
in accordance with management's general or specific authorization; (ii)
transactions are recorded as necessary to permit preparation of financial
statements in conformity with generally accepted accounting principles and to
maintain accountability for assets; (iii)

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<PAGE> 20

access to assets is permitted only in accordance with management's general or
specific authorization; and (iv) the recorded accountability for assets is
compared with existing assets at reasonable intervals and appropriate action is
taken with respect to any differences.

(x) Neither the Company, the Partnership, the Initial Lessee, any of
the Contributed Partnerships or any of their subsidiaries, nor any employee or
agent thereof has made any payment of funds of the Company, the Partnership, the
Initial Lessee, any of the Contributed Partnerships or any of their subsidiaries
or received or retained any funds in violation of any law, rule or regulation,
which payment, receipt or retention of funds is of a character required to be
disclosed in the Prospectus.

(y) Each of the Company, the Partnership, the Initial Lessee and each
of the Contributed Partnerships has filed all tax returns required to be filed,
which returns are complete and correct in all material respects, and none of the
Company, the Partnership, the Initial Lessee or any of the Contributed
Partnerships is in default in the payment of any taxes which were payable
pursuant to said returns or any assessments with respect thereto.

(z) No holder of any security of the Company has any right to require
registration of any Common Shares or any other security of the Company because
of the filing of the Registration Statement or consummation of the transactions
contemplated by this Agreement.

(aa) Commencing with the Company's short taxable year ending December
31, 1996, the Company will qualify to be taxed as a real estate investment trust
pursuant Sections 856 through 860 of the Code and the rules and regulations
thereunder and the Company's proposed method of operation as described in the
Registration Statement will enable it to meet the requirements for qualification
and taxation as a real estate investment trust under the Code.

(bb) None of the Company, the Partnership, the Initial Lessee, any of
the Contributed Partnerships or any of their subsidiaries is now, and after sale
of the Shares to be sold by the Company hereunder and application of the net
proceeds from such sale as described in the Prospectus under the caption

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<PAGE> 21

"Use of Proceeds" will not be, an "investment company" within the meaning of the
Investment Company Act of 1940, as amended.

(cc) The Company, the Partnership, the Initial Lessee, the Contributed
Partnerships and their subsidiaries own or possess all patents, trademarks,
trademark registrations, service marks, service mark registrations, trade names,
copyrights, licenses, inventions, trade secrets and rights described in the
Prospectus as being owned by any of them or necessary for the conduct of their
respective businesses, and none of the Company, the Partnership, the Initial
Lessee, any of the Contributed Partnerships or any of their subsidiaries is
aware of any claim to the contrary or any challenge by any other person to the
rights of the Company, the Partnership, the Initial Lessee, any of the
Contributed Partnerships or any of their subsidiaries with respect to the
foregoing.

(dd) Other than this Agreement and as set forth in the Prospectus
under the heading "Underwriting", there are no contracts, agreements or
understandings between the Company and any person that would give rise to a
valid claim against the Company or any Underwriter for a brokerage commission,
finder's fee or other like payment with respect to the consummation of the
transactions contemplated by this Agreement.

(ee) Except as described in the Registration Statement and the
Prospectus, the Company, the Partnership, the Initial Lessee, the Contributed
Partnerships, and each of their subsidiaries (i) are in compliance with any and
all applicable foreign, federal, state and local laws and regulations relating
to the protection of human health and safety, the environment, hazardous or
toxic substances or wastes, pollutants or contaminants ("Environmental Laws"),
(ii) have received all permits, licenses or other approvals under applicable
Environmental Laws required in connection with their businesses, properties or
assets as conducted or contemplated to be conducted as described in the
Registration Statement, and (iii) are in compliance with all terms and
conditions of any such permit, license or approval, in each case except to the
extent that any noncompliance or failure to be in receipt thereof does not have
a material adverse effect on the condition, financial or otherwise, business,
properties, net worth or results of operation of the Company, the Partnership,
the Initial Lessee or any other such entity are applicable. Except as described
in the Registration

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<PAGE> 22

Statement and the Prospectus, there are no costs or liabilities associated with
Environmental Laws (including, without limitation, any capital or operating
expenditures required for clean-up, closure of properties or compliance with
Environmental Laws or any permit, license or approval, any related constraints
on operating activities and any potential liabilities to third parties) that
would, singly or in the aggregate, have a material adverse effect on the Company
or any individual Initial Hotel's property.

(ff) Each of the Initial Hotels complies in all material respects with
all applicable codes and zoning laws and resolutions, and there is no pending
or, to the knowledge of the Company or the Partnership, threatened condemnation,
zoning change, or other proceeding or action that will in any manner affect the
size of, use of, improvements on, construction on, or access to the Initial
Hotels. The improvements comprising any portion of each Boykin Hotel's property
(the "Improvements") are free of any and all material physical, mechanical,
structural, design and construction defects which would, singly or in the
aggregate, have a material adverse effect on such individual Boykin Hotel's
property and the mechanical, electrical and utility systems servicing the
Improvements (including, without limitation, all water, electric, sewer,
plumbing, heating, ventilation, gas and air conditioning) are in good condition
and proper working order and are free of defects (for which provision to repair
has not been made) which would, singly or in the aggregate, have a material
adverse effect on such Boykin Hotel's property.

(gg) The franchise agreements with respect to each of the Initial
Hotels are in full force and effect; and none of the Company, the Partnership,
the Initial Lessee, any Contributed Partnership, or any of their subsidiaries or
affiliates have received any notice of default, or have knowledge of any event
that with notice or lapse of time, or both, would constitute a default, under
any such franchise agreements.

(hh) The Common Shares have been approved for listing on the New York
Stock Exchange (the "NYSE"), subject to official notice of issuance.

(ii) [Reserved.]

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<PAGE> 23

(jj) The Company, the Partnership, the Initial Lessee and the
Contributed Partnerships have complied with all provisions of Florida Statutes
ss. 517.075, relating to issuers doing business with Cuba.

(kk) Except as described in the Prospectus or the Registration
Statement, the Company has not sold or issued any Common Shares during the
six-month period preceding the date of the Prospectus, including any sales
pursuant to Rule 144A under, or Regulations D or S of, the 1933 Act.

(ll) No relationship, direct or indirect, exists between or among the
Company on the one hand, and the directors, officers or stockholders of the
Company on the other hand, which is required to be described in the Prospectus
which is not so described.

(mm) No labor disturbance by the employees of the Company, the
Partnership, the Initial Lessee, the Contributed Partnerships or any of their
subsidiaries exists or, to the knowledge of the Company or the Partnership, is
imminent which might be expected to have a material adverse effect on the
consolidated financial position, stockholders' equity, results of operations,
business or prospects of the Company, the Partnership, the Initial Lessee, the
Contributed Partnerships or any of their subsidiaries.

(nn) The Company, the Partnership, the Initial Lessee and the
Contributed Partnerships are in compliance in all material respects with all
presently applicable provisions of the Employee Retirement Income Security Act
of 1974, as amended, including the regulations and published interpretations
thereunder ("ERISA"); no "reportable event" (as defined in ERISA) has occurred
with respect to any "pension plan" (as defined in ERISA) for which the Company,
the Partnership, the Initial Lessee, the Contributed Partnerships would have any
liability; the Company, the Partnership, the Initial Lessee or the Contributed
Partnership has not incurred and does not expect to incur liability under (i)
Title IV of ERISA with respect to termination of, or withdrawal from, any
"pension plan" or (ii) Sections 412 or 4971 of the Code, as amended, including
the regulations and published interpretations thereunder; and each "pension
plan" for which the Company, the Partnership, the Initial Lessee or the
Contributed Partnerships would have any liability that is intended to be
qualified under Section 401(a)

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<PAGE> 24

of the Code is so qualified in all material respects and nothing has occurred,
whether by action or by failure to act, which would cause the loss of such
qualification.

(oo) Upon consummation of the Formation Transactions 100% of the
ownership interests in each Upper-Tier Partnership and 100% of the interests in
each Lower-Tier Partnership will directly or indirectly have been contributed
to the Partnership pursuant to the Boykin Contribution Agreements and the
related conveyance documents.

Any certificate signed by any officer of the Company and delivered to
the Representative or to counsel for the Underwriters shall be deemed a
representation and warranty by the Company to each Underwriter as to the matters
covered thereby.

5. INDEMNIFICATION AND CONTRIBUTION. (a) The Company, the Partnership and
The Boykin Group, Inc. shall jointly and severally indemnify and hold harmless
each Underwriter, its officers and employees and each person, if any, who
controls any Underwriter within the meaning of the 1933 Act, from and against
any loss, claim, damage or liability, joint or several, or any action in respect
thereof (including, but not limited to, any loss, claim, damage, liability or
action relating to purchases and sales of Shares), to which that Underwriter,
officer, employee or controlling person may become subject, under the 1933 Act
or otherwise, insofar as such loss, claim, damage, liability or action arises
out of, or is based upon, (i) any untrue statement or alleged untrue statement
of a material fact contained (A) in any Preliminary Prospectus, the Registration
Statement or the Prospectus or in any amendment or supplement thereto or (B) in
any blue sky application or other document prepared or executed by the Company
(or based upon any written information furnished by the Company) specifically
for the purpose of qualifying any or all of the Shares under the securities laws
of any state or other jurisdiction (any such application, document or
information being hereinafter called a Blue Sky Application), (ii) the omission
or alleged omission to state in any Preliminary Prospectus, the Registration
Statement or the Prospectus, or in any amendment or supplement thereto, or in
any Blue Sky Application any material fact required to be stated therein or
necessary to make the statements therein not misleading or (iii) any act or
failure to act or any alleged act or failure to act by any Underwriter in
connection with, or

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<PAGE> 25

relating in any manner to, the Shares or the offering contemplated hereby, and
which is included as part of or referred to in any loss, claim, damage,
liability or action arising out of or based upon matters covered by clause (i)
or (ii) above (provided that neither the Company nor the Partnership or The
Boykin Group, Inc. shall be liable under this clause (iii) to the extent that it
is determined in a final judgment by a court of competent jurisdiction that such
loss, claim, damage, liability or action resulted directly from any act or
failure to act undertaken or omitted to be taken by any Underwriter through its
gross negligence or willful misconduct), and shall reimburse each Underwriter
and each such officer, employee or controlling person promptly upon demand for
any legal or other expenses reasonably incurred by that Underwriter, officer,
employee or controlling person in connection with investigating or defending or
preparing to defend against any such loss, claim, damage, liability or action as
such expenses are incurred; provided, however, that the Company shall not be
liable in any such case to the extent that any such loss, claim, damage,
liability or action arises out of, or is based upon, any untrue statement or
alleged untrue statement or omission or alleged omission made in any Preliminary
Prospectus, the Registration Statement or the Prospectus, or in any such
amendment or supplement, or in any Blue Sky Application, in reliance upon and in
conformity with written information concerning such Underwriter furnished to the
Company through the Representative by or on behalf of any Underwriter
specifically for inclusion therein. The foregoing indemnity agreement is in
addition to any liability which the Company may otherwise have to any
Underwriter or to any officer, employee or controlling person of that
Underwriter.

The Company, the Partnership and The Boykin Group, Inc. shall jointly and
severally, also indemnify and hold harmless the Independent Underwriter, its
officers and employees and each person, if any, who controls the Independent
Underwriter within the meaning of either Section 15 of the Securities Act of
Section 20 of the Exchange Act, from and against any and all losses, claims,
damages, liabilities and judgments incurred as a result of the Independent
Underwriter's participation as a "qualified independent underwriter" within the
meaning of Rule 2720 of the Conduct Rules of the National Association of
Securities Dealers, Inc. in connection with the offering of the Shares, except
for any losses, claims, damages, liabilities and judgments resulting

25
<PAGE> 26

from the Independent Underwriter's or such controlling person's willful
misconduct or gross negligence.

The foregoing indemnity agreement with respect to any Preliminary
Prospectus, Prospectus or Registration Statement shall not inure to the benefit
of any Underwriter (its officers and employees or any person who controls such
Underwriter within the meaning of the 1933 Act) from whom the person asserting
any such loss, claims, damages or liabilities purchased Shares if a copy of the
Prospectus (as then amended or supplemented if the Company shall have furnished
any amendments or supplements thereto) was not sent or given by or on behalf of
such Underwriter to such person, if such is required by law, at or prior to the
written confirmation of the sale of such Shares to such person and if the
Prospectus (as so amended or supplemented) would have cured the defect giving
rise to such loss, claim, damage or liability; provided, that the Company has
complied with its obligation under Section 3(f) of this Agreement to provide
copies of the Prospectus to such Underwriter.

(b) Each Underwriter, severally and not jointly, shall indemnify and
hold harmless the Company, each of its officers who signed the Registration
Statement, each of its directors or trustees, each person, if any, who controls
the Company within the meaning of the Securities Act, the Partnership and The
Boykin Group, Inc. from and against any loss, claim, damage or liability, joint
or several, or any action in respect thereof, to which the Company or any such
director or trustee, officer or controlling person or the Partnership or The
Boykin Group, Inc. may become subject, under the Securities Act or otherwise,
insofar as such loss, claim, damage, liability or action arises out of, or is
based upon, (i) any untrue statement or alleged untrue statement of a material
fact contained (A) in any Preliminary Prospectus, the Registration Statement or
the Prospectus or in any amendment or supplement thereto, or (B) in any Blue Sky
Application or (ii) the omission or alleged omission to state in any Preliminary
Prospectus, the Registration Statement or the Prospectus, or in any amendment or
supplement thereto, or in any Blue Sky Application, any material fact required
to be stated therein or necessary to make the statements therein not misleading,
but in each case only to the extent that the untrue statement or alleged untrue
statement or omission or alleged omission was made in reliance upon and in
conformity with written information concerning such Underwriter furnished to the

26
<PAGE> 27

Company through the Representative by or on behalf of that Underwriter
specifically for inclusion therein, and shall promptly reimburse the Company and
any such director, officer or controlling person for any legal or other expenses
reasonably incurred by the Company or any such director, officer or controlling
person in connection with investigating or defending or preparing to defend
against any such loss, claim, damage, liability or action as such expenses are
incurred. The foregoing indemnity agreement is in addition to any liability
which any Underwriter may otherwise have to the Company or any such director,
officer, employee or controlling person or the Partnership or The Boykin Group,
Inc.

(c) Promptly after receipt by an indemnified party under this Section
5 of notice of any claim or the commencement of any action, the indemnified
party shall, if a claim in respect thereof is to be made against the
indemnifying party under this Section 5, notify the indemnifying party in
writing of the claim or the commencement of that action; provided, however, that
the failure to notify the indemnifying party shall not relieve it from any
liability which it may have under this Section 5 except to the extent it has
been materially prejudiced by such failure and, provided further, that the
failure to notify the indemnifying party shall not relieve it from any liability
which it may have to an indemnified party otherwise than under this Section 5.
If any such claim or action shall be brought against an indemnified party, and
it shall notify the indemnifying party thereof, the indemnifying party shall be
entitled to participate therein and, to the extent that it wishes, jointly with
any other similarly notified indemnifying party, to assume the defense thereof
with counsel reasonably satisfactory to the indemnified party. After notice from
the indemnifying party to the indemnified party of its election to assume the
defense of such claim or action, the indemnifying party shall not be liable to
the indemnified party under this Section 5 for any legal or other expenses
subsequently incurred by the indemnified party in connection with the defense
thereof other than reasonable costs of investigation; provided, however, that
the Representative shall have the right to employ counsel to represent jointly
the Representative and those other Underwriters and their respective officers,
employees and controlling persons who may be subject to liability arising out of
any claim in respect of which indemnity may be sought by the Underwriters
against the Company under this Section 5 if the Representative

27
<PAGE> 28

shall have been advised by its counsel that there may be one or more legal
defenses available to it which are different from or additional to those
available to the Company (in which case the Company shall not have the right or
obligation to assume the defense of such action on behalf of such Underwriter or
such controlling person, it being understood, however, that the Company shall
not, in connection with any one such action or separate but substantially
similar or related actions in the same jurisdiction arising out of the same
general allegations or circumstances, be liable for the fees and expenses of
more than one separate firm of attorneys (in addition to any local counsel) for
all such Underwriters and controlling persons); provided further, that, if
indemnity is sought pursuant to the second paragraph of Section 5(a), then, in
addition to such counsel for the indemnified parties, the indemnifying party
shall be liable for the reasonable fees and expenses of not more than one
separate counsel (in addition to any necessary local counsel) for the
Independent Underwriter in its capacity as a "qualified independent
underwriter", its officers and employees and all persons, if any, who control
the Independent Underwriter within the meaning of Section 15 of the Securities
Act or Section 20 of the Exchange Act, if, in the judgment of the Independent
Underwriter there may exist a conflict of interest between the Independent
Underwriter and the other indemnified parties. In the case of any such separate
counsel for the Independent Underwriter and such control persons of the
Independent Underwriter, such counsel shall be designated in writing by the
Independent Underwriter. No indemnifying party shall (i) without the prior
written consent of the indemnified parties (which consent shall not be
unreasonably withheld), settle or compromise or consent to the entry of any
judgment with respect to any pending or threatened claim, action, suit or
proceeding in respect of which indemnification or contribution may be sought
hereunder (whether or not the indemnified parties are actual or potential
parties to such claim or action) unless such settlement, compromise or consent
includes an unconditional release of each indemnified party from all liability
arising out of such claim, action, suit or proceeding, or (ii) be liable for any
settlement of any such action effected without its written consent (which
consent shall not be unreasonably withheld), but if settled with the consent of
the indemnifying party or if there be a final judgment of the plaintiff in any
such action, the indemnifying party agrees to indemnify and hold harmless any

28
<PAGE> 29

indemnified party from and against any loss or liability by reason of such
settlement or judgment.

(d) If the indemnification provided for in this Section 5 shall for
any reason be unavailable to or insufficient to hold harmless an indemnified
party under Section 5(a) or 5(b) in respect of any loss, claim, damage or
liability, or any action in respect thereof, referred to therein, then each
indemnifying party shall, in lieu of indemnifying such indemnified party,
contribute to the amount paid or payable by such indemnified party as a result
of such loss, claim, damage or liability, or action in respect thereof, (i) in
such proportion as shall be appropriate to reflect the relative benefits
received by the Company on the one hand and the Underwriters on the other from
the offering of the Shares or (ii) if the allocation provided by clause (i)
above is not permitted by applicable law, in such proportion as is appropriate
to reflect not only the relative benefits referred to in clause (i) above but
also the relative fault of the Company on the one hand and the Underwriters on
the other with respect to the statements or omissions which resulted in such
loss, claim, damage or liability, or action in respect thereof, as well as any
other relevant equitable considerations. The relative benefits received by the
Company on the one hand and the Underwriters on the other with respect to such
offering shall be deemed to be in the same proportion as the total net proceeds
from the offering of the Shares purchased under this Agreement (after deducting
expenses) received by the Company, on the one hand, and the total underwriting
discounts and commissions received by the Underwriters with respect to the
Shares purchased under this Agreement, on the other hand, bear to the total
price to the public of the Shares under this Agreement, in each case as set
forth in the table on the cover page of the Prospectus. The relative fault shall
be determined by reference to whether the untrue or alleged untrue statement of
a material fact or omission or alleged omission to state a material fact relates
to information supplied by the Company, the Partnership or the Underwriters, the
intent of the parties and their relative knowledge, access to information and
opportunity to correct or prevent such statement or omission. The Company, the
Partnership, The Boykin Group, Inc. and the Underwriters agree that it would not
be just and equitable if contributions pursuant to this Section 5(d) were to be
determined by pro rata allocation (even if the Underwriters were treated as one
entity for such purpose) or by any other method of allocation which does not
take

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<PAGE> 30

into account the equitable considerations referred to herein. The amount paid or
payable by an indemnified party as a result of the loss, claim, damage or
liability, or action in respect thereof, referred to above in this Section 5
shall be deemed to include, for purposes of this Section 5(d), any legal or
other expenses reasonably incurred by such indemnified party in connection with
investigating or defending any such action or claim. Notwithstanding the
provisions of this Section 5(d), no Underwriter shall be required to contribute
any amount in excess of the amount by which the total price at which the Shares
underwritten by it and distributed to the public were offered to the public
exceeds the amount of any damages which such Underwriter has otherwise paid or
become liable to pay by reason of any untrue or alleged untrue statement or
omission or alleged omission. No person guilty of fraudulent misrepresentation
(within the meaning of Section 11(f) of the 1933 Act) shall be entitled to
contribution from any person who was not guilty of such fraudulent
misrepresentation. The Underwriters' obligations to contribute as provided in
this Section 5(d) are several in proportion to their respective underwriting
obligations and not joint.

(e) Any losses, claims, damages, liabilities or expenses for which an
indemnified party is entitled to indemnification or contribution under this
Section 5 shall be paid by the indemnifying party to the indemnified party as
such losses, claims, damages, liabilities or expenses are incurred. The
indemnity and contribution agreements contained in this Section 5 and the
representations and warranties set forth in this Agreement shall remain
operative and in full force and effect, regardless of (i) any investigation made
by or on behalf of any Underwriter or any person controlling any Underwriter,
the Company, its trustees, directors or officers, or any person controlling the
Company, (ii) acceptance of any Shares and payment therefor hereunder, and (iii)
any termination of this Agreement. A successor to any Underwriter or any person
controlling any Underwriter, or to the Company, its trustees, directors or
officers, or any person controlling the Company shall be entitled to the
benefits of the indemnity, contribution and reimbursement agreements contained
in this Section 5.

6. CONDITIONS OF UNDERWRITERS' OBLIGATIONS. The several obligations of the
Underwriters to purchase the Initial Shares hereunder are subject to the
following conditions:

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<PAGE> 31

(a) If, at the time this Agreement is executed and delivered, it is
necessary for the Registration Statement or a post-effective amendment thereto
to be declared effective before the offering of the Shares may commence, the
Registration Statement or such post-effective amendment shall have become
effective not later than 5:30 P.M., New York City time, on the date hereof, or
at such later date and time as shall be consented to in writing by you, and all
filings, if any, required by Rules 424 and 430A under the 1933 Act Regulations
shall have been timely made; no stop order suspending the effectiveness of the
Registration Statement shall have been issued and no proceeding for that purpose
shall have been instituted or, to the knowledge of the Company or any
Underwriter, threatened by the Commission, and any request of the Commission for
additional information (to be included in the Registration Statement or the
Prospectus or otherwise) shall have been complied with to the satisfaction of
the Representative.

(b) Subsequent to the effective date of this Agreement, there shall
not have occurred (i) any change, or any development involving a prospective
change, in or affecting the condition, financial or otherwise, business,
properties, net worth, or results of operations of the Company, the Partnership,
the Initial Lessee, any Contributed Partnership or any of their subsidiaries not
contemplated by the Prospectus, which in the opinion of the Representative,
would materially adversely affect the market for the Shares, or (ii) any event
or development relating to or involving the Company or any partner, officer,
director or trustee of the Company or the Partnership or which makes any
statement of a material fact made in the Prospectus untrue or which, in the
opinion of the Company and its counsel or the Underwriters and their counsel,
requires the making of any addition to or change in the Prospectus in order to
state a material fact required by the 1933 Act or any other law to be stated
therein or necessary in order to make the statements therein not misleading, if
amending or supplementing the Prospectus to reflect such event or development
would, in your opinion, adversely affect the market for the Shares.

(c) All corporate proceedings and other legal matters incident to the
authorization, form and validity of this Agreement, the Shares, the Registration
Statement and the Prospectus, and all other legal matters relating to this
Agreement and the transactions contemplated hereby shall be

31
<PAGE> 32

reasonably satisfactory in all material respects to Willkie Farr & Gallagher,
counsel for the Underwriters, and the Company shall have furnished to such
counsel all documents and information that they may reasonably request to enable
them to pass upon such matters.

(d) You shall have received, on the First Delivery Date, the favorable
opinions of Baker & Hostetler, counsel for the Company and the Partnership, each
dated the First Delivery Date, in form and substance satisfactory to counsel for
the Underwriters and addressed to the Representative to the effect that:

(i) The Company is a corporation duly organized and validly existing
in good standing under the laws of the State of Ohio with full corporate power
and authority to conduct its business as described in the Registration Statement
and the Prospectus (and any amendment or supplement thereto), and to enter into
and perform its obligations under this Agreement and in connection with the
Formation Transactions; the Company is duly registered or qualified to conduct
its business and is in good standing in each jurisdiction where the nature of
its properties or the conduct of its business requires such registration or
qualification, except where the failure so to register or qualify does not have
a material adverse effect on the condition, financial or otherwise, business,
properties, net worth or results of operations of the Company;

(ii) The Partnership has been duly formed and is validly existing as a
limited partnership under the laws of the State of Ohio; the Partnership has
partnership power and authority to own, lease and operate its properties, to
conduct the business in which it is engaged or proposes to engage as described
in the Prospectus and to enter into and perform its obligations under this
Agreement and in connection with the Formation Transactions; the Partnership is
duly qualified or registered as a foreign partnership and is in good standing in
each jurisdiction in which such qualification or registration is required,
whether by reason of the ownership or leasing of property or the conduct of
business, except where the failure to so qualify or register would not have a
material adverse effect on the condition, financial or otherwise, or the
earnings, assets, business affairs or business prospects of the

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<PAGE> 33

Partnership; and the Company is the sole general partner of the Partnership;

(iii) The Initial Lessee is a duly organized and validly existing
limited liability company in good standing under the laws of the State of Ohio.
The Initial Lessee has all requisite limited liability company power and
authority to conduct its business as described in the Registration Statement and
the Prospectus and to enter into and perform its obligations in connection with
the Formation Transactions. The Initial Lessee is duly registered and qualified
to conduct its business and is in good standing in each jurisdiction or place
where the nature of its properties or the conduct of its business requires such
registration or qualification, except where the failure to so register or
qualify does not have a material adverse effect on the condition, financial or
otherwise, business, properties, net worth or results of operations of the
Initial Lessee;

(iv) Each of the Contributed Partnerships has been duly formed and is
validly existing as a limited or general partnership or limited liability
company, as the case may be, with partnership or limited liability company power
and authority to own, lease and operate its properties, to conduct the business
in which it is engaged and to enter into and perform its respective obligations
under the Formation Transactions. To the best knowledge of such counsel, each of
the partnership agreements or operating agreements, as the case may be, of the
Contributed Partnerships is in full force and effect;

(v) The authorized and outstanding Common Shares of the Company are as
set forth under the caption "Capitalization" in the Prospectus; and the
authorized Common Shares of the Company conform in all material respects to the
description thereof contained in the Prospectus under the caption "Capital Stock
of the Company";

(vi) All the Common Shares of the Company outstanding prior to the
issuance of the Shares have been duly authorized and validly issued, and are
fully paid and nonassessable; and all of the issued shares of capital stock of
each subsidiary of the Company that is incorporated in the United States of
America have been duly and validly authorized and issued and are fully paid,
non-assessable and (except for directors' qualifying shares) are owned directly
or indirectly by

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<PAGE> 34

the Company, free and clear of all liens, encumbrances, equities or claims;

(vii) The Shares have been duly authorized for issuance and sale to
the Underwriters and, when issued and delivered to the Underwriters against
payment therefor in accordance with the terms hereof will be validly issued,
fully paid and non-assessable, and free of any preemptive or similar rights
arising by operation of law or under the Articles of Incorporation or Code of
Regulations of the Company;

(viii) The form of certificates for the Shares is in due and proper
form and complies with all applicable Ohio statutory and NYSE requirements;

(ix) The Units to be issued in connection with the Formation
Transactions have been duly authorized for issuance by the Partnership to the
holders or prospective holders thereof, and at the First Delivery Date will be
validly issued, fully paid and non-assessable; to the best
knowledge of such counsel the Units have been and will be offered and sold at or
prior to the First Delivery Date in compliance with all applicable laws
(including, without limitation, federal and state securities laws) (but with
respect to the accuracy or completeness of any disclosure made or materials
furnished in connection therewith, such counsel need only make statements of
the nature of those described in the second paragraph following item (xxvii),
below;

(x) The Registration Statement and all post-effective amendments filed
on or prior to the First Delivery Date, if any, have become effective under the
1933 Act and, to the best knowledge of such counsel, no stop order suspending
the effectiveness of the Registration Statement has been issued and no
proceedings for that purpose are pending before or contemplated by the
Commission; and any required filing of the Prospectus pursuant to Rule 424(b)
under the 1933 Act Regulations has been made in accordance with Rule 424(b);

(xi) This Agreement has been duly authorized, validly executed and
delivered by the Company and the Partnership and is a legal, valid and binding
agreement of the Company and the Partnership enforceable against the Company and
the

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<PAGE> 35

Partnership in accordance with its terms, except as enforcement of rights to
indemnity and contribution hereunder may be limited by federal or state
securities laws or principles of public policy and subject to the qualification
that the enforceability of the Company's and the Partnership's obligations
hereunder may be limited by bankruptcy, fraudulent conveyance, insolvency,
reorganization, moratorium, and other laws relating to or affecting creditors'
rights generally and by general equitable principles;

(xii) None of the Company, the Partnership, the Initial Lessee, any
Contributed Partnership or any of their subsidiaries is (A) in violation of its
articles of incorporation or code of regulations, certificate of limited
partnership or partnership agreement, articles of organization or operating
agreement, as the case may be, or (B) to the best knowledge of such counsel, in
material default in the performance of any obligation, covenant or condition
contained in any agreement or other instrument filed as an exhibit to
the Registration Statement, except as may be disclosed in the Prospectus;

(xiii) Neither the offer, sale or delivery of the Shares, the
execution, delivery or performance of this Agreement, compliance by the Company
or the Partnership with the provisions hereof nor consummation by the Company,
the Partnership, the Initial Lessee or any Contributed Partnership of the
Formation Transactions or the transactions contemplated hereby (x) conflicts or
will conflict with or constitutes or will constitute a breach, or default
under, (A) the articles of incorporation or code of regulations, certificate of
limited partnership or partnership agreement, articles of organization or
operating agreement, as the case may be, of the Company, the Partnership, the
Initial Lessee, any Contributed Partnership or any of their subsidiaries or (B)
any indenture, mortgage, deed of trust, loan agreement or other agreement or
instrument known to such counsel to which the Company, the Partnership, the
Initial Lessee, any Contributed Partnership or any of their subsidiaries is a
party or by which it or any of its properties may be bound, or (y) violates any
statute, law, regulation (assuming compliance with all applicable state
securities, real estate syndication and Blue Sky laws) or filing or judgment,
injunction, order or decree known to such counsel applicable to the Company,
the Partnership, the Initial

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<PAGE> 36

Lessee, any Contributed Partnership, any of their subsidiaries or any of their
respective properties, or (z) will result in the creation or imposition of any
lien, charge or encumbrance upon any property or assets of the Company, the
Partnership, the Initial Lessee, any Contributed Partnership or any of their
subsidiaries pursuant to the terms of any agreement or instrument known to such
counsel to which either of them is a party or by which either of them may be
bound or to which any of its property or assets is subject;

(xiv) No consent, approval, authorization or other order of, or
registration or filing with, any court, regulatory body, administrative agency
or other governmental body, agency, or official is required (A) on the part of
the Company (except as have been obtained under the 1933 Act and the 1934 Act or
such as may be required under state securities, real estate syndication or Blue
Sky laws governing the purchase and distribution of the Shares) for the valid
issuance and sale of the Shares to the Underwriters as contemplated by this
Agreement or (B) on the part of the Company, the Partnership, the Initial
Lessee, any Contributed Partnership or any other person party to a Boykin
Contribution Agreement in connection with the consummation of the Formation
Transactions (except such as has been obtained or whose absence will not
prohibit or otherwise have a material adverse effect on, or the timing of, the
consummation of the Formation Transactions);

(xv) The Registration Statement and the Prospectus and any supplements
or amendments thereto (except for the financial statements and the notes thereto
and the schedules and other financial and statistical data included therein, as
to which such counsel need not express any opinion) comply as to form in all
material respects with the requirements of the 1933 Act;

(xvi) To the best knowledge of such counsel, (A) other than as
described or contemplated in the Prospectus (or any supplement thereto), there
are no legal or governmental proceedings pending or threatened against the
Company, the Partnership, the Initial Lessee, any Contributed Partnership or any
of their subsidiaries or to which the Company, the Partnership, the Initial
Lessee, any Contributed Partnership, any of their subsidiaries or any of their
respective property is subject, which are required to be described in the
Registration

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<PAGE> 37

Statement or Prospectus (or any amendment or supplement thereto) and (B) there
are no agreements, contracts, indentures, leases or other instruments, that are
required to be described in the Registration Statement or the Prospectus (or any
amendment or supplement thereto) or to be filed as an exhibit to the
Registration Statement that are not described or filed as required, as the case
may be;

(xvii) To the best knowledge of such counsel, neither the Company, the
Partnership, the Initial Lessee, any Contributed Partnership nor any of their
subsidiaries is in violation of any law, ordinance, administrative or
governmental rule or regulation applicable to the Company, the Partnership, the
Initial Lessee, any of the Contributed Partnerships or any of their subsidiaries
or of any decree of any court or governmental agency or body having jurisdiction
over the Company, the Partnership, the Initial Lessee, any of the Contributed
Partnerships or any of their subsidiaries except for any such violation that
would not have a material adverse effect on the condition, financial or
otherwise, business, properties, net worth, or results of operation of the
Company, the Partnership, the Initial Lessee or any other such entity as
applicable;

(xviii) The statements in the Registration Statement and Prospectus
under the captions "Risk Factors," "Business and Properties," "The Formation,"
"Management," "Certain Transactions," "Capital Stock of the Company," "The
Partnership" and "Shares Available For Future Sale," insofar as those statements
are descriptions of contracts, agreements or other legal documents, or
constitute statements of law or legal conclusions, are accurate and present
fairly the information required to be shown in all material respects;

(xix) Except as described in the Prospectus, there is no duly
authorized and outstanding option, warrant or other right calling for the
issuance of, nor any duly authorized commitment, plan or arrangement to issue,
any Common Shares of the Company or any right or security directly or indirectly
convertible into or exchangeable or exercisable for any Common Shares of the
Company or for any such right or security;

(xx) Except as described in the Prospectus, to the best knowledge of
such counsel, there is no contractual right duly authorized by the Company (A)
to cause the Company to sell or otherwise issue or to permit underwritten sale
of the Shares

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<PAGE> 38

or (B) to have any Common Shares or other securities of the Company included in
the Registration Statement or (C) as a result of the filing of the Registration
Statement, to require registration under the 1933 Act of any Common Shares or
other securities of the Company;

(xxi) There are no preemptive rights, or except as set forth in the
Prospectus, other rights to subscribe for or to purchase, nor, except as set
forth in the Prospectus or the Company's Amended Articles of Incorporation
filed as an Exhibit to the Registration Statement, are there any restrictions
upon the voting or transfer of, any Shares pursuant to the Company's charter or
by-laws or any agreement or other instrument known to such counsel;

(xxii) Each of the Boykin Contribution Agreements has been duly
authorized, executed and delivered by the Company, the Partnership or the
applicable Contributed Partnership as the case may be, and, as applicable,
constitutes the valid agreement of the Company, the Partnership or the
applicable Contributed Partnership, enforceable in accordance with its terms,
except as limited by any applicable bankruptcy, insolvency, reorganization,
moratorium or similar laws affecting the enforcement of creditors' rights
generally and general equitable principles; and, as applicable, the execution,
delivery and performance of the Boykin Contribution Agreements, the Company, the
Partnership or the applicable Contributed Partnerships do not constitute a
breach of, or default under, the articles of incorporation or code of
regulations or, as the case may be, partnership agreements, the Company, the
Partnership or any of the Contributed Partnerships or any material contract,
lease or other instrument of which such counsel have knowledge and to which the
Company, the Partnership or any of the Contributed Partnerships is a party or by
which the Company, the Partnership or any of the Contributed Partnerships or any
of the Initial Hotels may be bound or, to the best knowledge of such counsel,
any law, administrative regulation or administrative or court decree;

(xxiii) [Reserved.]

(xxiv) The Company is organized in conformity with the requirements
for qualification as a real estate investment trust under the Code, and the
Company meets the requirements for qualification and taxation as a "real estate
investment trust" under the Code for the Company's taxable year ending December
31, 1996; the Partnership, as defined in the

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<PAGE> 39

Registration Statement and as constituted after the Formation described in such
Registration Statement, will be classified as a partnership and not as (a) an
association taxable as a corporation or (b) a "publicly traded partnership"
within the meaning of Section 7704(b) of the Code; and the description of
federal income tax matters and consequences described under "Federal Income Tax
Considerations" in the Registration Statement is an accurate general summary in
all material aspects of the information described therein; and

(xxv) Each of the Contributed Partnerships has, since its formation,
been properly treated for purposes of the Code and applicable state law as a
partnership and not as a association taxable as a corporation or a "publicly
traded partnership" within the meaning of Section 7704(b) of the Code.

(xxvi) None of the Company, the Partnership, the Initial Lessee, or
any of the Contributed Partnerships is now, and after sale of the Shares to be
sold by the Company hereunder and application of the net proceeds from such sale
as described in the Prospectus under the caption "Use of Proceeds" will not be,
an "investment company" within the meaning of the Investment Company Act of
1940, as amended.

(xxvii) The Contribution Agreements and the conveyancing documents to
be delivered thereunder are legally sufficient in form and substance to convey
the ownership interests purported to be conveyed thereunder.

Such counsel may rely on certificates of officers of the Company and
the Partnership and other appropriate persons with respect to factual matters
relevant to the opinions to be rendered under items (ii), (iii), (iv), (ix),
(xii), (xvi), (xx), (xxi), (xxv) and (xxvi), above.

In addition, such counsel shall also state that, although counsel has
not undertaken, except as otherwise indicated in their opinion, to determine
independently, and does not assume any responsibility for, the accuracy or
completeness of the statements in the Registration Statement, such counsel has
participated in the preparation of the Registration Statement and the
Prospectus, including review and discussion of the contents thereof, and nothing
has come to the attention of such counsel that has caused them to believe that
the Registration Statement, at the time the Registration Statement became
effective, or the

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<PAGE> 40

Prospectus, as of its date and as of the First Delivery Date or the relevant
Date of Delivery, as the case may be, contained an untrue statement of a
material fact or omitted to state a material fact required to be stated therein
or necessary to make the statements therein not misleading or that any amendment
or supplement to the Prospectus, as of its respective date and as of the First
Delivery Date or the relevant Date of Delivery, as the case may be, contained
any untrue statement of a material fact or omitted to state a material fact
necessary in order to make the statements therein, in the light of the
circumstances under which they were made, not misleading (it being understood
that such counsel need express no opinion with respect to the financial
statements and the notes thereto and the schedules and other financial and
statistical data included in the Registration Statement or the Prospectus).

Such counsel shall also reaffirm as of the First Delivery Date their
opinions filed as Exhibits 5.1 and 8.1 to the Registration Statement.

(e) The favorable opinion of Willkie Farr & Gallagher, counsel for the
Underwriters, dated the First Delivery Date, with respect to the matters
referred to in clauses (x) and (xv) of the foregoing paragraph (d).

(f) (i) At the time of execution of this Agreement, the Representative
shall have received from Arthur Andersen LLP a letter, in form and substance
satisfactory to the Representative, addressed to the Underwriters and dated the
date hereof (x) confirming that they are independent public accountants within
the meaning of the 1933 Act and are in compliance with the applicable
requirements relating to the qualification of accountants under Rule 2-01 of
Regulation S-X of the Commission, (y) stating, as of the date hereof (or, with
respect to matters involving changes or developments since the respective dates
as of which specified financial information is given in the Prospectus, as of a
date not more than five days prior to the date hereof), the conclusions and
findings of such firm with respect to the financial information and other
matters ordinarily covered by accountants' "comfort letters" to underwriters in
connection with registered public offerings.

(ii) With respect to the letter of Arthur Andersen LLP referred to in
the preceding paragraph and delivered to the Representative concurrently with
the execution of this Agreement

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<PAGE> 41

(the "initial letter"), the Company shall have furnished to the Representative a
letter (the "bring-down letter") of such accountants, addressed to the
Underwriters and dated the First Delivery Date (i) confirming that they are
independent public accountants within the meaning of the 1933 Act and are in
compliance with the applicable requirements relating to the qualification of
accountants under Rule 2-01 of Regulation S-X of the Commission, (ii) stating,
as of the date of the bring-down letter (or, with respect to matters involving
changes or developments since the respective dates as of which specified
financial information is given in the Prospectus, as of a date not more than
five days prior to the date of the bring-down letter), the conclusions and
findings of such firm with respect to the financial information and other
matters covered by the initial letter and (iii) confirming in all material
respects the conclusions and findings set forth in the initial letter.

(g) (i) No stop order suspending the effectiveness of the Registration
Statement shall have been issued and no proceedings for that purpose shall have
been taken or, to the knowledge of the Company or the Partnership, shall be
contemplated by the Commission at or prior to the First Delivery Date; (ii)
there shall not have been any change in the Common Shares of the Company nor any
material increase in the short-term or long-term debt of the Company, the
Partnership, the Initial Lessee or any Contributed Partnership (other than in
the ordinary course of business) from that set forth or contemplated in the
Registration Statement or Prospectus (or any amendment or supplement thereto);
(iii) there shall not have been, since the respective dates as of which
information is given in the Registration Statement and the Prospectus (or any
amendment or supplement thereto), except as may otherwise be stated in the
Registration Statement and the Prospectus (or any amendment or supplement
thereto), any material adverse change in the condition, financial or otherwise,
business, prospects, properties, net worth or results of operations of the
Company, the Partnership, the Initial Lessee or any Contributed Partnership;
(iv) the Company shall not have any liabilities or obligations, direct or
contingent (whether or not in the ordinary course of business), that are
material to the Company, other than those reflected in the Registration
Statement or the Prospectus (or any amendment or supplement thereto); and (v)
all the representations and warranties of the Company, the Partnership and The
Boykin Group, Inc. contained in this Agreement shall be

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<PAGE> 42

true and correct on and as of the date hereof and on and as of the First
Delivery Date as if made on and as of the First Delivery Date, and the
Representative shall have received a certificate, dated the First Delivery Date
and signed by the chief executive officer and chief financial officer (or such
other officers as are acceptable to the Representative) of the Company (as to
such representations and warranties made by the Company, the Partnership and The
Boykin Group, Inc.) to the effect set forth in this Section 6(g).

(h) The Company or the Partnership shall not have failed at or prior
to the First Delivery Date to have performed or complied in all material
respects with any of their agreements herein contained and required to be
performed or complied with by them hereunder at or prior to the First Delivery
Date.

(i) Prior to commencement of the offering of the Shares, the Shares
shall have been approved for listing, subject to official notice of issuance, on
the NYSE.

(j) All of the transactions which are to occur in order to consummate
the Formation Transactions shall have been consummated on terms satisfactory to
the Representative.

(k) On the First Delivery Date, counsel for the Underwriters shall
have been furnished with such documents and opinions as they may reasonably
require for the purpose of enabling them to pass upon the issuance and sale of
the Shares as herein contemplated and related proceedings, or in order to
evidence the accuracy of any of the representations or warranties, or the
fulfillment of any of the conditions, herein contained; and all proceedings
taken by the Company in connection with the issuance and sale of the Shares as
herein contemplated shall be satisfactory in form and substance to the
Representative and counsel for the Underwriters.

(l) You shall have been furnished with the written agreements referred
to in Section 3(t) hereof.

(m) In the event that the Underwriters exercise their option provided
in Section 2(b) hereof to purchase all or any portion of the Option Shares, the
representations and warranties of the Company and the Partnership contained
herein and the statements in any certificates furnished by the Company hereunder
shall be true and correct as of each Date of Delivery

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<PAGE> 43

and, at the relevant Date of Delivery, the Representative shall have received:

(1) A certificate, dated such Date of Delivery, of the President
or a Vice President of the Company and of the chief financial or chief
accounting officer of the Company confirming that the certificate
delivered on the First Delivery Date pursuant to Section 6(g) hereof
remains true and correct as of such Date of Delivery.

(2) The favorable opinion of Baker & Hostetler, counsel for the
Company, in form and substance satisfactory to counsel for the
Underwriters, dated such Date of Delivery, relating to the Option
Shares to be purchased on such Date of Delivery and otherwise to the
same effect as the opinions required by Section 6(d) hereof.

(3) The favorable opinion of Willkie Farr & Gallagher, counsel
for the Underwriters, dated such Date of Delivery, relating to the
Option Shares to be purchased on such Date of Delivery and otherwise
to the same effect as the opinion required by Section 6(e) hereof.

(4) A letter from Arthur Andersen LLP, in form and substance
satisfactory to the Representative and dated such Date of Delivery,
substantially the same in form and substance as the letters furnished
to the Representative pursuant to Section 6(f) hereof.

All such opinions, certificates, letters and other documents will be
in compliance with the provisions hereof only if they are reasonably
satisfactory in form and substance to you and counsel for the Representative.

Any certificate or document signed by any officer of the Company and
delivered to the Underwriters, or to counsel for the Underwriters, shall be
deemed a representation and warranty by the Company to each Underwriter as to
the statements made therein.

The several obligations of the Underwriters to purchase Option Shares
hereunder are subject to the satisfaction on and as of any Date of Delivery of
the conditions set forth in this Section 6, except that, if any Date of Delivery
is other

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<PAGE> 44

than the First Delivery Date, the certificates, opinions and letters referred to
in Sections 6(d) through 6(g) hereof shall be dated the Date of Delivery in
question and the opinions called for by Sections 6(d) and 6(e) hereof shall be
revised to reflect the sale of Option Shares.

7. EXPENSES. The Company agrees to pay the following costs and expenses and
all other costs and expenses incident to the performance by it of its
obligations hereunder: (i) the preparation, printing or reproduction, and filing
with the Commission of the Registration Statement (including financial
statements and exhibits thereto), each Preliminary Prospectus, the Prospectus,
and each amendment or supplement to any of them; (ii) the printing (or
reproduction) and delivery (including postage, air freight charges and charges
for counting and packaging) of such copies of the Registration Statement, each
Preliminary Prospectus, the Prospectus, and all amendments or supplements to any
of them, as may be reasonably requested for use in connection with the offering
and sale of the Shares; (iii) the preparation, printing, authentication,
issuance and delivery of certificates for the Shares, including any stamp taxes
in connection with the original issuance and sale of the Shares; (iv) the
printing (or reproduction) and delivery of this Agreement, the preliminary and
supplemental Blue Sky Memoranda and all other agreements or documents printed
(or reproduced) and delivered in connection with the offering of the Shares; (v)
the listing of the Shares on the NYSE; (vi) the registration or qualification of
the Shares for offer and sale under the securities, real estate syndication or
Blue Sky laws of the several states as provided in Section 3(h) hereof
(including the reasonable fees, expenses and disbursements of counsel for the
Underwriters relating to the preparation, printing or reproduction, and delivery
of the preliminary and supplemental Blue Sky Memoranda and such registration and
qualification); (vii) the filing fees and fees and expenses of counsel for the
Underwriters in connection with any filings required to be made with the
National Association of Securities Dealers, Inc.; (viii) the transportation and
other expenses incurred by or on behalf of representatives of the Company in
connection with presentations to potential purchasers of the Shares; and (ix)
the fees and expenses of the Company's accountants and the fees and expenses of
counsel (including local and special counsel) for the Company.

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<PAGE> 45

8. EFFECTIVE DATE OF AGREEMENT. This Agreement shall become effective: (i)
upon the execution and delivery hereof by the parties hereto; or (ii) if, at the
time this Agreement is executed and delivered, it is necessary for the
Registration Statement or a post-effective amendment thereto to be declared
effective before the offering of the Shares may commence, when notification of
the effectiveness of the Registration Statement or such post-effective amendment
has been released by the Commission.

9. DEFAULT BY ONE OR MORE OF THE UNDERWRITERS. If, on either Delivery Date,
any Underwriter defaults in the performance of its obligations under this
Agreement, the remaining non-defaulting Underwriters shall be obligated to
purchase the Shares which the defaulting Underwriter agreed but failed to
purchase on such Delivery Date in the respective proportions which the number of
Initial Shares set opposite the name of each remaining non-defaulting
Underwriter in Schedule 1 hereto bears to the total number of Initial Shares set
opposite the names of all the remaining non-defaulting Underwriters in Schedule
1 hereto; provided, however, that the remaining non-defaulting Underwriters
shall not be obligated to purchase any of the Shares on such Delivery Date if
the total number of Shares which the defaulting Underwriter or Underwriters
agreed but failed to purchase on such date exceeds ____% of the total number of
Shares to be purchased on such Delivery Date, and any remaining non-defaulting
Underwriter shall not be obligated to purchase more than ____% of the number of
Shares which it agreed to purchase on such Delivery Date pursuant to the terms
of Section 2. If the foregoing maximums are exceeded, the remaining
non-defaulting Underwriters, or those other underwriters satisfactory to the
Representative who so agree, shall have the right, but shall not be obligated,
to purchase, in such proportion as may be agreed upon among them, all the Shares
to be purchased on such Delivery Date. If the remaining Underwriters or other
underwriters satisfactory to the Representative do not elect to purchase the
shares which the defaulting Underwriter or Underwriters agreed but failed to
purchase on such Delivery Date, this Agreement (or, with respect to the Second
Delivery Date, the obligation of the Underwriters to purchase, and of the
Company to sell, the Option Shares) shall terminate without liability on the
part of any non-defaulting Underwriter or the Company, except that the Company
will continue to be liable for the payment of expenses to the extent set forth
in Section 7. As used in this Agreement, the term "Underwriter"

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<PAGE> 46

includes, for all purposes of this Agreement unless the context requires
otherwise, any party not listed in Schedule 1 hereto who, pursuant to this
Section 9, purchases Initial Shares which a defaulting Underwriter agreed but
failed to purchase.

Nothing contained herein shall relieve a defaulting Underwriter of any
liability it may have to the Company for damages caused by its default. If other
underwriters are obligated or agree to purchase the Shares of a defaulting or
withdrawing Underwriter, either the Representative or the Company may postpone
the Delivery Date for up to seven full business days in order to effect any
changes that in the opinion of counsel for the Company or counsel for the
Underwriters may be necessary in the Registration Statement, the Prospectus or
in any other document or arrangement.

10. TERMINATION OF AGREEMENT. This Agreement shall be subject to
termination in the absolute discretion of the Representative without liability
on the part of any Underwriter to the Company, by notice to the Company, if
prior to the First Delivery Date or any Date of Delivery (if different from the
First Delivery Date and then only as to the Option Shares), as the case may be,
(a) if there has been, since the respective dates as of which information is
given in the Registration Statement, any material adverse change in the
condition, financial or otherwise, or in the earnings, business affairs or
business prospects of the Company, whether or not arising in the ordinary course
of business, or (b) trading in securities generally on the NYSE, the American
Stock Exchange or the Nasdaq National Market or of the Common Shares on the
NYSE, shall have been suspended or materially limited, (c) a general moratorium
on commercial banking activities in New York shall have been declared by either
federal or state authorities, or (d) there shall have occurred any outbreak or
escalation of hostilities or other international or domestic calamity, crisis or
change in political, financial or economic conditions, the effect of which on
the financial markets of the United States is such as to make it, in the
judgment of the Representative, impracticable or inadvisable to commence or
continue the offering of the Shares at the offering price to the public set
forth on the cover page of the Prospectus or to enforce contracts for the resale
of the Shares by the Underwriters. Notice of such termination may be given to
the Company by telegraph, telecopy or telephone and shall be subsequently
confirmed by letter. If this Agreement is

46
<PAGE> 47

terminated pursuant to this Section 10, such termination shall be without
liability of any party to any other party except as provided in Sections 5 and 7
hereof.

11. INFORMATION FURNISHED BY THE UNDERWRITERS. The Underwriters severally
confirm and the Company acknowledges that the statements with respect to the
public offering of the Shares by the Underwriters set forth on the cover page
of, the legend concerning over-allotments on the inside front cover page of and
the first four paragraphs and eighth paragraph appearing under the caption
"Underwriting" in, the Prospectus are correct and constitute the only
information concerning such Underwriters furnished in writing to the Company by
or on behalf of the Underwriters specifically for inclusion in the Registration
Statement and the Prospectus.

12. NOTICES, ETC. All statements, requests, notices and agreements
hereunder shall be in writing, and:

(a) if to the Underwriters, shall be delivered or sent by
mail, telex or facsimile transmission to Lehman Brothers Inc.,
Three World Financial Center, New York, New York 10285,
Attention: Syndicate Department (Fax: 212-526-6588), with a copy,
in the case of any notice pursuant to Section 5(c), to the
Director of Litigation, Office of the General Counsel, Lehman
Brothers Inc., 3 World Financial Center, 10th Floor, New York, NY
10285; and

(b) if to the Company or the Partnership, shall be delivered
or sent by mail, telex or facsimile transmission to the address
of the Company set forth in the Registration Statement,
Attention: Robert W. Boykin, Fax: (216) 241-1329;

provided, however, that any notice to an Underwriter pursuant to Section 5(c)
shall be delivered or sent by mail, telex or facsimile transmission to such
Underwriter at its address set forth in its acceptance telex to the
Representative, which address will be supplied to any other party hereto by the
Representative upon request. Any such statements, requests, notices or
agreements shall take effect at the time of receipt thereof. The Company shall
be entitled to act and rely upon any request, consent, notice or agreement given
or made on behalf of the Underwriters by Lehman Brothers Inc.

47
<PAGE> 48

13. PERSONS ENTITLED TO BENEFIT OF AGREEMENT. This Agreement shall inure to
the benefit of and be binding upon the Underwriters, the Company, the
Partnership, The Boykin Group, Inc. (with respect to Sections 4 and 5 hereof),
and their respective successors. This Agreement and the terms and provisions
hereof are for the sole benefit of only those persons, except that (A) the
representations, warranties, indemnities and agreements of the Company and the
Partnership contained in this Agreement shall also be deemed to be for the
benefit of the person or persons, if any, who control any Underwriter or the
Independent Underwriter within the meaning of Section 15 of the 1933 Act and (B)
the indemnity agreement of the Underwriters contained in Section 5(b) of this
Agreement shall be deemed to be for the benefit of directors of the Company,
officers of the Company who have signed the Registration Statement and any
person controlling the Company within the meaning of Section 15 of the
Securities Act. Nothing in this Agreement is intended or shall be construed to
give any person, other than the persons referred to in this Section 13, any
legal or equitable right, remedy or claim under or in respect of this Agreement
or any provision contained herein.

14. SURVIVAL. The respective indemnities, representations, warranties and
agreements of the Company, the Partnership, The Boykin Group, Inc. and the
Underwriters contained in this Agreement or made by or on behalf on them,
respectively, pursuant to this Agreement, shall survive the delivery of and
payment for the Shares and shall remain in full force and effect, regardless of
any investigation made by or on behalf of any of them or any person controlling
any of them.

15. DEFINITION OF THE TERMS "BUSINESS DAY" AND "SUBSIDIARY". For purposes
of this Agreement, (a) "business day" means any day on which the New York Stock
Exchange, Inc. is open for trading and (b) "subsidiary" has the meaning set
forth in Rule 405 of the 1933 Act Regulations.

16. GOVERNING LAW. THIS AGREEMENT SHALL BE GOVERNED BY AND CONSTRUED IN
ACCORDANCE WITH THE LAWS OF NEW YORK.

17. COUNTERPARTS. This Agreement may be executed in one or more
counterparts and, if executed in more than one counterpart, the executed
counterparts shall each be deemed to be an original but all such counterparts
shall together constitute one and the same instrument.

48
<PAGE> 49

18. HEADINGS. The headings herein are inserted for convenience of reference
only and are not intended to be part of, or to affect the meaning or
interpretation of, this Agreement.

49
<PAGE> 50

If the foregoing correctly sets forth the agreement of the Company, the
Partnership, The Boykin Group, Inc. and the Underwriters, please indicate your
acceptance in the space provided for that purpose below.

Very truly yours,

BOYKIN LODGING COMPANY

By: /s/
-------------------------------------
Name:
Title:

THE BOYKIN GROUP, INC.

By: /s/
-------------------------------------
Name:
Title:

BOYKIN HOTEL PROPERTIES, L.P.

By: Boykin Lodging Company , its
general partner

By: /s/
-------------------------------------
Name:
Title:

Accepted:

Lehman Brothers Inc.

For themselves and as Representative
of the several Underwriters named
in Schedule 1 hereto

By Lehman Brothers Inc.

By /s/
-------------------------------------
Authorized Representative

50
<PAGE> 51

SCHEDULE 1

Number of
Underwriters Shares
------------ ------

Lehman Brothers Inc...............................

Total
=========

<PAGE> 52

<PAGE> 1
Exhibit 3.1

AMENDED AND RESTATED ARTICLES OF INCORPORATION

BOYKIN LODGING COMPANY

FIRST: The name of the corporation shall be Boykin Lodging Company (the
"Corporation").

SECOND: The place in the State of Ohio where the principal office of
the Corporation is located is Cleveland, Cuyahoga County.

THIRD: The purpose of the Corporation is to engage in any lawful act or
activity for which corporations may be formed under Sections 1701.01 to 1701.98,
inclusive, of the Ohio Revised Code.

FOURTH: The authorized number of shares of the Corporation is
50,000,000, consisting of 40,000,000 Common Shares, without par value
(hereinafter called "Common Shares"), 5,000,000 Class A Cumulative Preferred
Shares, without par value (hereinafter called "Cumulative Preferred Shares"),
and 5,000,000 Class A Noncumulative Preferred Shares, without par value
(hereinafter called "Noncumulative Preferred Shares").

DIVISION A: PREFERRED SHARES

I. THE CLASS A CUMULATIVE PREFERRED SHARES. The Cumulative Preferred
Shares shall have the following express terms:

Section 1. SERIES. The Cumulative Preferred Shares may be
issued from time to time in one or more series. All Cumulative Preferred Shares
shall be of equal rank and shall be identical, except in respect of the matters
that may be fixed by the Board of Directors as hereinafter provided, and each
share of a series shall be identical with all other shares of such series,
except as to the dates from which dividends shall accrue and be cumulative. All
Cumulative Preferred Shares shall rank on a parity with the Noncumulative
Preferred Shares and shall be identical to all Noncumulative Preferred Shares
except (1) in respect of the matters that may be fixed by the Board of Directors
as provided in clauses (a) through (i), inclusive, of this Section 1 and (2)
only dividends on Cumulative Preferred Shares shall be cumulative as set forth
herein. Subject to the provisions of Sections 2 through 5, both inclusive, and
of Items III and IV of this Division, which provisions shall apply to all
Cumulative Preferred Shares, the Board of Directors hereby is authorized to
cause such shares to be issued in one or more series and with respect to each
such series to determine and fix prior to the issuance thereof (and thereafter,
to the extent provided in clause (b) of this Section) the following:

(a) The designation of the series, which may be by
distinguishing number, letter or title;

(b) The authorized number of shares of the series, which
number the Board of Directors may (except when otherwise provided in the
creation of the series) increase or decrease from time to time before or after
the issuance thereof (but not below the number of shares thereof then
outstanding);

(d) The date or dates from which dividends shall accrue and be
cumulative and the dates on which and the period or periods for which dividends,
if declared, shall be payable, including the means by which such dates and
periods may be established;

(e) The redemption rights and price or prices, if any, for
shares of the series;

<PAGE> 2

(f) The terms and amount of the sinking fund, if any, for the
purchase or redemption of shares of the series;

(g) The amounts payable on shares of the series in the event
of any voluntary or involuntary liquidation, dissolution or winding up of the
affairs of the Corporation;

(h) Whether the shares of the series shall be convertible into
Common Shares or shares of any other class and, if so, the conversion rate or
rates or price or prices, any adjustments thereof and all other terms and
conditions upon which such conversion may be made; and

(i) Restrictions (in addition to those set forth elsewhere in
these Amended and Restated Articles of Incorporation) on the issuance of shares
of the same series or of any other class or series.

The Board of Directors is authorized to adopt from time to time amendments to
the Amended and Restated Articles of Incorporation, as amended, fixing, with
respect to each such series, the matters described in clauses (a) through (i),
both inclusive, of this Section and is authorized to take such actions with
respect thereto as may be required by law in order to effect such amendments.

Section 2. DIVIDENDS.

(a) The holders of Cumulative Preferred Shares of each series,
in preference to the holders of Common Shares and of any other class of shares
ranking junior to the Cumulative Preferred Shares, shall be entitled to receive
out of any funds legally available therefor, when and as declared by the Board
of Directors, dividends in cash at the rate or rates for such series fixed in
accordance with the provisions of Section 1 above and no more, payable on the
dates fixed for such series. Such dividends shall accrue and be cumulative, in
the case of shares of each particular series, from and after the date or dates
fixed with respect to such series. Any dividend payment made on the Cumulative
Preferred Shares shall first be credited against the earliest accrued but unpaid
dividends on such Cumulative Preferred Shares. No dividends shall be paid upon
or declared or set apart for any series of the Cumulative Preferred Shares for
any dividend period unless at the same time (i) a like proportionate dividend
for the dividend periods terminating on the same or any earlier date, ratably in
proportion to the respective annual dividend rates fixed therefor, shall have
been paid upon or declared or set apart for all Cumulative Preferred Shares of
all series then issued and outstanding and entitled to receive such dividend and
(ii) the dividends payable for the dividend periods terminating on the same or
any earlier date (but only with respect to the then current dividend period),
ratably in proportion to the respective dividend rates fixed therefor, shall
have been paid upon or declared or set apart for all Noncumulative Preferred
Shares then issued and outstanding and entitled to receive such dividends.

(b) So long as any Cumulative Preferred Shares shall be
outstanding no dividend, except a dividend payable in Common Shares or other
shares ranking junior to the Cumulative Preferred Shares, shall be paid or
declared or any distribution be made, except as aforesaid, in respect of the
Common Shares or any other shares ranking junior to the Cumulative Preferred
Shares, nor shall any Common Shares or any other shares ranking junior to the
Cumulative Preferred Shares be purchased, retired or otherwise acquired by the
Corporation, except out of the proceeds of the sale of Common Shares or other
shares of the Corporation ranking junior to the Cumulative Preferred Shares
received by the Corporation subsequent to the date of first issuance of
Cumulative Preferred Shares of any series, unless:

(1) All accrued and unpaid dividends on Cumulative
Preferred Shares, including the full dividends for all current dividend periods,
shall have been declared and paid or a sum sufficient for payment thereof set
apart;

(2) All unpaid dividends on Noncumulative Preferred
Shares for the then current dividend period shall have been declared and paid or
a sum sufficient for payment therefor set apart; and

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<PAGE> 3

(3) There shall be no arrearages with respect to the
redemption of Cumulative Preferred Shares or Noncumulative Preferred Shares of
any series from any sinking fund provided for shares of such series in
accordance with Section 1 of this Division A.I or Section 1 of Division A.II.

(c) The foregoing restrictions on the payment of dividends or
other distributions on, or on the purchase, redemption, retirement or other
acquisition of, Common Shares or any other shares ranking on a parity with or
junior to the Cumulative Preferred Shares shall be inapplicable to (i) any
payments in lieu of issuance of fractional shares thereof, whether upon any
merger, conversion, stock dividend or otherwise, (ii) the conversion of
Cumulative Preferred Shares or Noncumulative Preferred Shares into Common
Shares, and (iii) the exercise by the Corporation of its rights pursuant to
Division C or any similar provision hereafter contained in these Amended and
Restated Articles of Incorporation with respect to any other class or series of
shares hereafter created or authorized.

(d) If, for any taxable year, the Corporation elects to
designate as "capital gain dividends" (as defined in Section 857 of the Internal
Revenue Code), any portion (the "Capital Gains Amount") of the dividends paid or
made available for the year to holders of all classes of stock (the "Total
Dividends"), then the portion of the Capital Gains Amount that shall be
allocable to holders of the Cumulative Preferred Shares shall be the amount that
the total dividends paid or made available to the holders of the Cumulative
Preferred Shares for the year bears to the Total Dividends.

Section 3. REDEMPTION.

(a) Subject to the express terms of each series of Cumulative
Preferred Shares, the Corporation:

(1) May, from time to time at the option of the Board
of Directors, redeem all or any part of any redeemable series of Cumulative
Preferred Shares at the time outstanding at the applicable redemption price for
such series fixed in accordance with Section 1 of this Division A.I.; and

(2) Shall, from time to time, make such redemptions
of each series of Cumulative Preferred Shares as may be required to fulfill the
requirements of any sinking fund provided for shares of such series at the
applicable sinking fund redemption price fixed in accordance with Section 1 of
this Division A.I.;

and shall in each case pay all accrued and unpaid dividends to the redemption
date.

(b) (1) Notice of every such redemption shall be mailed,
postage prepaid, to the holders of record of the Cumulative Preferred Shares to
be redeemed at their respective addresses then appearing on the books of the
Corporation, not less than 30 days nor more than 60 days prior to the date fixed
for such redemption, or such other time prior thereto as the Board of Directors
shall fix for any series pursuant to Section 1 of this Division prior to the
issuance thereof. At any time after notice as provided above has been deposited
in the mail, the Corporation may deposit the aggregate redemption price of
Cumulative Preferred Shares to be redeemed, together with accrued and unpaid
dividends thereon to the redemption date, with any bank or trust company in
Cleveland, Ohio, or New York, New York, having capital and surplus of not less
than $100,000,000, named in such notice and direct that there be paid to the
respective holders of the Cumulative Preferred Shares so to be redeemed amounts
equal to the redemption price of the Cumulative Preferred Shares so to be
redeemed, together with such accrued and unpaid dividends thereon, on surrender
of the share certificate or certificates held by such holders; and upon the
deposit of such notice in the mail and the making of such deposit of money with
such bank or trust company, such holders shall cease to be shareholders with
respect to such shares; and from and after the time such notice shall have been
so deposited and such deposit of money shall have been so made, such holders
shall have no rights or claim against the Corporation with respect to such
shares, except only the right to receive such money from such bank or trust
company without interest or to exercise before the redemption date any unexpired
privilege of conversion. If less than all of the outstanding Cumulative
Preferred Shares are to be redeemed, the Corporation shall select by lot the
shares so to be redeemed in such manner as shall be prescribed by the Board of
Directors.

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<PAGE> 4

(2) If the holders of Cumulative Preferred Shares
which have been called for redemption shall not within six years after such
deposit claim the amount deposited for the redemption thereof, any such bank or
trust company shall, upon demand, pay over to the Corporation such unclaimed
amounts and thereupon such bank or trust company and the Corporation shall be
relieved of all responsibility in respect thereof and to such holders.

(c) Any Cumulative Preferred Shares which are (1) redeemed by
the Corporation pursuant to this Section, (2) purchased and delivered in
satisfaction of any sinking fund requirement provided for shares of such series,
(3) converted in accordance with the express terms thereof, or (4) otherwise
acquired by the Corporation, shall resume the status of authorized but unissued
Cumulative Preferred Shares without serial designation.

(d) Except in connection with the exercise of the
Corporation's rights pursuant to Division C or any similar provisions hereafter
contained in these Amended and Restated Articles of Incorporation, the
Corporation may not purchase or redeem (for sinking fund purposes or otherwise)
less than all of the Cumulative Preferred Shares then outstanding except in
accordance with a purchase offer made to all holders of record of Cumulative
Preferred Shares, unless all dividends on all Cumulative Preferred Shares then
outstanding for all previous and current dividend periods shall have been
declared and paid or funds therefor set apart and all accrued sinking fund
obligations applicable thereto shall have been complied with.

Section 4. LIQUIDATION.

(a) (1) In the event of any voluntary or involuntary
liquidation, dissolution or winding up of the affairs of the Corporation, the
holders of Cumulative Preferred Shares of any series shall be entitled to
receive in full out of the assets of the Corporation, including its capital,
before any amount shall be paid or distributed among the holders of the Common
Shares or any other shares ranking junior to the Cumulative Preferred Shares,
the amounts fixed with respect to shares of such series in accordance with
Section 1 of this Division A.I., plus an amount equal to all dividends accrued
and unpaid thereon to the date of payment of the amount due pursuant to such
liquidation, dissolution or winding up of the affairs of the Corporation. If the
net assets of the Corporation legally available therefor are insufficient to
permit the payment upon all outstanding Cumulative Preferred Shares and
Noncumulative Preferred Shares of the full preferential amount to which they are
respectively entitled, then such net assets shall be distributed ratably upon
all outstanding Cumulative Preferred Shares and Noncumulative Preferred Shares
in proportion to the full preferential amount to which each such share is
entitled.

(2) After payment to the holders of Cumulative
Preferred Shares of the full preferential amounts as aforesaid, the holders of
Cumulative Preferred Shares, as such, shall have no right or claim to any of the
remaining assets of the Corporation.

(b) The merger or consolidation of the Corporation into or
with any other Corporation, the merger of any other Corporation into it, or the
sale, lease or conveyance of all or substantially all the assets of the
Corporation, shall not be deemed to be a dissolution, liquidation or winding up
for purposes of this Section.

Section 5. VOTING.

(a) The holders of Cumulative Preferred Shares shall have no
voting rights, except as provided in this Section or required by law.

(b) (1) If, and so often as, the Corporation shall be in
default in the payment of dividends on any series of Cumulative Preferred Shares
at the time outstanding, whether or not earned or declared, for a number of
dividend payment periods (whether or not consecutive) which in the aggregate
contain at least 540 days, the holders of all series of Cumulative Preferred
Shares, voting separately as a class, shall be entitled to elect, as herein
provided, two members of the Board of Directors of the Corporation; but the
holders of the Cumulative Preferred Shares shall not exercise such special class
voting rights except at meetings of such

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<PAGE> 5

shareholders for the election of directors at which the holders of not less than
50% of the Cumulative Preferred Shares are present in person or by proxy; and
the special class voting rights provided for in this paragraph when the same
shall have become vested shall remain so vested until all accrued and unpaid
dividends on the Cumulative Preferred Shares then outstanding shall have been
paid or declared and a sum sufficient for the payment thereof set aside for
payment, whereupon the holders of the Cumulative Preferred Shares shall be
divested of their special class voting rights in respect of subsequent elections
of directors, subject to the revesting of such special class voting rights in
the event above specified in this paragraph.

(2) On a dividend payment default entitling holders
of Cumulative Preferred Shares to elect two directors as specified in paragraph
(1) of this Subsection, a special meeting of such holders for the purpose of
electing such directors shall be called by the Secretary of the Corporation upon
written request of, or may be called by, the holders of record of at least 10%
of the Cumulative Preferred Shares with respect to which such default exists and
notice thereof shall be given in the same manner as that required for the annual
meeting of shareholders; but the Corporation shall not be required to call such
special meeting if the annual meeting of shareholders shall be called to be held
within 90 days after the date of receipt of the foregoing written request from
the holders of Cumulative Preferred Shares. At any meeting at which the holders
of Cumulative Preferred Shares shall be entitled to elect directors, holders of
50% of the Cumulative Preferred Shares, present in person or by proxy, shall be
sufficient to constitute a quorum, and the vote of the holders of a majority of
such shares so present at any such meeting at which there shall be such a quorum
shall be sufficient to elect the members of the Board of Directors which the
holders of Cumulative Preferred Shares are entitled to elect as herein provided.
Notwithstanding any provision of these Articles of Incorporation or the Code of
Regulations of the Corporation or any action taken by the holders of any class
of shares fixing the number of directors of the Corporation, the two directors
who may be elected by the holders of Cumulative Preferred Shares pursuant to
this Subsection shall serve in addition to any other directors then in office or
proposed to be elected otherwise than pursuant to this Subsection. Nothing in
this Subsection shall prevent any change otherwise permitted in the total number
of or classifications of directors of the Corporation nor require the
resignation of any director elected otherwise than pursuant to this Subsection.
Notwithstanding any classification of the other directors of the Corporation,
the two directors elected by the holders of Cumulative Preferred Shares shall be
elected annually for terms expiring at the next succeeding annual meeting of
shareholders.

(3) Upon any divesting of the special class voting
rights of the holders of the Cumulative Preferred Shares in respect of elections
of directors as provided in this Subsection, the terms of office of all
directors then in office elected by such holders shall terminate immediately
thereupon. If the office of any director elected by such holders voting as a
class becomes vacant by reason of death, resignation, removal from office or
otherwise, the remaining director elected by such holders voting as a class may
elect a successor who shall hold office for the unexpired term in respect of
which such vacancy occurred.

(c) The affirmative vote of the holders of at least two-thirds
of the Cumulative Preferred Shares at the time outstanding, voting separately as
a class, given in person or by proxy either in writing or at a meeting called
for the purpose, shall be necessary to effect either of the following:

(1) Any amendment, alteration or repeal, whether by
merger, consolidation or otherwise, of any of the provisions of the Amended and
Restated Articles of Incorporation or of the Code of Regulations of the
Corporation which affects adversely and materially the preferences or voting or
other rights of the holders of Cumulative Preferred Shares which are set forth
in these Amended and Restated Articles of Incorporation; but neither an
amendment of these Amended and Restated Articles of Incorporation so as to
authorize, create or change the authorized or outstanding number of Cumulative
Preferred Shares or of any shares ranking on a parity with or junior to the
Cumulative Preferred Shares nor an amendment of the Code of Regulations so as to
change the number or classification of directors of the Corporation shall be
deemed to affect adversely and materially preferences or voting or other rights
of the holders of Cumulative Preferred Shares; or

(2) The authorization, creation or increase in the
authorized number of any shares, or of any security convertible into shares, in
either case ranking prior to such Cumulative Preferred Shares.

-5-

<PAGE> 6

(d) If, and only to the extent, that (1) Cumulative Preferred
Shares are issued in more than one series and (2) Ohio law permits the holders
of a series of a class of shares to vote separately as a class, the affirmative
vote of the holders of at least two-thirds of each series of Cumulative
Preferred Shares at the time outstanding, voting separately as a class, given in
person or by proxy either in writing or at a meeting called for the purpose of
voting on such matters, shall be required for any amendment, alteration or
repeal, whether by merger, consolidation or otherwise, of any of the provisions
of these Amended and Restated Articles of Incorporation or of the Code of
Regulations of the Corporation which affects adversely and materially the
preferences or voting or other rights of the holders of such series which are
set forth in these Amended and Restated Articles of Incorporation; but neither
an amendment of these Amended and Restated Articles of Incorporation, so as to
authorize, create or change the authorized or outstanding number of Cumulative
Preferred Shares or of any shares ranking on a parity with or junior to the
Cumulative Preferred Shares nor an amendment of the Code of Regulations so as to
change the number or classification of directors of the Corporation, shall be
deemed to affect adversely and materially the preferences or voting or other
rights of the holders of such series.

II. THE CLASS A NONCUMULATIVE PREFERRED SHARES. The Noncumulative
Preferred Shares shall have the following express terms:

Section 1. SERIES. The Noncumulative Preferred Shares may be
issued from time to time in one or more series. All Noncumulative Preferred
Shares shall be of equal rank and shall be identical, except in respect of the
matters that may be fixed by the Board of Directors as hereinafter provided, and
each share of a series shall be identical with all other shares of such series,
except as to the dates on which and the periods for which dividends may be
payable. All Noncumulative Preferred Shares shall rank on a parity with the
Cumulative Preferred Shares and shall be identical to all Cumulative Preferred
Shares except (1) in respect of the matters that may be fixed by the Board of
Directors as provided in clauses (a) through (i), inclusive, of this Section 1
and (2) only dividends on the Cumulative Preferred Shares are cumulative as set
forth in Division A.I. herein. Subject to the provisions of Sections 2 through
5, both inclusive, and of Items III and IV of this Division, which provisions
shall apply to all Noncumulative Preferred Shares, the Board of Directors hereby
is authorized to cause such shares to be issued in one or more series and with
respect to each such series to determine and fix prior to the issuance thereof
(and thereafter, to the extent provided in clause (b) of this Section) the
following:

(a) The designation of the series, which may be by
distinguishing number, letter or title;

(d) The dates on which and the period or periods for which
dividends, if declared, shall be payable, including the means by which such
dates and periods may be established;

(e) The redemption rights and price or prices, if any, for
shares of the series;

(f) The terms and amount of the sinking fund, if any, for the
purchase or redemption of shares of the series;

(g) The amounts payable on shares of the series in the event
of any voluntary or involuntary liquidation, dissolution or winding up of the
affairs of the Corporation;

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<PAGE> 7

(i) Restrictions (in addition to those set forth elsewhere in
these Amended and Restated Articles of Incorporation) on the issuance of shares
of the same series or of any other class or series.

Section 2. DIVIDENDS.

(a) The holders of Noncumulative Preferred Shares of each
series, in preference to the holders of Common Shares and of any other class of
shares ranking junior to the Noncumulative Preferred Shares, shall be entitled
to receive out of any funds legally available therefor, if, when and as declared
by the Board of Directors, dividends in cash at the rate or rates for such
series fixed in accordance with the provisions of Section 1 above and no more,
payable on the dates fixed for such series. Such dividends shall accrue, in the
case of shares of each particular series, from and after the date or dates fixed
with respect to such series; provided, however, that if the Board of Directors
fails to declare a dividend payable on a dividend payment date on any
Noncumulative Preferred Shares, the holders of the Noncumulative Preferred
Shares shall have no right to receive a dividend in respect of the dividend
period ending on such dividend payment date, and the Corporation shall have no
obligation to pay the dividend accrued for such period, whether or not dividends
on such Noncumulative Preferred Shares are declared payable on any future
dividend payment date. Any dividend payment made on the Noncumulative Preferred
Shares shall first be credited against the earliest declared but unpaid dividend
on such Noncumulative Preferred Shares. No dividends shall be paid upon or
declared or set apart for any series of the Noncumulative Preferred Shares for
any dividend period unless at the same time (i) a like proportionate dividend
for the then current dividend period, ratably in proportion to the respective
annual dividend rates fixed therefor, shall have been paid upon or declared or
set apart for all Noncumulative Preferred Shares of all series then issued and
outstanding and entitled to receive such dividend and (ii) the dividends payable
for the dividend periods terminating on the same or any earlier date, ratably in
proportion to the respective dividend rates fixed therefor, shall have been paid
upon or declared and set apart for all Cumulative Preferred Shares then issued
and outstanding and entitled to receive such dividends.

(b) So long as any Noncumulative Preferred Shares shall be
outstanding no dividend, except a dividend payable in Common Shares or other
shares ranking junior to the Noncumulative Preferred Shares, shall be paid or
declared or any distribution be made, except as aforesaid, in respect of the
Common Shares or any other shares ranking junior to the Noncumulative Preferred
Shares, nor shall any Common Shares or any other shares ranking junior to the
Noncumulative Preferred Shares be purchased, retired or otherwise acquired by
the Corporation, except out of the proceeds of the sale of Common Shares or
other shares of the Corporation ranking junior to the Noncumulative Preferred
Shares received by the Corporation subsequent to the date of first issuance of
Noncumulative Preferred Shares of any series, unless:

(2) All unpaid dividends on Noncumulative Preferred
Shares for the then current dividend period shall have been declared and paid or
a sum sufficient for payment therefor set apart; and

(3) There shall be no arrearages with respect to the
redemption of Cumulative Preferred Shares or Noncumulative Preferred Shares of
any series from any sinking fund provided for shares of such series in
accordance with the provisions of Section 1 of this Division A.II or Section 1
of Division A.I.

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of fractional shares thereof, whether upon any merger, conversion, stock
dividend or otherwise, (ii) the conversion of Cumulative Preferred Shares or
Noncumulative Preferred Shares into Common Shares, and (iii) the exercise by the
Corporation of its rights pursuant to Division C or any similar provisions
hereafter contained in these Amended and Restated Articles of Incorporation with
respect to any other class or series of shares hereafter created or authorized.

(d) If, for any taxable year, the Corporation elects to
designate as "capital gain dividends" (as defined in Section 857 of the Internal
Revenue Code), any portion (the "Capital Gains Amount") of the dividends paid or
made available for the year to holders of all classes of stock (the "Total
Dividends"), then the portion of the Capital Gains Amount that shall be
allocable to holders of the Noncumulative Preferred Shares shall be the amount
that the total dividends paid or made available to the holders of the
Noncumulative Preferred Shares for the year bears to the Total Dividends.

Section 3. REDEMPTION.

(a) Subject to the express terms of each series, the
Corporation:

(1) May, from time to time at the option of the Board
of Directors, redeem all or any part of any redeemable series of Noncumulative
Preferred Shares at the time outstanding at the applicable redemption price for
such series fixed in accordance with Section 1 of this Division A.II.; and

(2) Shall, from time to time, make such redemptions
of each series of Noncumulative Preferred Shares as may be required to fulfill
the requirements of any sinking fund provided for shares of such series at the
applicable sinking fund redemption price fixed in accordance with Section 1 of
this Division A.II.;

and shall in each case pay all unpaid dividends for the then current dividend
period to the redemption date.

(b) (1) Notice of every such redemption shall be mailed,
postage prepaid, to the holders of record of the Noncumulative Preferred Shares
to be redeemed at their respective addresses then appearing on the books of the
Corporation, not less than 30 days nor more than 60 days prior to the date fixed
for such redemption, or such other time prior thereto as the Board of Directors
shall fix for any series pursuant to Section 1 of this Division prior to the
issuance thereof. At any time after notice as provided above has been deposited
in the mail, the Corporation may deposit the aggregate redemption price of
Noncumulative Preferred Shares to be redeemed, together with unpaid dividends
thereon for the then current dividend period to the redemption date, with any
bank or trust company in Cleveland, Ohio, or New York, New York, having capital
and surplus of not less than $100,000,000, named in such notice and direct that
there be paid to the respective holders of the Noncumulative Preferred Shares so
to be redeemed amounts equal to the redemption price of the Noncumulative
Preferred Shares so to be redeemed together with such accrued and unpaid
dividends thereon for the then current dividend period, on surrender of the
share certificate or certificates held by such holders; and upon the deposit of
such notice in the mail and the making of such deposit of money with such bank
or trust company, such holders shall cease to be shareholders with respect to
such shares; and from and after the time such notice shall have been so
deposited and such deposit of money shall have been so made, such holders shall
have no rights or claim against the Corporation with respect to such shares,
except only the right to receive such money from such bank or trust company
without interest or to exercise before the redemption date any unexpired
privilege of conversion. If less than all of the outstanding Noncumulative
Preferred Shares are to be redeemed, the Corporation shall select by lot the
shares so to be redeemed in such manner as shall be prescribed by the Board of
Directors.

(2) If the holders of Noncumulative Preferred Shares
which have been called for redemption shall not within six years after such
deposit claim the amount deposited for the redemption thereof, any such bank or
trust company shall, upon demand, pay over to the Corporation such unclaimed
amounts and thereupon such bank or trust company and the Corporation shall be
relieved of all responsibility in respect thereof and to such holders.

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<PAGE> 9

(c) Any Noncumulative Preferred Shares which are (1) redeemed
by the Corporation pursuant to this Section, (2) purchased and delivered in
satisfaction of any sinking fund requirement provided for shares of such series,
(3) converted in accordance with the express terms thereof, or (4) otherwise
acquired by the Corporation, shall resume the status of authorized but unissued
Noncumulative Preferred Shares without serial designation.

(d) Except in connection with the exercise of the
Corporation's rights pursuant to Division C or any similar provisions hereafter
contained in these Amended and Restated Articles of Incorporation, the
Corporation may not purchase or redeem (for sinking fund purposes or otherwise)
less than all of the Noncumulative Preferred Shares then outstanding except in
accordance with a purchase offer made to all holders of record of Noncumulative
Preferred Shares, unless all unpaid dividends on all Noncumulative Preferred
Shares then outstanding shall have been paid or funds therefor set apart and all
accrued sinking fund obligations applicable thereto shall have been complied
with.

Section 4. LIQUIDATION.

(a) (1) In the event of any voluntary or involuntary
liquidation, dissolution or winding up of the affairs of the Corporation, the
holders of Noncumulative Preferred Shares of any series shall be entitled to
receive in full out of the assets of the Corporation, including its capital,
before any amount shall be paid or distributed among the holders of the Common
Shares or any other shares ranking junior to the Noncumulative Preferred Shares,
the amounts fixed with respect to shares of such series in accordance with
Section 1 of this Division A.II., plus an amount equal to all dividends declared
and unpaid thereon. If the net assets of the Corporation legally available
therefor are insufficient to permit the payment upon all outstanding Cumulative
Preferred Shares and Noncumulative Preferred Shares of the full preferential
amount to which they are respectively entitled, then such net assets shall be
distributed ratably upon all outstanding Cumulative Preferred Shares and
Noncumulative Preferred Shares in proportion to the full preferential amount to
which each such share is entitled.

(2) After payment to the holders of Noncumulative
Preferred Shares of the full preferential amounts as aforesaid, the holders of
Noncumulative Preferred Shares, as such, shall have no right or claim to any of
the remaining assets of the Corporation.

Section 5. VOTING.

(a) The holders of Noncumulative Preferred Shares shall have
no voting rights, except as provided in this Section or required by law.

(b) (1) If, and so often as, the Corporation shall not have
fully paid, or shall not have declared and set aside a sum sufficient for the
payment of, dividends on any series of Noncumulative Preferred Shares at the
time outstanding, for a number of dividend payment periods (whether or not
consecutive) which in the aggregate contain at least 540 days, the holders of
all series of such Noncumulative Preferred Shares, voting separately as a class,
shall be entitled to elect, as herein provided, two members of the Board of
Directors of the Corporation; but the holders of the Noncumulative Preferred
Shares shall not exercise such special class voting rights except at meetings of
such shareholders for the election of directors at which the holders of not less
than 50% of the Noncumulative Preferred Shares are present in person or by
proxy; and the special class voting rights provided for in this paragraph when
the same shall have become vested shall remain so vested until the Corporation
shall have fully paid, or shall have set aside a sum sufficient for the payment
of, dividends on such Noncumulative Preferred Shares then outstanding for a
number of consecutive dividend payment periods which in the aggregate contain at
least 360 days, whereupon the holders of the Noncumulative Preferred Shares
shall be

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<PAGE> 10

divested of their special class voting rights in respect of subsequent elections
of directors, subject to the revesting of such special class voting rights in
the event above specified in this paragraph.

(2) On an event entitling holders of Noncumulative
Preferred Shares to elect two directors as specified in paragraph (1) of this
Subsection, a special meeting of such holders for the purpose of electing such
directors shall be called by the Secretary of the Corporation upon written
request of, or may be called by, the holders of record of at least 10% of the
Noncumulative Preferred Shares of the affected series and notice thereof shall
be given in the same manner as that required for the annual meeting of
shareholders; but the Corporation shall not be required to call such special
meeting if the annual meeting of shareholders shall be called to be held within
90 days after the date of receipt of the foregoing written request from the
holders of Noncumulative Preferred Shares. At any meeting at which the holders
of Noncumulative Preferred Shares shall be entitled to elect directors, holders
of 50% of the Noncumulative Preferred Shares, present in person or by proxy,
shall be sufficient to constitute a quorum, and the vote of the holders of a
majority of such shares so present at any such meeting at which there shall be
such a quorum shall be sufficient to elect the members of the Board of Directors
which the holders of Noncumulative Preferred Shares are entitled to elect as
herein provided. Notwithstanding any provision of these Amended and Restated
Articles of Incorporation or the Code of Regulations of the Corporation or any
action taken by the holders of any class of shares fixing the number of
directors of the Corporation, the two directors who may be elected by the
holders of Noncumulative Preferred Shares pursuant to this Subsection shall
serve in addition to any other directors then in office or proposed to be
elected otherwise than pursuant to this Subsection. Nothing in this Subsection
shall prevent any change otherwise permitted in the total number of or
classifications of directors of the Corporation nor require the resignation of
any director elected otherwise than pursuant to this Subsection. Notwithstanding
any classification of the other directors of the Corporation, the two directors
elected by the holders of Noncumulative Preferred Shares shall be elected
annually for terms expiring at the next succeeding annual meeting of
shareholders.

(3) Upon any divesting of the special class voting
rights of the holders of the Noncumulative Preferred Shares in respect of
elections of directors as provided in this Subsection, the terms of office of
all directors then in office elected by such holders shall terminate immediately
thereupon. If the office of any director elected by such holders voting as a
class becomes vacant by reason of death, resignation, removal from office or
otherwise, the remaining director elected by such holders voting as a class may
elect a successor who shall hold office for the unexpired term in respect of
which such vacancy occurred.

(c) The affirmative vote of the holders of at least two-thirds
of the Noncumulative Preferred Shares at the time outstanding, voting separately
as a class, given in person or by proxy either in writing or at a meeting called
for the purpose, shall be necessary to effect either of the following:

(1) Any amendment, alteration or repeal, whether by
merger, consolidation or otherwise, of any of the provisions of the Amended and
Restated Articles of Incorporation or of the Code of Regulations of the
Corporation which affects adversely and materially the preferences or voting or
other rights of the holders of Noncumulative Preferred Shares which are set
forth in these Amended and Restated Articles of Incorporation; but neither an
amendment of these Amended and Restated Articles of Incorporation so as to
authorize, create or change the authorized or outstanding number of
Noncumulative Preferred Shares or of any shares ranking on a parity with or
junior to the Noncumulative Preferred Shares nor an amendment of the Code of
Regulations so as to change the number or classification of directors of the
Corporation shall be deemed to affect adversely and materially preferences or
voting or other rights of the holders of Noncumulative Preferred Shares; or

(2) The authorization, creation or increase in the
authorized number of any shares, or any security convertible into shares, in
either case ranking prior to such Noncumulative Preferred Shares.

(d) If, and only to the extent, that (1) Noncumulative
Preferred Shares are issued in more than one series and (2) Ohio law permits the
holders of a series of a class of shares to vote separately as a class, the
affirmative vote of the holders of at least two-thirds of each series of the
Noncumulative Preferred Shares at the time outstanding, voting separately as a
class, given in person or by proxy either in writing or at a meeting called

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for the purpose of voting on such matters, shall be required for any amendment,
alteration or repeal, whether by merger, consolidation or otherwise, of any of
the provisions of these Amended and Restated Articles of Incorporation or of the
Code of Regulations of the Corporation which affects adversely and materially
the preferences or voting or other rights of the holders of such series which
are set forth in these Amended and Restated Articles of Incorporation; but
neither an amendment of these Amended and Restated Articles of Incorporation, so
as to authorize, create or change the authorized or outstanding number of
Noncumulative Preferred Shares or of any shares remaining on a parity with or
junior to the Noncumulative Preferred Shares nor an amendment of the Code of
Regulations so as to change the number or classification of directors of the
Corporation shall be deemed to affect adversely and materially preferences or
voting or other rights of the holders of such series.

III. DEFINITIONS. For the purposes of this Division:

(a) Whenever reference is made to shares "ranking prior to"
Cumulative Preferred Shares or Noncumulative Preferred Shares, such reference
shall mean all shares of the Corporation in respect of which the rights of the
holders thereof as to the payment of dividends or as to distributions in the
event of a voluntary or involuntary liquidation, dissolution or winding up of
the affairs of the Corporation are given preference over the rights of the
holders of Cumulative Preferred Shares or Noncumulative Preferred Shares, as the
case may be;

(b) Whenever reference is made to shares "on a parity with"
Cumulative Preferred Shares or Noncumulative Preferred Shares, such reference
shall mean all shares of the Corporation in respect of which the rights of the
holders thereof as to the payment of dividends or as to distributions in the
event of a voluntary or involuntary liquidation, dissolution or winding up of
the affairs of the Corporation rank equally (except as to the amounts fixed
therefor) with the rights of the holders of Cumulative Preferred Shares or
Noncumulative Preferred Shares, as the case may be; and

(c) Whenever reference is made to shares "ranking junior to"
Cumulative Preferred Shares or Noncumulative Preferred Shares, such reference
shall mean all shares of the Corporation other than those defined under
Subsections (a) and (b) of this Section as shares "ranking prior to" or "on a
parity with" Cumulative Preferred Shares or Noncumulative Preferred Shares, as
the case may be.

IV. RESTRICTIONS ON TRANSFER TO PRESERVE TAX BENEFIT. The Cumulative
Preferred Shares and the Noncumulative Preferred Shares are subject to the
restrictions on transfer set forth with respect to those shares in Division C of
this Article FOURTH.

DIVISION B: COMMON SHARES

The Common Shares are subject to the express terms of the Cumulative
Preferred Shares and any series thereof and to the express terms of the
Noncumulative Preferred Shares and any series thereof, and have the following
express terms:

Section 1. DIVIDEND RIGHTS. The holders of Common Shares shall
be entitled to receive, when, as and if declared by the Board of Directors of
the Corporation, out of the assets of the Corporation which are by law available
therefor, dividends or distributions payable in cash, in property or in
securities of the Corporation.

Section 2. RIGHTS UPON LIQUIDATION. In the event of any
voluntary or involuntary liquidation, dissolution or winding up of, or any
distribution of the assets of, the Corporation, each holder of Common Shares
shall be entitled to receive, ratably with each other holder of Common Shares,
that portion of the assets of the Corporation available for distribution to its
holders of Common Shares as the number of Common Shares held by such holder
bears to the total number of Common Shares then outstanding.

Section 3. VOTING RIGHTS. The holders of Common Shares shall
be entitled to vote on all matters presented to the shareholders of the
Corporation (except any matter expressly reserved in these Amended

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and Restated Articles of Incorporation to holders of shares other than Common
Shares), and shall be entitled to one vote for each Common Share entitled to
vote thereon.

Section 4. RESTRICTIONS ON TRANSFER TO PRESERVE TAX BENEFIT.
The Common Shares are subject to the restrictions on transfer set forth with
respect to those shares in Division C of this Article FOURTH.

DIVISION C: RESTRICTIONS ON TRANSFER OF PREFERRED SHARES
AND COMMON SHARES

I. RESTRICTIONS ON TRANSFER.

Section 1. DEFINITIONS. For purposes of this Division C of
this Article FOURTH, the following terms shall have the following meanings set
forth below:

"Beneficial Ownership" shall mean ownership of Equity Shares
by a Person who would be treated as an owner of such Equity Shares either
directly or indirectly through the application of Section 544 of the Internal
Revenue Code, as modified by Section 856(h)(1)(B) of the Internal Revenue Code.
The terms "Beneficial Owner," "Beneficially Owns," and "Beneficially Owned"
shall have correlative meanings.

"Beneficiary" shall mean, with respect to any Trust, one or
more organizations described in each of Section 170(b)(1)(A) (other than clause
(vii) or (viii) thereof) and Section 170(c)(2) of the Internal Revenue Code that
are named by the Corporation as the beneficiary or beneficiaries of such Trust,
in accordance with Section (1) of Division C.II. hereof.

"Board of Directors" shall mean the Board of Directors of the
Corporation.

"Boykin Hotel Properties, L.P. Agreement" shall mean the
Amended and Restated Agreement of Limited Partnership of Boykin Hotel
Properties, L.P., an Ohio limited partnership.

"Constructive Ownership" shall mean ownership of Equity Shares
by a Person who would be treated as an owner of such Equity Shares either
directly or indirectly through the application of Section 318 of the Internal
Revenue Code, as modified by Section 856(d)(5) of the Internal Revenue Code. The
terms "Constructive Owner," "Constructively Owns," and "Constructively Owned"
shall have correlative meanings.

"Equity Shares" shall mean Cumulative Preferred Shares,
Noncumulative Preferred Shares and Common Shares of the Corporation. The term
"Equity Shares" shall include all Cumulative Preferred Shares, Noncumulative
Preferred Shares and Common Shares of the Corporation that are held as
Shares-in-Trust in accordance with this Division C of this Article FOURTH.

"Initial Public Offering" means the sale of Common Shares
pursuant to the Corporation's first effective registration statement for Common
Shares filed under the Securities Act of 1933, as amended.

"Market Price" on any date shall mean the average of the
Closing Price for the five consecutive Trading Days ending on such date. The
"Closing Price" on any date shall mean the last sale price, regular way, or, in
case no such sale takes place on such day, the average of the closing bid and
asked prices, regular way, in either case as reported in the principal
consolidated transaction reporting system with respect to securities listed or
admitted to trading on the New York Stock Exchange or, if the applicable Equity
Shares are not listed or admitted to trading on the New York Stock Exchange, as
reported in the principal consolidated transaction reporting system with respect
to securities listed on the principal national securities exchange on which
those Equity Shares are listed or admitted to trading or, if those Equity Shares
are not listed or admitted to trading on any national securities exchange, the
last quoted price, or if not so quoted, the average of the high bid and low
asked prices in the over-the-counter market, as reported by the National
Association of Securities Dealers, Inc. Automated Quotation System or, if such
system is no longer in use, the principal other automated quotations system that
may then be in use or, if the shares of Equity Shares are not quoted by any such
organization, the

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average of the closing bid and asked prices as furnished by a professional
market maker making a market in those Equity Shares selected by the Board of
Directors.

"Non-Transfer Event" shall mean an event other than a
purported Transfer that would cause any Person to Beneficially Own or
Constructively Own Equity Shares in excess of the Ownership Limit, including,
but not limited to, the issuance, granting of any option or entering into of any
agreement for the sale, transfer or other disposition of Equity Shares or the
sale, transfer, assignment or other disposition of any securities or rights
convertible into or exchangeable for Equity Shares.

"Ownership Limit" shall mean 9% of the number of outstanding
shares of any class of Equity Shares.

"Permitted Transferee" shall mean any Person designated as a
Permitted Transferee in accordance with this Division C.

"Person" shall mean an individual, corporation, partnership,
estate, trust, a portion of a trust permanently set aside for or to be used
exclusively for the purposes described in Section 642(c) of the Internal Revenue
Code, association, private foundation within the meaning of Section 509(a) of
the Internal Revenue Code, joint stock company or other entity and also includes
a "group" as that term is used for purposes of Section 12(d)(3) of the
Securities Exchange Act of 1934, as amended.

"Prohibited Owner" shall mean, with respect to any purported
Transfer or Non-Transfer Event, any Person who, but for this Division C of this
Article FOURTH, would own record title to Equity Shares.

"Redemption Rights" shall mean the rights granted under the
Boykin Hotel Properties, L.P. Agreement to the limited partners to exchange,
under certain circumstances, their limited partnership interests for cash (or,
at the option of the Corporation, for Common Shares).

"Restriction Termination Date" shall mean the first day after
the date of the Initial Public Offering on which the Board of Directors
determines that it is no longer in the best interests of the Corporation to
attempt to, or continue to, qualify as a REIT.

"Shares-in-Trust" shall mean any Equity Shares designated as
Shares-in-Trust pursuant to this Division C.

"Trading Day" shall mean a day on which the principal national
securities exchange on which the applicable Equity Shares are listed or admitted
to trading is open for the transaction of business or, if those Equity Shares
are not listed or admitted to trading on any national securities exchange, shall
mean any day other than a Saturday, a Sunday or a day on which banking
institutions in the State of New York are authorized or obligated by law or
executive order to close.

"Transfer" (as a noun) shall mean any sale, transfer, gift,
assignment, devise or other disposition of Equity Shares, whether voluntary or
involuntary, whether of record, constructively or beneficially and whether by
operation of law or otherwise. "Transfer" (as a verb) shall have the correlative
meaning.

"Trust" shall mean any separate trust created pursuant to this
Division C for the exclusive benefit of any Beneficiary.

"Trustee" shall mean any Person or entity unaffiliated with
both the Corporation and any Prohibited Owner, such Trustee to be designated by
the Corporation to act as trustee of any Trust, or any successor trustee
thereof.

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Section 2. RESTRICTION ON TRANSFERS AND NON-TRANSFER EVENT.

(a) Except as set forth in Section 7 below and subject to
Section 8 below, from the date of the Initial Public Offering to the Restriction
Termination Date, (i) no Person shall Beneficially Own or Constructively Own
outstanding Equity Shares in excess of the Ownership Limit, but any Transfer or
Non-Transfer Event that, if effective, would result in any Person Beneficially
Owning or Constructively Owning outstanding Equity Shares in excess of the
Ownership Limit shall be void AB INITIO as to the Transfer or Non-Transfer Event
affecting that number of Equity Shares which would be otherwise Beneficially
Owned or Constructively Owned by such Person in excess of the Ownership Limit
and the intended transferee shall acquire no rights in such excess Equity
Shares.

(b) Except as set forth in Section 7 below, from the date of
the Initial Public Offering to the Restriction Termination Date, any Transfer or
Non-Transfer Event that, if effective, would result in any class of Equity
Shares being beneficially owned by fewer than 100 Persons (determined without
reference to any rules of attribution) shall be void AB INITIO as to the
Transfer or Non-Transfer Event affecting that number of shares which would be
otherwise beneficially owned (determined without reference to any rules of
attribution) by the transferee, and the intended transferee shall acquire no
rights in such Equity Shares.

(c) From the date of the Initial Public Offering to the
Restriction Termination Date, any Transfer of or Non-Transfer Event affecting
Equity Shares that, if effective, would result in the Corporation being "closely
held" within the meaning of Section 856(h) of the Internal Revenue Code shall be
void AB INITIO as to the Transfer of or Non-Transfer Event affecting that number
of Equity Shares which would cause the Corporation to be "closely held" within
the meaning of Section 856(h) of the Internal Revenue Code, and the intended
transferee shall acquire no rights in such Equity Shares.

(d) From the date of the Initial Public Offering to the
Restriction Termination Date, any Transfer of or Non-Transfer Event affecting
Equity Shares that, if effective, would cause the Corporation to Constructively
Own 10% or more of the ownership interests in a tenant of the real property of
the Corporation or of any direct or indirect subsidiary of the Corporation (a
"Subsidiary"), within the meaning of Section 856(d)(2)(B) of the Internal
Revenue Code, shall be void AB INITIO as to the Transfer of or Non-Transfer
Event affecting that number of Equity Shares which would cause the Corporation
to Constructively Own 10% or more of the ownership interests in a tenant of the
Corporation's or of a Subsidiary's real property, within the meaning of Section
856(d)(2)(B) of the Internal Revenue Code, and the intended transferee shall
acquire no rights in such excess Equity Shares.

Section 3. TRANSFER TO TRUST.

(a) If, notwithstanding the other provisions contained in this
Division C, at any time after the Initial Public Offering and prior to the
Restriction Termination Date there is a purported Transfer or Non-Transfer Event
such that any Person would either Beneficially Own or Constructively Own Equity
Shares in excess of the Ownership Limit, then, (i) except as set forth in
Section 7 below, the purported transferee shall acquire no right or interest
(or, in the case of a Non-Transfer Event, the Person holding record title to the
Equity Shares Beneficially Owned or Constructively Owned by such Beneficial
Owner or Constructive Owner, shall cease to own any right or interest) in such
number of Equity Shares which would cause such Beneficial Owner or Constructive
Owner to Beneficially Own or Constructively Own Equity Shares in excess of the
Ownership Limit, (ii) such number of Equity Shares in excess of the Ownership
Limit (rounded up to the nearest whole share) shall be designated
Shares-in-Trust and, in accordance with this Division C, transferred
automatically by operation of the terms of this Section IV.C.I.3. to a Trust to
be held in accordance with this Division C, and (iii) the Prohibited Owner shall
submit such number of Equity Shares to the Corporation for registration in the
name of the Trustee. Such transfer to a Trust and the designation of shares as
Shares-in-Trust shall be effective as of the close of business on the business
day prior to the date of the Transfer or Non-Transfer Event, as the case may be.

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(b) If, notwithstanding the other provisions contained in this
Division C, at any time after the Initial Public Offering and prior to the
Restriction Termination Date, there is a purported Transfer or Non-Transfer
Event that, if effective, would (i) result in any class of the Equity Shares
being beneficially owned by fewer than 100 Persons (determined without reference
to any rules of attribution), (ii) result in the Corporation being "closely
held" within the meaning of Section 856(h) of the Internal Revenue Code, or
(iii) cause the Corporation to Constructively Own 10% or more of the ownership
interests in a tenant of the Corporation's or of a Subsidiary's real property,
within the meaning of Section 856(d)(2)(B) of the Internal Revenue Code, then
(x) the purported transferee shall not acquire any right or interest (or, in the
case of a Non-Transfer Event, the Person holding record title to the Equity
Shares with respect to which such Non-Transfer Event occurred, shall cease to
own any right or interest) in such number of Equity Shares, the ownership of
which by such purported transferee or record holder would (A) result in any
class of Equity Shares being beneficially owned by fewer than 100 Persons
(determined without reference to any rules of attribution), (B) result in the
Corporation being "closely held" within the meaning of Section 856(h) of the
Internal Revenue Code, or (C) cause the Corporation to Constructively Own 10% or
more of the ownership interests in a tenant of the Corporation's or of a
Subsidiary's real property, within the meaning of Section 856(d)(2)(B) of the
Internal Revenue Code, (y) such number of Equity Shares (rounded up to the
nearest whole share) shall be designated Shares-in-Trust and, in accordance with
this Division C, transferred automatically by operation of the terms of this
Section IV.C.I.3. to a Trust to be held in accordance with this Division C, and
(z) the Prohibited Owner shall submit such number of Equity Shares to the
Corporation for registration in the name of the Trustee. Such transfer to a
Trust and the designation of shares as Shares-in-Trust shall be effective as of
the close of business on the business day prior to the date of the Transfer or
Non-Transfer Event, as the case may be.

Section 4. REMEDIES FOR BREACH. If the Corporation, or its
designee, shall at any time determine in good faith that a Transfer or
Non-Transfer Event has taken place in violation of this Division C or that a
Person intends to acquire or has attempted to acquire Beneficial Ownership or
Constructive Ownership of any Equity Shares in violation of this Division C, the
Corporation shall take such action as it considers advisable to refuse to give
effect to or to prevent such Transfer or Non-Transfer Event or acquisition,
including, but not limited to, refusing to give effect to such Transfer on the
books of the Corporation or instituting proceedings to enjoin such Transfer or
Non-Transfer Event or acquisition.

Section 5. NOTICE OF RESTRICTED TRANSFER. Any Person who
acquires or attempts to acquire Equity Shares in violation of this Division C,
or any Person who owned Equity Shares that were transferred to a Trust pursuant
to this Division C, shall immediately give written notice to the Corporation of
such event and shall provide to the Corporation such other information as the
Corporation may request in order to determine the effect, if any, of such event
on the Corporation's status as a REIT.

Section 6. OWNERS REQUIRED TO PROVIDE INFORMATION. From the
date of the Initial Public Offering to the Restriction Termination Date:

(a) Every Beneficial Owner or Constructive Owner of more than
5%, or such lower percentage as is specified pursuant to regulations issued
under the Internal Revenue Code, of the outstanding shares of any class of
shares of the Corporation shall, within 30 days after January 1 of each year,
provide to the Corporation a written statement or affidavit stating the name and
address of such Beneficial Owner or Constructive Owner, the number of Equity
Shares Beneficially Owned or Constructively Owned, and a description of how such
shares are held.

(b) Each Person who is a Beneficial Owner or Constructive
Owner of Equity Shares and each Person (including the shareholder of record) who
is holding Equity Shares for a Beneficial Owner or Constructive Owner shall
provide to the Corporation a written statement or affidavit stating such
information as the Corporation may request in order to determine the
Corporation's status as a REIT and to ensure compliance with the Ownership Limit
as applicable.

Section 7. EXCEPTIONS. The Ownership Limit shall not apply to
the acquisition of Equity Shares by an underwriter that participates in a public
offering of such shares for a period of 90 days following

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<PAGE> 16

the purchase by such underwriter of such shares. In addition, the Board of
Directors, upon receipt of a ruling from the Internal Revenue Service or an
opinion of counsel, in either case to the effect that the Corporation's status
as a REIT would not be jeopardized thereby, may allow a Person to own a certain
amount in excess of the Ownership Limit if (i) the Board of Directors obtains
such representations and undertakings from such Person as are reasonably
necessary to ascertain that no Person's Beneficial Ownership or Constructive
Ownership of Equity Shares could result in the REIT (a) losing its REIT status
for federal income tax purposes, or (b) being "related" to any tenant or lessee
under the REIT rules of the Internal Revenue Code, and (ii) such Person agrees
in writing that any violation or attempted violation that could cause such a
result will cause a transfer to a Trust of Equity Shares pursuant to this
Division C.

Section 8. NEW YORK STOCK EXCHANGE TRANSACTIONS.
Notwithstanding any provision contained herein to the contrary, nothing in these
Amended and Restated Articles of Incorporation shall preclude the settlement of
any transaction entered into through the facilities of the New York Stock
Exchange.

II. SHARES-IN-TRUST.

Section 1. TRUST. Any Equity Shares transferred to a Trust and
designated Shares-in-Trust pursuant to this Division C shall be held for the
exclusive benefit of the Beneficiary. The Corporation shall name a Beneficiary
for each Trust within five days after the Corporation first has actual notice of
the existence thereof. Any transfer to a Trust, and designation of Equity Shares
as Shares-in-Trust, shall be effective as of the close of business on the
business day prior to the date of the Transfer or Non-Transfer Event that
results in the transfer to the Trust. Shares-in-Trust shall continue to
constitute issued and outstanding Equity Shares of the Corporation and shall be
entitled to the same rights and privileges as are all other issued and
outstanding Equity Shares of the same class and series. When transferred to a
Permitted Transferee in accordance with this Division C, such Shares-in-Trust
shall cease to be designated as Shares-in-Trust.

Section 2. DIVIDEND RIGHTS. The Trust, as record holder of
Shares-in-Trust, shall be entitled to receive all dividends and distributions
declared by the Board of Directors on such Shares-in-Trust and shall hold such
dividends and distributions in trust for the benefit of the Beneficiary. The
Prohibited Owner with respect to Shares-in-Trust shall repay to the Trust the
amount of any dividends or distributions received by it that (i) are
attributable to those Shares-in-Trust and (ii) the record date of which was on
or after the date that such shares became Shares-in-Trust. The Corporation shall
take all measures that it determines reasonably necessary to recover the amount
of any such dividend or distribution paid to a Prohibited Owner, including, if
necessary, withholding any portion of future dividends or distributions payable
on Equity Shares Beneficially Owned or Constructively Owned by the Person who,
but for the provisions of this Division C, would Constructively Own or
Beneficially Own the Shares-in-Trust; and, as soon as reasonably practicable
following the Corporation's receipt or withholding thereof, shall pay over to
the Trust for the benefit of the Beneficiary the dividends so received or
withheld, as the case may be.

Section 3. RIGHTS UPON LIQUIDATION. In the event of any
voluntary or involuntary liquidation, dissolution or winding up of, or any
distribution of the assets of, the Corporation, each holder of Shares-in-Trust
shall be entitled to receive, ratably with each other holder of Equity Shares of
the same class or series, that portion of the assets of the Corporation which is
available for distribution to the holders of such class and series of Equity
Shares. The Trust shall distribute to the Prohibited Owner the amounts received
upon such liquidation, dissolution, or winding up, or distribution; PROVIDED,
HOWEVER, that the Prohibited Owner shall not be entitled to receive amounts
pursuant to this Division C in excess of, in the case of a purported Transfer in
which the Prohibited Owner gave value for Equity Shares and which Transfer
resulted in the transfer of the shares to the Trust, the price per share, if
any, such Prohibited Owner paid for the Equity Shares and, in the case of a
Non-Transfer Event or Transfer in which the Prohibited Owner did not give value
for such shares (E.G., if the shares were received through a gift or devise) and
which Non-Transfer Event or Transfer, as the case may be, resulted in the
transfer of shares to the Trust, the price per share equal to the Market Price
on the date of such Non-Transfer Event or Transfer. Any remaining amount in such
Trust shall be distributed to the Beneficiary.

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<PAGE> 17

Section 4. VOTING RIGHTS. The Trustee shall be entitled to
vote all Shares-in-Trust. Any vote by a Prohibited Owner as a holder of Equity
Shares prior to the discovery by the Corporation that the Equity Shares are
Shares-in-Trust shall, so far as is practicable under applicable law, be
rescinded and shall be void AB INITIO with respect to such Shares-in-Trust and
the Prohibited Owner shall be deemed to have given, as of the close of business
on the business day prior to the date of the Transfer or Non-Transfer Event that
results in the transfer to the Trust of Equity Shares pursuant to this Division
C, an irrevocable proxy to the Trustee to vote the Shares-in-Trust in the manner
in which the Trustee, in its sole and absolute discretion, considers advisable.

Section 5. DESIGNATION OF PERMITTED TRANSFEREE. The Trustee
shall have the exclusive and absolute right to designate a Permitted Transferee
of any Shares-in-Trust. In an orderly fashion so as not to materially adversely
affect the Market Price of the Shares-in-Trust, the Trustee shall designate a
Person as Permitted Transferee, so long as (i) the Permitted Transferee so
designated purchases for valuable consideration (whether in a public or private
sale) the Shares-in-Trust and (ii) the Permitted Transferee so designated can
acquire such Shares-in-Trust without such acquisition resulting in a transfer to
a Trust and the redesignation of such Equity Shares as Shares-in-Trust. Upon the
designation by the Trustee of a Permitted Transferee, the Trustee shall (i)
cause to be transferred to the Permitted Transferee that number of
Shares-inTrust acquired by the Permitted Transferee, (ii) cause to be recorded
on the books of the Corporation that the Permitted Transferee is the holder of
record of such number of Equity Shares, (iii) cause the Shares-in-Trust to be
canceled, and (iv) distribute to the Beneficiary any and all amounts held by the
Trustee with respect to the Shares-in-Trust after making any payment to the
Prohibited Owner required under Sections IV.C.II.3. and IV.C.II.6.

Section 6. COMPENSATION TO RECORD HOLDER OF EQUITY SHARES THAT
BECOME SHARES-IN-TRUST. Any Prohibited Owner shall be entitled (following
designation of Equity Shares proposed or purported to be held by that Prohibited
Owner as Shares-in-Trust and subsequent designation of a Permitted Transferee or
the Trustee's acceptance of an offer to purchase such shares) to receive from
the Trustee following the sale or other disposition of such Shares-in-Trust the
lesser of (i) in the case of (a) a purported Transfer in which the Prohibited
Owner gave value for Equity Shares and which Transfer resulted in the transfer
of the shares to the Trust, the price per share, if any, such Prohibited Owner
paid for the Equity Shares, or (b) a Non-Transfer Event or Transfer in which the
Prohibited Owner did not give value for such shares (E.G., if the shares were
received through a gift or devise) and which Non-Transfer Event or Transfer, as
the case may be, resulted in the transfer of shares to the Trust, the price per
share equal to the Market Price on the date of such Non-Transfer Event or
Transfer, and (ii) the price per share received by the Trustee from the sale or
other disposition of such Shares-in-Trust. Any amounts received by the Trustee
in respect of such Shares-in-Trust and in excess of such amounts to be paid to
the Prohibited Owner shall be distributed to the Beneficiary. Each Beneficiary
and Prohibited Owner waive any and all claims that they may have against the
Trustee and the Trust arising out of the disposition of Shares-in-Trust, except
for claims arising out of the gross negligence or willful misconduct of, or any
failure to make payments in accordance with this Division C, by such Trustee or
the Corporation.

Section 7. PURCHASE RIGHT IN SHARES-IN-TRUST. Shares-in-Trust
shall be considered to have been offered for sale to the Corporation, or its
designee, on the date of the event that created such Shares-in-Trust status at a
price per share equal to the lesser of (i) the price per share in the event that
created such Shares-in-Trust status (or, in the case of a devise, gift or
Non-Transfer Event, the Market Price at the time of such devise, gift or
Non-Transfer Event) and (ii) the Market Price on the date the Corporation, or
its designee, accepts such offer. The Corporation shall have the right to accept
such offer for a period of ninety days after the later of (i) the date of the
event which created such Shares-in-Trust status and (ii) the date the
Corporation determines in good faith that an event occurred that created such
Shares-in-Trust status, if the Corporation does not receive a notice of such
event.

III. REMEDIES NOT LIMITED. Subject to Article I, Sections 7 and 8,
nothing contained in this Division C shall limit the authority of the
Corporation to take such other action as it deems necessary or advisable to
protect the Corporation and the interests of its shareholders by preservation of
the Corporation's status as a REIT and to ensure compliance with the Ownership
Limit.

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<PAGE> 18

IV. AMBIGUITY. In the case of any ambiguity in the application of any
provision of this Division C, including any definition contained herein, the
Board of Directors shall have the power to determine the application of that
provision.

V. LEGEND. Each certificate for Equity Shares shall bear the following
legend:

"The [Common Shares or Cumulative Preferred Shares or
Noncumulative Preferred Shares] represented by this certificate are
subject to restrictions on transfer for the purpose of the
Corporation's maintenance of its status as a real estate investment
trust under the Internal Revenue Code of 1986, as amended (the "Code").
No Person may (i) Beneficially Own or Constructively Own Common Shares
in excess of 9% of the number of outstanding Common Shares, (ii)
Beneficially Own or Constructively Own shares of any class or series of
Preferred Shares in excess of 9% of the number of outstanding shares of
that class or series of Preferred Shares, (iii) beneficially own Equity
Shares that would result in the Equity Shares being beneficially owned
by fewer than 100 Persons (determined without reference to any rules of
attribution), (iv) Beneficially Own Equity Shares that would result in
the Corporation being "closely held" under Section 856(h) of the Code,
or (v) Constructively Own Equity Shares that would cause the
Corporation to Constructively Own 10% or more of the ownership
interests in a tenant of the Corporation's or of a Subsidiary's real
property, within the meaning of Section 856(d)(2)(B) of the Code. Each
holder of Equity Shares is required to furnish the Corporation such
information as the Corporation may request pursuant to Section 6 of the
Corporation's Amended and Restated Articles of Incorporation. Any
Person who attempts to Beneficially Own or Constructively Own Equity
Shares in excess of the above limitations must immediately notify the
Corporation in writing. If those restrictions are violated, the Equity
Shares represented hereby in excess of those limitations will be
transferred automatically by operation of the Corporation's Amended and
Restated Articles of Incorporation to a Trust and will be designated
Shares-in-Trust. All capitalized terms in this legend have the meanings
defined in the Corporation's Amended and Restated Articles of
Incorporation, as they may be amended from time to time, a copy of
which, including the restrictions on transfer, will be sent without
charge to each shareholder who so requests."

VI. SEVERABILITY. Each provision of this Article FOURTH shall be
several, and an adverse determination as to any such provision shall in no way
affect the validity of any other provision.

FIFTH: At all times following the consummation of the Initial Public
Offering (as defined in Article FOURTH), at least a majority of the members of
the Board of Directors shall, except as may result from a vacancy or vacancies
therein, be Independent Directors. An "Independent Director" shall mean a person
who is (i) independent of management of the Corporation, (ii) not employed by or
an officer of the Corporation, (iii) not an "affiliate" (as defined in Rule 405
under the Securities Act of 1933, as amended) of the Corporation or of any
Subsidiary of the Corporation, and (iv) not a person who acts on a regular basis
as an individual or representative of an organization serving as a professional
advisor, legal counsel or consultant to management if, in the opinion of the
Board of Directors, the relationship is material to the Corporation, that
person, or the organization represented. Any determination to be made by the
Board of Directors in connection with any matter presenting a conflict of
interest for any officer of the Corporation or any director of the Corporation
who is not an Independent Director shall be made by the Independent Directors.

SIXTH: No holder of shares of the Corporation of any class shall be
entitled as such, as a matter of right, to subscribe for or purchase shares of
any class, now or hereafter authorized, or to subscribe for or purchase
securities convertible into or exchangeable for shares of the Corporation or to
which shall be attached or appertain any warrants or rights entitling the holder
thereof to subscribe for or purchase shares, except such rights of subscription
or purchase, if any, for such considerations and upon such terms and conditions
as its Board of Directors from time to time may determine.

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<PAGE> 19

SEVENTH: Notwithstanding any provision of Sections 1701.01 to 1701.98,
inclusive, of the Ohio Revised Code, or any successor statutes now or hereafter
in force, requiring for the authorization or taking of any action the vote or
consent of the holders of shares entitling them to exercise two-thirds or any
other proportion of the voting power of the Corporation or of any class or
classes of shares thereof, such action, unless otherwise expressly required by
law or these Amended and Restated Articles of Incorporation, may be authorized
or taken by the vote or consent of the holders of shares entitling them to
exercise a majority of the voting power of the Corporation or of such class or
classes of shares thereof.

EIGHTH: To the extent permitted by law, the Corporation, by action of
its Board of Directors, may purchase or otherwise acquire shares of any class
issued by it at such times, for such consideration and upon such terms and
conditions as its Board of Directors may determine.

NINTH: No person who is serving or has served as a director of the
Corporation shall be personally liable to the Corporation or any of its
shareholders for monetary damages for breach of any fiduciary duty of such
person as a director by reason of any act or omission of such person as a
director; but the foregoing provision shall not eliminate or limit the liability
of any person (a) for any breach of such person's duty of loyalty as a director
to the Corporation or its shareholders, (b) for acts or omissions not in good
faith or which involve intentional misconduct or a knowing violation of law, (c)
under Section 1701.95 of the Ohio Revised Code, (d) for any transaction from
which such person derived any improper personal benefit, or (e) to the extent
that such liability may not be limited or eliminated by virtue of Section
1701.13 of the Ohio Revised Code or any successor section or statute. Any repeal
or modification of this Article NINTH by the shareholders of the Corporation
shall be prospective only, and shall not adversely affect any limitation on the
personal liability of a director of the Corporation existing at the time of such
repeal or modification.

TENTH: Section 1701.831 of the Ohio Revised Code shall not apply to the
Corporation.

ELEVENTH: Chapter 1704 of the Ohio Revised Code shall not apply to the
Corporation.

TWELFTH: If any provision (or portion thereof) of these Amended and
Restated Articles of Incorporation shall be found to be invalid, prohibited, or
unenforceable for any reason, the remaining provisions (or portions thereof) of
these Amended and Restated Articles of Incorporation shall remain in full force
and effect, and shall be construed as if such invalid, prohibited, or
unenforceable provision had been stricken herefrom or otherwise rendered
inapplicable, it being the intent of the Corporation and its shareholders that
each such remaining provision (or portion thereof) of these Amended and Restated
Articles of Incorporation remain, to the fullest extent permitted by law,
applicable and enforceable as to all shareholders, notwithstanding any such
finding.

THIRTEENTH: No shareholder of the Corporation may cumulate his voting
power in the election of directors.

FOURTEENTH: The Corporation reserves the right to amend, alter, change
or repeal any provision contained in these Amended and Restated Articles of
Incorporation, in the manner now or hereafter prescribed by statute, and all
rights conferred upon shareholders herein are granted subject to this
reservation.

FIFTEENTH: These Amended and Restated Articles of Incorporation shall
take the place of and supersede the Corporation's existing Articles of
Incorporation.

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<PAGE> 1
Exhibit 4.1

NARRATIVE DESCRIPTION OF BOYKIN LODGING COMPANY SHARE CERTIFICATE

Decorative engraving covers approximately 1" of the top edge
and 3/4" of the side and bottom edges of the share certificate (the
"Certificate"), including larger, more elaborate decorative engraving in the top
left and right hand corners.

Centered in the top 1/3rd of the Certificate is a vignette
containing a man in a suit and tie holding open blueprints with a woman in a
blouse looking over his shoulder at the same newspaper. In miniature in front of
the man and woman is a mid-sized downtown landscape. Directly below the vignette
is the text "BOYKIN LODGING COMPANY" (the "Company") To the left and right of
the vignette is a rectangular shaded box (approximately 3/4" x 1 1/2"). The box
to the left contains the text: "BLC" inside the box; "Common" and "Number" above
and on the top edge of the box, respectively; and the text in small capital
letters "This Certificate Transferable in Cleveland, Ohio and New York, New
York" The box to the right contains the text: "SHARES" on the top edge of the
box; in small capital letters "Incorporated Under the Laws of the State of Ohio"
directly above the box; and "See Reverse for Certain Definitions" directly under
the box. Also under the box, slightly above the middle of the Certificate on the
right hand side of the Certificate is the text "CUSIP 103430 10 4."

Centered in the middle of the Certificate is a larger shaded
box (approximately 1 3/4" x 8 1/2") containing the Company logo, also shaded, in
the middle of the box and the text "THIS IS TO CERTIFY THAT" in the top right
hand corner of the shaded box and the text "is the registered holder of" in the
bottom right hand corner of the shaded box.

Below the large shaded box is the following text:

[in small capital letters] Fully Paid and Non-Assessable Common Shares,
Without Par Value, of

BOYKIN LODGING COMPANY

(in script) transferable only on the books of the Corporation by the holder
hereof in person or by a duly authorized attorney-in-fact upon surrender of this
Certificate properly endorsed. This Certificate is issued by the Corporation and
accepted by the holder subject to all the terms and conditions pertaining to the
Common Shares of the Corporation contained in its Articles of Incorporation, and
all amendments thereto, and in the Code of Regulations of the Corporation, and
all amendments thereto, copies of which are on file in the office of the
Corporation, and to which reference is hereby made. The Corporation will mail
without charge within five days a copy of the Corporation's Articles of
Incorporation and Code of Regulations to each shareholder who so requests. This
Certificate is not valid unless countersigned by the Transfer Agent and
registered by the Registrant.
WITNESS the facsimile seal of the Corporation and the facsimile
signatures of its duly authorized officers.

Dated [blank]
/s/ Raymond P. Heitland /s/ Robert W. Boykin
TREASURER PRESIDENT

<PAGE> 2

Centered in the bottom of the Certificate (approximately 2" in
diameter) is the circular corporate seal of Boykin Lodging Company containing
the text: "Boykin Lodging Company" "Corporate Seal" and "Ohio."

On the lower right hand side of the Certificate in small capital
letters the following words appear vertically: "Countersigned By" "National City
Bank (Cleveland, Ohio)" "Transfer Agent and Registrant" and "Authorized
Signature."

<PAGE> 3

The back of the Certificate contains the following text:

BOYKIN LODGING COMPANY

The Common Shares represented by this certificate are subject to
restrictions on transfer for the purpose of the Corporation's maintenance of its
status as a real estate investment trust under the Internal Revenue Code of
1986, as amended (the "Code"). No Person may (i) Beneficially Own or
Constructively Own Common Shares in excess of 9% of the number of outstanding
Common Shares, (ii) Beneficially Own or Constructively Own shares of any class
or series of Preferred Shares in excess of 9% of the number of outstanding
shares of that class or series of Preferred Shares, (iii) beneficially own
Equity Shares that would result in the Equity Shares being beneficially owned by
fewer than 100 Persons (determined without reference to any rules of
attribution), (iv) Beneficially Own Equity Shares that would result in the
Corporation being "closely held" under Section 856(h) of the Code, or (v)
Constructively Own Equity Shares that would cause the Corporation to
Constructively Own 10% or more of the ownership interests in a tenant of the
Corporation's or of a Subsidiary's real property, within the meaning of Section
856(d)(2)(B) of the Code. Each holder of Equity Shares is required to furnish
the Corporation such information as the Corporation may request pursuant to
Section 6 of the Corporation's Amended and Restated Articles of Incorporation.
Any Person who attempts to Beneficially Own or Constructively Own Equity Shares
in excess of the above limitations must immediately notify the Corporation in
writing. If those restrictions are violated, the Equity Shares represented
hereby in excess of those limitations will be transferred automatically by
operation of the Corporation's Amended and Restated Articles of Incorporation to
a Trust and will be designated Shares-in-Trust. All capitalized terms in this
legend have the meanings defined in the Corporation's Amended and Restated
Articles of Incorporation, as they may be amended from time to time, a copy of
which, including the restrictions on transfer, will be sent without charge to
each shareholder who so requests.

The following abbreviations, when used in the inscription on the face
of this certificate, shall be construed as though they were written out in full
according to applicable laws or regulations.

TEN COM: as tenants in common UNIF TRANS MIN ACT- ____ Custodian ___
TEN ENT: as tenants by the entireties (cust) (minor)
JT TEN: as joint tenants with right under Uniform Transfers to Minors
of survivorship and not as Act ______________________.
tenants in common (state)

Additional abbreviations may also be used though not in the above list.

FOR VALUE RECEIVED, ___________________________ hereby sell, assign and
transfer unto

- ------------------------------------------------------------------------------

<PAGE> 4

(PLEASE PRINT OR TYPEWRITE NAME AND ADDRESS, INCLUDING ZIP
CODE, OF ASSIGNEE)

- ------------------------------------------------------------------------------

Common Shares represented by the within Certificate, and do hereby irrevocably
constitute and appoint _______________________________________, Attorney to
transfer the said Shares on the books of the within named Corporation with full
power of substitution.

Dated _______________________________

X_____________________________
NOTICE: THE SIGNATURE TO THIS
ASSIGNMENT MUST CORRESPOND WITH
THE NAME AS WRITTEN UPON THE
FACE OF THE CERTIFICATE IN
EVERY PARTICULAR, WITHOUT
ALTERATION OR ENLARGEMENT OR
ANY CHANGE WHATEVER.

SIGNATURE(S) GUARANTEED:

By: ___________________________________
THE SIGNATURE(S) SHOULD BE GUARANTEED BY AN ELIGIBLE
GUARANTOR INSTITUTION (BANKS, STOCKBROKERS, SAVINGS
AND LOAN ASSOCIATIONS AND CREDIT UNIONS WITH
MEMBERSHIP IN AN APPROVED SIGNATURE GUARANTEE MEDALLION
PROGRAM), PURSUANT TO S.E.C. RULE 17Ad-15.

<PAGE> 1

EXHIBIT 10.1

AMENDED AND RESTATED

AGREEMENT OF LIMITED PARTNERSHIP

BOYKIN HOTEL PROPERTIES, L.P.

DATED: ______________, 1996
<PAGE> 2

TABLE OF CONTENTS

<TABLE>
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Page
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<S> <C>
RECITALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

ARTICLE I DEFINED TERMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

ARTICLE II PARTNERSHIP CONTINUATION; ADMISSION OF LIMITED
PARTNERS; NAME; PLACE OF BUSINESS AND REGISTERED AGENT . . . . . . . . . . . . . . . . . . . . . 8
Section 2.1 Continuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Section 2.2 Restated Certificate of Limited Partnership; Other Filings . . . . . . . . . . . . . . 8
Section 2.3 Limited Partners; Additional Limited Partners . . . . . . . . . . . . . . . . . . . . 8
Section 2.4 Name, Office and Registered Agent . . . . . . . . . . . . . . . . . . . . . . . . . . 9

ARTICLE III BUSINESS AND TERM OF PARTNERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Section 3.1 Business . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Section 3.2 Term . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

ARTICLE IV CAPITAL CONTRIBUTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Section 4.1 General Partner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Section 4.2 Limited Partners . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Section 4.3 Additional Capital Contributions and Issuances of Additional
Partnership Interests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Section 4.4 Additional Funding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Section 4.5 Interest . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Section 4.6 Return of Capital . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

ARTICLE V PROFITS, LOSSES AND ACCOUNTING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Section 5.1 Allocation of Profits and Losses . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Section 5.2 Accounting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Section 5.3 Partners' Accounts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Section 5.4 Section 754 Elections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14

ARTICLE VI POWERS, DUTIES, LIABILITIES, COMPENSATION AND VOTING
OF GENERAL PARTNER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Section 6.1 Powers of General Partner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Section 6.2 Delegation of Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Section 6.3 Duties of General Partner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Section 6.4 Liabilities of General Partner; Indemnification . . . . . . . . . . . . . . . . . . . 17
Section 6.5 Compensation of General Partner; Reimbursement . . . . . . . . . . . . . . . . . . . . 19
Section 6.6 Reliance on Act of General Partner . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Section 6.7 Outside Services; Dealings with Affiliates; Outside Activities . . . . . . . . . . . . 19
Section 6.8 Initial Loan to the Partnership; Additional Loans to the Partnership . . . . . . . . . 20
Section 6.9 Contribution of Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
</TABLE>

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<TABLE>
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ARTICLE VII RIGHTS, PROHIBITIONS AND REPRESENTATIONS WITH
RESPECT TO LIMITED PARTNERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Section 7.1 Rights of Limited Partners . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Section 7.2 Prohibitions with Respect to the Limited Partners . . . . . . . . . . . . . . . . 21
Section 7.3 Ownership by Limited Partner of Corporate General Partner or
Affiliate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Section 7.4 Redemption Right . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Section 7.5 Warranties and Representations of the Limited Partners . . . . . . . . . . . . . . 23
Section 7.6 Indemnification by Limited Partners . . . . . . . . . . . . . . . . . . . . . . . 23
Section 7.7 Notice of Sale or Refinancing . . . . . . . . . . . . . . . . . . . . . . . . . . 23
Section 7.8 Basis Analysis And Limited Partner Guarantees . . . . . . . . . . . . . . . . . . 24

ARTICLE VIII DISTRIBUTIONS AND PAYMENTS TO PARTNERS . . . . . . . . . . . . . . . . . . . . . . 24
Section 8.1 Distributions of Cash Flow . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Section 8.2 REIT Distribution Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Section 8.3 No Right to Distributions in Kind . . . . . . . . . . . . . . . . . . . . . . . . 25
Section 8.4 Disposition Proceeds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Section 8.5 Withdrawals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

ARTICLE IX TRANSFERS OF INTERESTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Section 9.1 General Partner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Section 9.2 Admission of a Substitute or Additional General Partner . . . . . . . . . . . . . 26
Section 9.3 Effect of Bankruptcy, Withdrawal, Death or Dissolution of a General
Partner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
Section 9.4 Removal of a General Partner . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
Section 9.5 Restrictions on Transfer of Limited Partnership Interests . . . . . . . . . . . . 27
Section 9.6 Admission of Substitute Limited Partner . . . . . . . . . . . . . . . . . . . . . 28
Section 9.7 Rights of Assignees of Partnership Interests . . . . . . . . . . . . . . . . . . . 29
Section 9.8 Effect of Bankruptcy, Death, Incompetence or Termination of a
Limited Partner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Section 9.9 Joint Ownership of Interests . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Section 9.10 Transferees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Section 9.11 Absolute Restriction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Section 9.12 Investment Representation . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

ARTICLE X TERMINATION OF THE PARTNERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Section 10.1 Termination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Section 10.2 Payment of Debts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Section 10.3 Debts to Partners . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Section 10.4 Remaining Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Section 10.5 Reserve . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Section 10.6 Final Accounting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

ARTICLE XI AMENDMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Section 11.1 Authority to Amend . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Section 11.2 Notice of Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
</TABLE>

(ii)
<PAGE> 4
<TABLE>
<S> <C>
ARTICLE XII POWER OF ATTORNEY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Section 12.1 Power . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Section 12.2 Survival of Power . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

ARTICLE XIII CONSENTS, APPROVALS, VOTING AND MEETINGS . . . . . . . . . . . . . . . . . . . . 33
Section 13.1 Method of Giving Consent or Approval . . . . . . . . . . . . . . . . . . . . . 33
Section 13.2 Meetings of Limited Partners . . . . . . . . . . . . . . . . . . . . . . . . . 34
Section 13.3 Opinion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Section 13.4 Submissions to Partners . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34

ARTICLE XIV MISCELLANEOUS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Section 14.1 Governing Law . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Section 14.2 Agreement for Further Execution . . . . . . . . . . . . . . . . . . . . . . . . 34
Section 14.3 Entire Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Section 14.4 Severability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Section 14.5 Notices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Section 14.6 Titles and Captions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Section 14.7 Counterparts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Section 14.8 Pronouns . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Section 14.9 Survival of Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

EXHIBIT A LIST OF PARTNERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
EXHIBIT B FEDERAL INCOME TAX MATTERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
EXHIBIT C INITIAL HOTELS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
EXHIBIT D NOTICE OF EXERCISE OF REDEMPTION RIGHT . . . . . . . . . . . . . . . . . . . . . . . 64
EXHIBIT E INTERCOMPANY CONVERTIBLE NOTE . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
</TABLE>

(iii)
<PAGE> 5
AMENDED AND RESTATED

AGREEMENT OF LIMITED PARTNERSHIP

BOYKIN HOTEL PROPERTIES, L.P.

RECITALS:

Boykin Hotel Properties, L.P. (the "Partnership"), was formed
as a limited partnership under the laws of the State of Ohio by the filing of a
Certificate of Limited Partnership with the Secretary of State of Ohio on
February 12, 1996. The Partnership is governed by a Limited Partnership
Agreement maintained at the offices of the Partnership (the "Original
Agreement"). The current parties to the Original Agreement are Boykin Lodging
Company, an Ohio corporation (the "Corporation" and in its capacity as the
General Partner, the "General Partner") and Robert W. Boykin (the "Original
Limited Partner").

The General Partner and the Original Limited Partner desire
to (i) admit additional Limited Partners to the Partnership, and (ii) with the
Limited Partners, amend and restate the Original Agreement in its entirety.

NOW, THEREFORE, in consideration of the foregoing, of the
mutual covenants between the parties hereto, and of other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged,
the parties hereto agree to amend and restate the Original Agreement to read in
its entirety as follows:

ARTICLE I

DEFINED TERMS

Whenever used in this Agreement, the following terms shall
have the meanings respectively assigned to them in this Article I, unless
otherwise expressly provided herein or unless the context otherwise requires:

ACT: "Act" shall mean the Uniform Limited Partnership Act,
Ohio Revised Code Section Section 1782.01 ET SEQ., as in effect from time to
time in the State of Ohio.

ADDITIONAL FUNDS: "Additional Funds" has the meaning set
forth in Section 4.4 hereof.

ADDITIONAL LIMITED PARTNER: "Additional Limited Partner"
shall mean a Person admitted to this Partnership as a Limited Partner pursuant
to and in accordance with Section 2.3(b) of this Agreement.
<PAGE> 6
ADDITIONAL SECURITIES: "Additional Securities" means any
additional REIT Shares (other than REIT Shares issued in connection with a
redemption Pursuant to Section 7.4 hereof) or rights, options, warrants or
convertible or exchangeable securities containing the right to subscribe for or
purchase REIT Shares, as set forth in Section 4.3(a)(ii).

AFFILIATE: "Affiliate" of another Person shall mean (a) any
Person directly or indirectly owning, controlling or holding with power to vote
ten percent (10%) or more of the outstanding voting securities of such other
Person; (b) any Person ten percent (10%) or more of whose outstanding voting
securities are directly or indirectly owned, controlled or held with power to
vote by such other Person; (c) any Person directly or indirectly controlling,
controlled by, or under common control with, such other Person; (d) any
officer, director, member or partner of such other Person; and (e) if such
other Person is an officer, director, member or partner in a company, the
company for which such Person acts in any such capacity.

AGREED VALUE: "Agreed Value" shall mean the fair market value
of Contributed Property as agreed to by the Contributing Partner and the
Partnership, using such reasonable method of valuation as they may adopt.

AGREEMENT: "Agreement" shall mean this Agreement of Limited
Partnership of Boykin Hotel Properties, L.P., as amended from time to time.

ARTICLES OF INCORPORATION: "Articles of Incorporation" means
the Amended and Restated Articles of Incorporation of the General Partner filed
with the Secretary of State of the State of Ohio, as amended or restated from
time to time.

BANKRUPTCY CODE: "Bankruptcy Code" shall mean the United
States Bankruptcy Code, as amended, 11 U.S.C. Section Section 101 ET SEQ., and
as hereafter amended from time to time.

BOYKINS: "Boykins" shall mean Robert W. Boykin and John E.
Boykin, their spouses and lineal ascendants and lineal descendants, and any
person employed on a full-time basis at any time during the five (5) year
period ending on the date of this Agreement by any entity owned (directly or
indirectly) more than fifty percent (50%) by Robert W. Boykin and/or John E.
Boykin.

BUSINESS DAY: "Business Day" shall mean any day when the New
York Stock Exchange is open for trading.

CAPITAL ACCOUNT: "Capital Account" shall mean, as to any
Partner, the account established and maintained for such Partner pursuant to
Section 5.3 hereof.

CAPITAL CONTRIBUTION: "Capital Contribution" shall mean the
amount in cash or the Agreed Value of Contributed Property contributed by each
Partner (or his original predecessor in interest) to the capital of the
Partnership for his interest in the Partnership.

CASH AMOUNT: "Cash Amount" means an amount of cash per
Partnership Unit equal to the Value on the Valuation Date of the REIT Shares
Amount.

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<PAGE> 7
CASH FLOW: "Cash Flow" shall mean the excess of cash revenues
actually received by the Partnership in respect of Partnership operations for
any period, less Operating Expenses for such period. Cash Flow shall not
include Disposition Proceeds.

CODE: "Code" shall mean the Internal Revenue Code of 1986, as
amended, and as hereafter amended from time to time. Reference to any
particular provision of the Code shall mean that provision in the Code at the
date hereof and any succeeding provision of the Code.

COMMISSION: "Commission" shall mean the U.S. Securities and
Exchange Commission.

CONTRIBUTED PARTNERSHIPS: "Contributed Partnerships" shall
mean the various limited partnerships that own the Initial Hotels prior to the
formation transaction.

CONTRIBUTED PROPERTY: "Contributed Property" shall mean a
Partner's interest in property or other consideration (excluding services and
cash) contributed to the Partnership by such Partner.

CONVERSION FACTOR: "Conversion Factor" shall mean 1.0;
provided, however, that in the event the General Partner (i) declares or pays a
dividend on its outstanding REIT Shares in REIT Shares or makes a distribution
to all holders of its outstanding REIT Shares in REIT Shares, (ii) subdivides
its outstanding REIT Shares, or (iii) combines its outstanding REIT Shares into
a smaller number of REIT Shares, the Conversion Factor shall be adjusted by
multiplying the Conversion Factor by a fraction, the numerator of which shall
be the number of REIT Shares issued and outstanding on the record date for such
dividend, distribution, subdivision or combination (assuming for such purposes
that such dividend, distribution, subdivision or combination has occurred as of
such time), and the denominator of which shall be the actual number of REIT
Shares (determined without the above assumption) issued and outstanding on the
record date for such dividend, distribution, subdivision or combination. Any
adjustment to the Conversion Factor shall become effective immediately after
the effective date of such event retroactive to the record date, if any, for
such event; PROVIDED, HOWEVER, that if the General Partner receives a Notice of
Redemption after the record date, but prior to the effective date of such
dividend, distribution, subdivision or combination, the Conversion Factor shall
be determined as if the General Partner had received the Notice of Redemption
immediately prior to the record date for such dividend, distribution,
subdivision or combination.

DISPOSITION PROCEEDS: "Disposition Proceeds" shall mean the
excess of the proceeds received by the Partnership from the refinancing, sale,
exchange or other disposition of all or substantially all of the Partnership's
Property less any expenses incurred or paid by the Partnership in connection
with such transaction.

EVENT OF BANKRUPTCY: "Event of Bankruptcy" shall mean as to
any Person the filing of a petition for relief as to such Person as debtor or
bankrupt under the Bankruptcy Code or similar provision of law of any
jurisdiction (except if such petition is contested by such Person and has been
dismissed within ninety (90) days of the filing thereof); insolvency of such
Person as finally determined by a court of competent jurisdiction; filing by
such Person of a petition or application to accomplish the same or for the
appointment of a receiver or a trustee for such Person or a substantial part of
such Person's assets; commencement of any proceedings relating

-3-
<PAGE> 8
to such Person as a debtor under any other reorganization, arrangement,
insolvency, adjustment of debt or liquidation law of any jurisdiction, whether
now in existence or hereinafter in effect, either by such Person or by another;
provided, however, that if such proceeding is commenced by another, such Person
indicates his approval of such proceeding, consents thereto or acquiesces
therein, or such proceeding, consents thereto or acquiesces therein, or such
proceeding is contested by such Person and has not been finally dismissed
within ninety (90) days.

GENERAL PARTNER: "General Partner" shall mean Boykin Lodging
Company, and any Person who becomes a substitute or additional General
Partner as provided herein, and any of their successors as General Partner.

GENERAL PARTNERSHIP INTEREST: "General Partnership Interest"
shall mean the ownership interest of a General Partner in the Partnership.

INDEMNITEE: "Indemnitee" shall mean (i) any Person made a
party to a proceeding by reason of its status as (A) the General Partner, or
(B) a director or officer of the General Partner, and (ii) such other Persons
(including Affiliates of the General Partner or the Partnership) as the General
Partner may designate from time to time, in its sole and absolute discretion.

INDEPENDENT DIRECTOR: "Independent Director" shall mean a
director of the General Partner who is not an officer or employee of the
General Partner, any Affiliate of an officer or employee or any Affiliate of
(i) any lessee of any property of the General Partner or any Subsidiary of the
General Partner, (ii) any Subsidiary of the General Partner, (iii) any
partnership that is an Affiliate of the General Partner, or (iv) any Person who
acts on a regular basis as an individual or representative of an organization
serving as a professional advisor, legal counsel or consultant to management
if, in the opinion of the Board of Directors of the General Partner, that
relationship is material to the General Partner or the Partnership, that
Person, or the organization represented.

INITIAL HOTELS: "Initial Hotels" shall mean those properties
listed on Exhibit C hereto.

INITIAL LOAN: "Initial Loan" shall have the meaning provided
in Section 6.8(a) hereof.

INTERCOMPANY CONVERTIBLE NOTES: "Intercompany Convertible
Note" shall mean that certain Loan Agreement dated as of , 1996,
between the General Partner and the Partnership, a copy of which is attached as
Exhibit E hereto.

IRS: "IRS" shall mean the Internal Revenue Service.

LIMITED PARTNER: "Limited Partner" shall mean any Person
named as a Limited Partner on Exhibit A attached hereto and any Person who
becomes a Substitute Limited Partner pursuant to Section 9.6 hereof or an
Additional Limited Partner pursuant to Section 2.3(b) hereof, in such Person's
capacity as a Limited Partner in the Partnership.

LIMITED PARTNERSHIP INTEREST: "Limited Partnership Interest"
shall mean the ownership interest of a Limited Partner in the Partnership at
any particular time, including the

-4-
<PAGE> 9
right of such Limited Partner to any and all
benefits to which such Limited Partner may be entitled as provided in this
Agreement and in the Act, together with the obligations of such Limited Partner
to comply with all the provisions of this Agreement and of the Act.

MINIMUM LIMITED PARTNERSHIP INTEREST: "Minimum Limited
Partnership Interest" means a one percent (1%) Limited Partnership Interest.

NOTICE OF REDEMPTION: "Notice of Redemption" shall mean the
Notice of Exercise of Redemption Right substantially in the form attached as
Exhibit D hereto.

OFFERING: "Offering" shall mean the offer and sale by the
General Partner and the purchase by the Underwriters (as defined in the
Prospectus) of REIT Shares for sale to the public.

OPERATING EXPENSES: "Operating Expenses" shall mean (i) all
administrative and operating costs and expenses incurred by the Partnership,
(ii) those administrative costs and expenses of the General Partner, including
any salaries or other payments to directors, officers or employees of the
General Partner, and any accounting and legal expense of the General Partner,
which expenses, the Partners have agreed, are expenses of the Partnership and
not the General Partner, and (iii) to the extent not included in clause (ii)
above, REIT Expenses; PROVIDED, HOWEVER, that Administrative Expenses shall not
include any administrative costs and expenses incurred by the General Partner
that are attributable to Properties or partnership interests in a Subsidiary
that are owned by the General Partner directly.

ORIGINAL LIMITED PARTNER: "Original Limited Partner" shall
mean Robert W. Boykin.

PARTNER: "Partner" shall mean the General Partner or any
Limited Partner.

PARTNERSHIP: "Partnership" shall mean Boykin Hotel
Properties, L.P., an Ohio limited partnership.

PARTNERSHIP INTEREST: "Partnership Interest" shall mean an
ownership interest in the Partnership representing a Capital Contribution by
either a Limited Partner or the General Partner and includes any and all
benefits to which the holder of such an ownership interest may be entitled as
provided in this Agreement or the Act, together with all obligations of such
Person to comply with the terms and provisions of this Agreement and the Act.

PARTNERSHIP RECORD DATE: "Partnership Record Date" shall mean
the record date established by the General Partner for the distribution of Cash
Flow pursuant to Section 8.1 hereof, which record date shall be the same as the
record date established by the General Partner for a distribution to its
shareholders of some or all of its portion of such distribution.

PARTNERSHIP UNIT: "Partnership Unit" shall mean a fractional,
undivided share of the Partnership Interests of all Partners issued hereunder.
As of the date of this Agreement, there shall be considered to be seven million
five hundred forty-seven thousand (7,547,000) Partnership Units outstanding,
with each Partnership Unit representing a ____ percent (____%) Percentage
Interest in the Partnership. At all times there shall be maintained an
equivalency of Partnership

-5-
<PAGE> 10
Units and REIT Shares, except that the conversion of the Subordinated
Convertible Debt shall be effected without the issuance of additional REIT
shares.

PERCENTAGE INTEREST: "Percentage Interest" shall mean the
percentage ownership interest in the Partnership of each Partner, as determined
by dividing the Partnership Units owned by a Partner by the total number of
Partnership Units then outstanding.

PERSON: "Person" shall mean any individual partnership,
corporation, limited liability company, trust or other entity.

PROPERTY: "Property" shall mean any hotel property or other
investment in which the Partnership holds an ownership interest.

PROSPECTUS: "Prospectus" shall mean the final prospectus
delivered to purchasers of REIT Shares in the Offering.

PUBLIC OFFERING PRICE: "Public Offering Price" shall mean the
price set forth in the Prospectus.

REDEEMING PARTNER: "Redeeming Partner" shall have the meaning
provided in Section 7.4(a) hereof.

REDEMPTION RIGHT: "Redemption Right" shall have the meaning
provided in Section 7.4(a) hereof.

REIT: "REIT" shall mean a real estate investment trust under
Sections 856 through 860, inclusive, of the Code.

REIT EXPENSES: "REIT Expenses" means (i) costs and expenses
relating to the formation and continuity of existence of the General Partner
and any Subsidiaries thereof (which Subsidiaries shall, for purposes hereof, be
included within the definition of General Partner), including taxes, fees and
assessments associated therewith, any and all costs, expenses or fees payable
to any director, officer, or employee of the General Partner, (ii) costs and
expenses relating to the public offering and registration of securities or
private offering of securities by the General Partner and all statements,
reports, fees and expenses incidental thereto, including underwriting discounts
and selling commissions applicable to any such offering of securities, (iii)
costs and expenses associated with the preparation and filing of any periodic
reports by the General Partner under federal, state or local laws or
regulations, including filings with the Commission, (iv) costs and expenses
associated with compliance by the General Partner with laws, rules and
regulations promulgated by any regulatory body, including the Commission, and
(v) all other operating or administrative costs of the General Partner,
including, without limitation, insurance premiums, and legal, accounting and
directors fees, incurred in the ordinary course of its business on behalf of or
in connection with the Partnership.

REIT SHARE: "REIT Share" shall mean a share of the common
shares of the General Partner.

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<PAGE> 11
REIT SHARES AMOUNT: "REIT Shares Amount" shall mean a whole
number of REIT Shares equal to the product of the number of Partnership Units
offered for redemption by a Redeeming Partner, multiplied by the Conversion
Factor (rounded down to the nearest whole number in the event such product is
not a whole number); provided, however, that in the event the General Partner
at any time issues to all holders of REIT Shares rights, options, warrants or
convertible or exchangeable securities entitling the shareholders to subscribe
for or purchase REIT Shares, or any other securities or property (collectively,
the "Rights"), which Rights have not expired pursuant to their terms, then the
REIT Shares Amount thereafter shall also include such Rights that a holder of
that number of REIT Shares would be entitled to receive.

SPECIFIED REDEMPTION DATE: "Specified Redemption Date" shall
mean, with respect to a given Partner, the tenth (10th) Business Day after
receipt by the General Partner of a Notice of Redemption; provided, however,
that no Specified Redemption Date shall occur with respect to the Boykins (as
defined herein) before three (3) years from the date of this Agreement;
provided, further, that if the General Partner combines its outstanding REIT
Shares, no Specified Redemption Date shall occur after the record date and
prior to the effective date of such combination.

SUBORDINATED CONVERTIBLE DEBT: "Subordinated Convertible
Debt" shall mean the indebtedness of the Partnership to the General Partner
evidenced by the Intercompany Convertible Note.

SUBSIDIARY: "Subsidiary" shall mean, with respect to any
Person, any corporation or other entity of which a majority of (i) the voting
power of the voting equity securities, or (ii) the outstanding equity interests
are owned directly or indirectly, by the Person.

SUBSTITUTE GENERAL PARTNER: "Substitute General Partner" has
the meaning set forth in Section 9.2.

SUBSTITUTE LIMITED PARTNER: "Substitute Limited Partner"
shall mean any Person admitted to the Partnership as a Limited Partner pursuant
to Section 9.6 hereof.

SURVIVING GENERAL PARTNER: "Surviving General Partner" has
the meaning set forth in Section 9.1(d) hereof.

TRANSACTION: "Transaction" has the meaning set forth in
Section 9.1(c) hereof.

TRANSFER: "Transfer" has the meaning set forth in Section
9.5(a) hereof.

VALUATION DATE: "Valuation Date" shall mean the date of
receipt by the General Partner of a Notice of Redemption or, if such date is
not a Business Day, the first Business Day thereafter.

VALUE: "Value" shall mean, with respect to a REIT Share, the
average of the daily market price for the ten (10) consecutive trading days
immediately preceding the Valuation Date. The market price for each such
trading day shall be: (i) if the REIT Shares are listed or admitted to trading
on any securities exchange or the NASDAQ-National Market System, the closing
price, regular way, on such day, or if no such sale takes place on such day,
the average of the closing

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<PAGE> 12
bid and asked prices on such day; (ii) if the REIT Shares are not listed or
admitted to trading on any securities exchange or the NASDAQ-National Market
System, the last reported sale price on such day or, if no sale takes place on
such day, the average of the closing bid and asked prices on such day, as
reported by a reliable quotation source designated by the General Partner; or
(iii) if the REIT Shares are not listed or admitted to trading on any securities
exchange or the NASDAQ-National Market System and no such last reported sale
price or closing bid and asked prices are available, the average of the reported
high bid and low asked prices on such day, as reported by a reliable quotation
source designated by the General Partner, or if there shall be no bid and asked
prices on such day, the average of the high bid and low asked prices, as so
reported, on the most recent day (not more than ten (10) days prior to the date
in question) for which prices have been so reported; provided, however, that if
there are no bid and asked prices reported during the ten (10) days prior to the
date in question, the Value of the REIT Shares shall be determined by the
General Partner acting in good faith on the basis of such quotations and other
information as it considers, in its reasonable judgment, appropriate. In the
event the REIT Shares Amount includes rights that a holder of REIT Shares would
be entitled to receive, and the General Partner acting in good faith determines
that the value of such rights is not reflected in the Value of the REIT Shares
determined as aforesaid, then the Value of such rights shall be determined by
the General Partner acting in good faith on the basis of such quotations and
other information as it considers, in its reasonable judgment, appropriate.

ARTICLE II

PARTNERSHIP CONTINUATION;
ADMISSION OF LIMITED PARTNERS;
NAME; PLACE OF BUSINESS AND REGISTERED AGENT

Section 2.1 CONTINUATION. The Partners hereby agree to
continue the Partnership pursuant to the Act and upon the terms and conditions
set forth in this Agreement.

Section 2.2 RESTATED CERTIFICATE OF LIMITED PARTNERSHIP;
OTHER FILINGS. The General Partner shall prepare (or caused to be prepared),
execute, acknowledge, record and file at the expense of the Partnership, a
Restated Certificate of Limited Partnership and all requisite fictitious name
statements and notices in such places and jurisdictions as may be required by
the Act or necessary to cause the Partnership to be treated as a limited
partnership under, and otherwise to comply with, the laws of each state or
other jurisdiction in which the Partnership conducts business.

Section 2.3 LIMITED PARTNERS; ADDITIONAL LIMITED PARTNERS.

(a) The Limited Partners shall be those Persons
identified as Limited Partners on Exhibit A attached hereto, as amended from
time to time pursuant to the terms of this Agreement, and such Persons are
hereby admitted to the Partnership as Limited Partners.

(b) The General Partner shall in timely fashion
amend this Agreement and, if required by the Act, the Certificate of Limited
Partnership filed for record to reflect the admission pursuant to the terms of
this Agreement of a Person as a Limited Partner.

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Section 2.4 NAME, OFFICE AND REGISTERED AGENT. The name of
the Partnership shall be Boykin Hotel Properties, L.P. The principal place of
business of the Partnership shall be at Terminal Tower, 50 Public Square, Suite
1500, Cleveland, Ohio, 44113. The General Partner may at any time change the
location of such office, provided the General Partner gives notice to the
Partners of any such change. The name and address of the Partnership's statutory
agent for service of process on the Partnership is Boykin Lodging Company,
Terminal Tower, 50 Public Square, Suite 1500, Cleveland, Ohio, 44113.

ARTICLE III

BUSINESS AND TERM OF PARTNERSHIP

Section 3.1 BUSINESS. The purpose and nature of the business
of the Partnership is to conduct any business that may lawfully be conducted by
a limited partnership organized pursuant to the Act; provided, however, that
such business shall be limited to and conducted in such a manner as to permit
the General Partner at all times to be classified as a REIT, unless the Board of
the General Partner determines to cease to qualify as a REIT. To consummate the
foregoing and to carry out the obligations of the Partnership in connection
therewith or incidental thereto, the General Partner shall have the authority,
in accordance with and subject to the limitations set forth elsewhere in this
Agreement, to make, enter into, perform and carry out any arrangements,
contracts and/or agreements of every kind for any lawful purpose, without limit
as to amount or otherwise, with any corporation, association, partnership,
limited liability company, firm, trustee, syndicate, individual and/or any
political or governmental division, subdivision or agency, domestic or foreign,
and generally to make and perform agreements and contracts of every kind and
description and to do any and all things necessary or incidental to the
foregoing for the protection and enhancement of the assets of the Partnership.

Section 3.2 TERM. The Partnership as herein constituted
shall continue until December 31, 2050, unless earlier dissolved or terminated
pursuant to law or the provisions of this Agreement.

ARTICLE IV

CAPITAL CONTRIBUTIONS

Section 4.1 GENERAL PARTNER.

(a) The General Partner has contributed cash to
the capital of the Partnership in the amount set forth opposite the name of the
General Partner on Exhibit A attached hereto.

(b) Upon the termination and dissolution of the
Partnership, the General Partner shall contribute an amount equal to the lesser
of (i) the aggregate deficit balance in the General Partner's Capital Account,
or (ii) the excess of 1.01% of the aggregate capital previously contributed by
the Limited Partners over the aggregate amount of capital previously
contributed by the General Partner, to the Partnership.

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Section 4.2 LIMITED PARTNERS. The Limited Partners have
contributed their respective ownership interests in the Contributed
Partnerships to the capital of the Partnership. The Agreed Values of the
Limited Partners' proportionate ownership interests in the Contributed
Partnerships are set forth on Exhibit A attached hereto.

Section 4.3 ADDITIONAL CAPITAL CONTRIBUTIONS AND ISSUANCES OF
ADDITIONAL PARTNERSHIP INTERESTS. Except as provided in this Section 4.3 or in
Section 4.4, the Partners shall have no right or obligation to make any
additional Capital Contributions or loans to the Partnership. The General
Partner may contribute additional capital to the Partnership, from time to
time, and receive additional Partnership Interests in respect thereof, in the
manner contemplated in this Section 4.3.

(a) ISSUANCES OF ADDITIONAL PARTNERSHIP INTERESTS.

(i) GENERAL. The General Partner is hereby
authorized to cause the Partnership to issue such additional
Partnership Interests in the form of Partnership Units for any
Partnership purpose at any time or from time to time, to the Partners
or to other Persons for such consideration and on such terms and
conditions as shall be established by the General Partner in its sole
and absolute discretion, all without the approval of any of the
Limited Partners. Any additional Partnership Interest issued thereby
may be issued in one or more classes, or one or more series of any of
such classes, with such designations, preferences and relative,
participating, optional or other special rights, powers and duties,
including rights, powers and duties senior to Limited Partnership
Interests, all as shall be determined by the General Partner in its
sole and absolute discretion and without the approval of any Limited
Partner, subject to Ohio law, including, without limitation, (i) the
allocations of items of Partnership income, gain, loss, deduction and
credit to each such class or series of Partnership Interests; (ii) the
right of each such class or series of Partnership Interests to share
in Partnership distributions; and (iii) the rights of each class or
series of Partnership Interests upon dissolution and liquidation of
the Partnership; PROVIDED, HOWEVER, that no additional Partnership
Interests shall be issued to the General Partner unless either:

(1) (A) The additional Partnership Interests are
issued in connection with an issuance of REIT Shares of or
other interests in the General Partner, which shares or
interests have designations, preferences and other rights, all
such that the economic interests are substantially similar to
the designations, preferences and other rights of the
additional Partnership Interests issued to the General Partner
by the Partnership in accordance with this Section 4.3 and (B)
the General Partner shall make a Capital Contribution to the
Partnership in an amount equal to the proceeds raised in
connection with the issuance of such shares of stock of or
other interests in the General Partner, or

(2) the additional Partnership Interests are issued
in connection with the conversion of the Subordinated
Convertible Debt at a conversion rate of Twenty-two and no/100
Dollars ($22.00) of principal amount of such debt per one
Partnership Unit, or

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(3) the additional Partnership Interests are issued
to all Partners in proportion to their respective Percentage
Interests.

Without limiting the foregoing, the General Partner is expressly
authorized to cause the Partnership to issue Partnership Units for
less than fair market value, so long as the General Partner concludes
in good faith that such issuance is in the best interests of the
General Partner and the Partnership.

(ii) UPON ISSUANCE OF ADDITIONAL SECURITIES. After
the Offering, the Company shall not issue any additional REIT Shares
(other than REIT Shares issued in connection with a redemption
pursuant to Section 7.4 hereof) or rights, options, warrants or
convertible or exchangeable securities containing the right to
subscribe for or purchase REIT Shares (collectively, "Additional
Securities") other than to all holders of REIT Shares, unless (A) the
General Partner shall cause the Partnership to issue to the General
Partner Partnership Interests or rights, options, warrants or
convertible or exchangeable securities of the Partnership having
designations, preferences and other rights, all such that the economic
interests are substantially similar to those of the Additional
Securities, and (B) the General Partner contributes the proceeds from
the issuance of such Additional Securities and from any exercise of
rights contained in such Additional Securities to the Partnership.
Without limiting the foregoing, the General Partner is expressly
authorized to issue Additional Securities for less than fair market
value, and to cause the Partnership to issue to the General Partner
corresponding Partnership Interests, so long as (x) the General
Partner concludes in good faith that such issuance is in the best
interests of the General Partner and the Partnership, and (y) the
General Partner contributes all proceeds from such issuance to the
Partnership. For example, in the event the General Partner issues
REIT Shares for a cash purchase price and contributes all of the
proceeds of such issuance to the Partnership as required hereunder,
the General Partner shall be issued a number of additional Partnership
Units equal to the product of (A) the number of such REIT Shares
issued by the General Partner, the proceeds of which were so
contributed, multiplied by (B) a fraction, the numerator of which is
100%, and the denominator of which is the Conversion Factor in effect
on the date of such contribution.

(b) CERTAIN DEEMED CONTRIBUTIONS OF PROCEEDS OF
ISSUANCE OF REIT SHARES. In connection with any and all issuances of REIT
Shares, the General Partner shall contribute all of the proceeds raised in
connection with such issuance to the Partnership as Capital Contributions,
PROVIDED THAT if the proceeds actually received and contributed by the General
Partner are less than the gross proceeds of such issuance as a result of any
underwriter's discount or other expenses paid or incurred in connection with
such issuance, then the General Partner shall be deemed to have made Capital
Contributions to the Partnership in the aggregate amount of the gross proceeds
of such issuance and the Partnership shall be deemed simultaneously to have
paid such offering expenses in connection with the required issuance of
additional Partnership Units to the General Partner for such Capital
Contributions pursuant to Section 4.3(a) hereof.

(c) MINIMUM LIMITED PARTNERSHIP INTEREST. In the
event that either a redemption pursuant to Section 7.4 hereof or additional
Capital Contributions by the General Partner would result in the Limited
Partners, in the aggregate, owning less than the Minimum Limited Partnership
Interest, the General Partner and the Limited Partners shall form another

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partnership and contribute sufficient Limited Partnership Interests together
with such other Limited Partners so that the limited partners of such
partnership own at least the Minimum Limited Partnership Interest.

Section 4.4 ADDITIONAL FUNDING. If the General Partner
determines that it is in the best interests of the Partnership to provide for
additional Partnership funds ("Additional Funds") for any Partnership purpose,
the General Partner may (i) cause the Partnership to obtain such funds from
outside borrowings, or (ii) elect to have the General Partner provide such
Additional Funds to the Partnership through loans or otherwise.

Section 4.5 INTEREST. No interest shall be paid on the
Capital Contribution of any Partner.

Section 4.6 RETURN OF CAPITAL. Except as expressly provided
in this Agreement, no Partner shall be entitled to demand or receive the return
of his Capital Contribution.

ARTICLE V

PROFITS, LOSSES AND ACCOUNTING

Section 5.1 ALLOCATION OF PROFITS AND LOSSES. Except as
otherwise provided herein or in Exhibit B, profits earned and losses incurred
by the Partnership shall be allocated among the Partners in accordance with
their respective Percentage Interests.

Section 5.2 ACCOUNTING.

(a) The books of the Partnership shall be kept on
the accrual basis and in accordance with generally accepted accounting
principles consistently applied.

(b) The fiscal year of the Partnership shall be the
calendar year.

(c) The terms "profits" and "losses," as used
herein, shall mean all items of income, gain, expense or loss as determined
utilizing federal income tax accounting principles and shall also include each
Partner's share of income described in Section 705(a)(1)(B) of the Code, any
expenditures described in Section 705(a)(2)(B) of the Code, any expenditures
described in Section 709(a) of the Code which are not deducted or amortized in
accordance with Section 709(b) of the Code, losses not deductible pursuant to
Sections 267(a) and 707(b) of the Code and adjustments made pursuant to Exhibit
B attached hereto.

(d) The General Partner shall be the Tax Matters
Partner of the Partnership within the meaning of Section 6231(a)(7) of the
Code. As Tax Matters Partner, the General Partner shall have the right and
obligation to take all actions authorized and required, respectively, by the
Code for the Tax Matters Partner. The General Partner shall have the right to
retain professional assistance in respect of any audit of the Partnership by
the IRS, and all out-of-pocket expenses and fees incurred by the General
Partner on behalf of the Partnership as Tax Matters Partner shall constitute
Operating Expenses of the Partnership. In the event the General Partner
receives notice of a final Partnership adjustment under Section 6223(a)(2) of
the Code,

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the General Partner shall either (i) file a court petition for judicial review
of such final adjustment within the period provided under Section 6226(a) of
the Code, a copy of which petition shall be mailed to each Limited Partner on
the date such petition is filed, or (ii) mail a written notice to each Limited
Partner, within such period, that describes the General Partner's reasons for
determining not to file such a petition.

(e) Except as specifically provided herein, all
elections required or permitted to be made by the Partnership under the Code
shall be made by the General Partner in its sole discretion.

(f) Any Partner shall have the right to a private
audit of the books and records of the Partnership, provided such audit is made
at the expense of the Partner desiring it, and it is made during normal
business hours.

Section 5.3 PARTNERS' ACCOUNTS.

(a) There shall be maintained a Capital Account for
each Partner in accordance with this Section 5.3 and the principles set forth
in Exhibit B attached hereto and made a part hereof. The amount of cash and
the net fair market value of property contributed to the Partnership by each
Partner, net of liabilities assumed by the Partnership, shall be credited to
its Capital Account, and from time to time, but not less often than annually,
the share of each Partner in profits, losses and fair market value of
distributions shall be credited or charged to its Capital Account. The
determination of Partners' Capital Accounts, and any adjustments thereto, shall
be made consistent with tax accounting and other principles set forth in
Section 704(b) of the Code and applicable regulations thereunder and Exhibit B
attached hereto.

(b) Except as otherwise specifically provided herein
or in a guarantee of a Partnership liability, signed by a Limited Partner, no
Limited Partner shall be required to make any further contribution to the
capital of the Partnership to restore a loss, to discharge any liability of the
Partnership or for any other purpose, nor shall any Limited Partner personally
be liable for any liabilities of the Partnership or of the General Partner
except as provided by law or this Agreement. All Limited Partners hereby waive
their right of contribution which they may have against other Partners in
respect of any payments made by them under any guarantee of Partnership debt.

(c) Immediately following the transfer of any
Partnership Interest, the Capital Account of the transferee Partner shall be
equal to the Capital Account of the transferor Partner attributable to the
transferred interest, and such Capital Account shall not be adjusted to reflect
any basis adjustment under Section 743 of the Code.

(d) For purposes of computing the amount of any item
of income, gain, deduction or loss to be reflected in the Partners' Capital
Accounts, the determination, recognition and classification of any such item
shall be the same as its determination, recognition and classification for
federal income tax purposes, taking into account any adjustments required
pursuant to Section 704(b) of the Code and the applicable regulations
thereunder as more fully described in Exhibit B attached hereto.

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Section 5.4 SECTION 754 ELECTIONS. The General Partner shall
elect, pursuant to Section 754 of the Code, to adjust the basis of the
Partnership's assets for all transfers of Partnership interests if such
election would benefit any Partner or the Partnership.

ARTICLE VI

POWERS, DUTIES, LIABILITIES,
COMPENSATION AND VOTING OF GENERAL PARTNER

Section 6.1 POWERS OF GENERAL PARTNER. Notwithstanding any
provision of this Agreement to the contrary, the General Partner's discretion
and authority are subject to the limitations imposed by law, by the General
Partners articles of incorporation and code of regulations. Subject to the
foregoing and to other limitations imposed by this Agreement, the General
Partner shall have full, complete and exclusive discretion to manage and
control the business and affairs of the Partnership and make all decisions
affecting the business and assets of the Partnership. Without limiting the
generality of the foregoing (but subject to the restrictions specifically
contained in this Agreement), the General Partner shall have the power and
authority to take the following actions on behalf of the Partnership:

(a) to acquire, purchase, own, lease and dispose of
any real property and any other property or assets that the General Partner
determines are necessary or appropriate or in the best interests of conducting
the business of the Partnership;

(b) to construct buildings and make other
improvements (including renovations) on or to the properties owned or leased by
the Partnership;

(c) to borrow money for the Partnership, issue
evidences of indebtedness in connection therewith, refinance, guarantee,
increase the amount of, modify, amend or change the terms of, or extend the
time for the payment of, any indebtedness or obligation of or to the
Partnership, and secure such indebtedness by mortgage, deed of trust, pledge or
other lien on the Partnership's assets;

(d) to pay, either directly or by reimbursement, for
all Operating Expenses to third parties or to the General Partner (as set forth
in this Agreement);

(e) to lease all or any portion of any of the
Partnership's assets, whether or not the terms of such leases extend beyond the
termination date of the Partnership and whether or not any portion of the
Partnership's assets so leased are to be occupied by the lessee, or, in turn,
subleased in whole or in part to others, for such consideration and on such
terms as the General Partner may determine;

(f) to prosecute, defend, arbitrate, or compromise
any and all claims or liabilities in favor of or against the Partnership, on
such terms and in such manner as the General Partner may reasonably determine,
and similarly to prosecute, settle or defend litigation with respect to the
Partners, the Partnership, or the Partnership's assets; provided, however, that
the General Partner may not, without the consent of all of the Partners,
confess a judgment against the Partnership;

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<PAGE> 19
(g) to file applications, communicate, and otherwise
deal with any and all governmental agencies having jurisdiction over, or in any
way affecting, the Partnership's assets or any other aspect of the Partnership
business;

(h) to make or revoke any election permitted or
required of the Partnership by any taxing authority;

(i) to maintain such insurance coverage for public
liability, fire and casualty, and any and all other insurance for the
protection of the Partnership, for the conservation of Partnership assets, or
for any other purpose convenient or beneficial to the Partnership, in such
amounts and such types as the General Partner shall determine from time to
time;

(j) to determine whether or not to apply any
insurance proceeds for any Property to the restoration of such Property or to
distribute the same;

(k) to retain providers of services of any kind or
nature in connection with the Partnership business and to pay therefor such
reasonable remuneration as the General Partner may deem proper;

(l) to negotiate and conclude agreements on behalf
of the Partnership with respect to any of the rights, powers and authority
conferred upon the General Partner, including, without limitation, management
agreements, franchise agreements, agreements with federal, state or local
liquor licensing agencies and agreements with operators of restaurants and
bars;

(m) to maintain accurate accounting records and to
file promptly all federal, state and local income tax returns on behalf of the
Partnership;

(n) to form or acquire an interest in, and
contribute property to, any further limited or general partnerships, joint
ventures or other relationships that it deems desirable (including, without
limitation, the acquisition of interests in, and the contributions of property
to, its Subsidiaries and any other Person in which it has an equity interest
from time to time);

(o) to distribute Partnership cash or other
Partnership assets in accordance with this Agreement;

(p) to establish Partnership reserves for working
capital, capital expenditures, contingent liabilities or any other valid
Partnership purpose;

(q) to take whatever action the General Partner
deems appropriate to maintain an equivalency of Partnership Units and REIT
Shares; and

(r) to take such other action, execute, acknowledge,
swear to or deliver such other documents and instruments, and perform any and
all other acts the General Partner deems necessary or appropriate for the
formation, continuation and conduct of the business and affairs of the
Partnership (including, without limitation, all actions consistent with
qualification of the General Partner as a REIT) and to possess and enjoy all of
the rights and powers of a general partner as provided by the Act.

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Except as otherwise provided herein, to the extent the duties of the General
Partner require expenditures of funds to be paid to third parties, the General
Partner shall not have any obligations hereunder except to the extent that
Partnership funds are reasonably available to it for the performance of such
duties, and nothing herein contained shall be deemed to authorize or require
the General Partner, in its capacity as such, to expend its individual funds
for payment to third parties or to undertake any individual liability or
obligation on behalf of the Partnership.

Section 6.2 DELEGATION OF AUTHORITY. The General Partner may
delegate any or all of its powers, rights and obligations hereunder, and may
appoint, employ, contract or otherwise deal with any Person for the transaction
of the business of the Partnership, which Person may, under supervision of the
General Partner, perform any acts or services for the Partnership as the
General Partner may approve.

Section 6.3 DUTIES OF GENERAL PARTNER.

(a) The General Partner, subject to the limitations
contained elsewhere in this Agreement, shall manage or cause to be managed the
affairs of the Partnership in a prudent and businesslike manner and shall
devote sufficient time and effort to the Partnership affairs.

(b) In carrying out its obligations, the General
Partner shall:

(i) Render annual reports to all Partners with
respect to the operations of the Partnership;

(ii) On or before March 31st of every year, mail
to all persons who were Partners at any time during the Partnership's
prior fiscal year an annual report of the Partnership, including all
necessary tax information, and any other information regarding the
Partnership and its operations during the prior fiscal year deemed by
the General Partner to be material;

(iii) Maintain complete and accurate records of all
business conducted by the Partnership and complete and accurate books
of account (containing such information as shall be necessary to
record allocations and distributions), and make such records and books
of account available for inspection and audit by any Partner or such
Partner's duly authorized representative (at the sole expense of such
Partner) during regular business hours and at the principal office of
the Partnership; and

(iv) Cause to be filed such certificates and do
such other acts as may be required by law to qualify and maintain the
Partnership as a limited partnership under the laws of the State of
Ohio.

(c) The General Partner shall take such actions as it
deems necessary to maintain an equivalency of Partnership Units and REIT Shares.

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Section 6.4 LIABILITIES OF GENERAL PARTNER; INDEMNIFICATION.

(a) The General Partner shall not be liable for the
return of all or any part of the Capital Contributions of the Limited Partners.
Any returns shall be made solely from the assets of the Partnership according
to the terms of this Agreement.

(b) In carrying out its duties hereunder, the
General Partner shall not be liable to the Partnership or to any other Partner
for any actions taken in good faith and reasonably believed to be in the best
interests of the Partnership, or for errors of judgment, but shall be liable
only for fraud, gross negligence or breach of its fiduciary duties. The
Limited Partners expressly acknowledge that the General Partner is acting on
behalf of the Partnership, the General Partner and the General Partner's
shareholders collectively, that the General Partner is under no obligation to
consider the separate interests of the Limited Partners (including, without
limitation, the tax consequences to Limited Partners) in deciding whether to
cause the Partnership to take (or decline to take) any actions. In the event
of a conflict between the interests of the shareholders of the General Partner
on one hand and the Limited Partners on the other, the General Partner shall
endeavor in good faith to resolve the conflict in a manner not adverse to
either the shareholders of the General Partner or the Limited Partners;
provided, however, that for so long as the General Partner owns a controlling
interest in the Partnership, any such conflict that cannot be resolved in a
manner not adverse to either the shareholders of the General Partner or the
Limited Partners shall be resolved in favor of the shareholders. The General
Partner shall not be liable for monetary damages for losses sustained,
liabilities incurred, or benefits not derived by Limited Partners in connection
with such decisions, provided that the General Partner has acted in good faith.
Any amendment, modification or repeal of this Section 6.4 or any provision
hereof shall be prospective only and shall not in any way affect the
limitations on the General Partner's liability to the Partnership and the
Limited Partners under this Section 6.4 as in effect immediately prior to such
amendment, modification or repeal with respect to matters occurring, in whole
or in part, prior to such amendment, modification or repeal, regardless of when
claims relating to such matters may arise or be asserted.

(c) The Partnership shall indemnify an Indemnitee to
the fullest extent permitted by law, and save and hold it harmless from and
against, and in respect of, all: (i) fees, costs and expenses (including
reasonable attorney fees) incurred in connection with or resulting from any
claim, action or demand against any Indemnitee or the Partnership that arises
out of or in any way relates to the Partnership, (ii) claims, actions and
demands arising out of or in any way related to the Partnership, and any losses
or damages resulting from such claims, actions and demands, including, without
limitation, reasonable costs and expenses of litigation and appeal and amounts
paid in settlement or compromise of any such claim, action or demand; provided,
however, that this indemnification shall not apply if: (A) the act or omission
of the Indemnitee was material to the matter giving rise to the proceeding and
either was committed in bad faith or was the result of active and deliberate
dishonesty; (B) the Indemnitee actually received an improper personal benefit
in money, property or services; or (C) in the case of any criminal proceeding,
the Indemnitee had reasonable cause to believe that the act or omission was
unlawful. The termination of any proceeding by judgment, order or settlement
does not create a presumption that the Indemnitee did not meet the requisite
standard of conduct set forth in this Section 6.4(c). The termination of any
proceeding by conviction or upon a plea of nolo contendere or its equivalent,
or an entry of an order of probation prior to judgment, creates a rebuttable
presumption that the Indemnitee acted in a manner contrary to that specified in
this

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Section 6.4(c). Any indemnification pursuant to this Section 6.4 shall be made
only out of the assets of the Partnership.

(d) The Partnership may reimburse an Indemnitee for
reasonable expenses incurred by an Indemnitee who is a party to a proceeding in
advance of the final disposition of the proceeding upon receipt by the
Partnership of (i) a written affirmation by the Indemnitee of the Indemnitee's
good faith belief that the standard of conduct necessary for indemnification by
the Partnership as authorized in this Section 6.4 has been met, and (ii) a
written undertaking by or on behalf of the Indemnitee to repay the amount if it
shall ultimately be determined that the standard of conduct has not been met.

(e) The indemnification provided by this Section 6.4
shall be in addition to any other rights to which an Indemnitee or any other
Person may be entitled under any agreement, pursuant to any vote of the
Partners, as a matter of law or otherwise, and shall continue as to an
Indemnitee who has ceased to serve in such capacity.

(f) The Partnership may purchase and maintain
insurance on behalf of the Indemnities, and such other Persons as the General
Partner shall determine, against any liability that may be asserted against or
expenses that may be incurred by such Person in connection with the
Partnership's activities, regardless of whether the Partnership would have the
power to indemnify such Person against such liability under the provisions of
this Agreement.

(g) For purposes of this Section 6.4, the
Partnership shall be deemed to have requested an Indemnitee to serve as
fiduciary of an employee benefit plan whenever the performance by the
Indemnitee of its duties to the Partnership also imposes duties on, or
otherwise involves services by the Indemnitee, to the plan or participants or
beneficiaries of the plan; excise taxes assessed on an Indemnitee with respect
to an employee benefit plan pursuant to applicable law shall constitute fines
within the meaning of this Section 6.4; and actions taken or omitted by the
Indemnitee with respect to an employee benefit plan in the performance of its
duties for a purpose reasonably believed by the Indemnitee to be in the
interest of the participants and beneficiaries of the plan shall be deemed to
be for a purpose which is not opposed to the best interests of the Partnership.

(h) In no event may an Indemnitee subject the
Limited Partners to personal liability by reason of the indemnification
provisions set forth in this Agreement.

(i) An Indemnitee shall not be denied
indemnification in whole or in part under this Section 6.4 because the
Indemnitee had an interest in the transaction with respect to which the
indemnification applies if the transaction was otherwise permitted by the terms
of this Agreement.

(j) The provisions of this Section 6.4 are for the
benefit of the Indemnities, their heirs, successors, assigns and administrators
and shall not be deemed to create any rights for the benefit of any other
persons.

(k) Notwithstanding any other provisions of this
Agreement or the Act, any action of the General Partner on behalf of the
Partnership or any decision of the General Partner to refrain from acting on
behalf of the Partnership, undertaken in the good faith belief that such

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action or omission is necessary or advisable in order (i) to protect the ability
of the General Partner to continue to qualify as a REIT, or (ii) to prevent the
General Partner from incurring any taxes under Section 857 or Section 4981 of
the Code, is expressly authorized under this Agreement and is deemed approved by
all of the Limited Partners. Further, any provision of this Agreement that
might jeopardize the General Partner's REIT status shall be (i) void and of no
effect, or (ii) reformed, as necessary, to avoid the General Partner's loss of
REIT status.

Section 6.5 COMPENSATION OF GENERAL PARTNER; REIMBURSEMENT.
The General Partner, as such, shall not receive any compensation for services
rendered to the Partnership. Notwithstanding the preceding sentence, the
General Partner shall be entitled to its allocable share of the profits and
distributable Cash Flow of the Partnership and shall be entitled, in accordance
with the provisions of Section 6.7 below, to pay reasonable compensation to its
Affiliates and other entities in which it may be associated for services
performed. The General Partner shall be reimbursed on a monthly basis, or such
other basis as the General Partner may determine in its sole and absolute
discretion, for all REIT Expenses.

Section 6.6 RELIANCE ON ACT OF GENERAL PARTNER. No financial
institution or any other person, firm or corporation dealing with the General
Partner or the Partnership shall be required to ascertain whether the General
Partner is acting in accordance with this Agreement, but such financial
institution or such other person, firm or corporation shall be protected in
relying solely upon the assurance of and the execution of any instrument or
instruments by the General Partner.

Section 6.7 OUTSIDE SERVICES; DEALINGS WITH AFFILIATES;
OUTSIDE ACTIVITIES.

(a) Notwithstanding any provision of this Article VI
to the contrary, the General Partner may employ such agents, accountants,
attorneys and others as it shall deem advisable, including its directors,
officers, shareholders, and its Affiliates and entities with which the General
Partner, any Limited Partner or their respective Affiliates may be associated,
and may pay them reasonable compensation from Partnership funds for services
performed, which compensation shall be reasonably believed by the General
Partner to be comparable to and competitive with fees charged by unrelated
Persons who render comparable services which could reasonably be made available
to the Partnership. The General Partner shall not be liable for the neglect,
omission or wrongdoing of any such Person so long as it was not grossly
negligent in appointing such Person.

(b) The Partnership may lend or contribute to its
Subsidiaries or other Persons in which it has an equity investment Partnership
funds on terms and conditions established in the sole and absolute discretion
of the General Partner. The foregoing authority shall not create any right or
benefit in favor of any Subsidiary or any other Person.

(c) The Partnership may transfer assets to joint
ventures, other partnerships, corporations or other business entities in which
it is or thereby becomes a participant upon such terms and subject to such
conditions consistent with this Agreement and applicable law.

(d) Except as expressly permitted by this Agreement,
neither the General Partner nor any of its Affiliates nor any Limited Partner
shall sell, transfer or convey any

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property to, or purchase any property from, the Partnership, directly or
indirectly, except pursuant to transactions that are on terms that are fair and
reasonable to the Partnership.

(e) Subject to the Articles of Incorporation and any
agreements entered into by the General Partner or its Affiliates with the
Partnership or a Subsidiary, any officer, director, employee, agent, trustee,
Affiliate or shareholder of the General Partner shall be entitled to and may
have business interests and engage in business activities in addition to those
relating to the Partnership, including business interests and activities
substantially similar or identical to those of the Partnership. Neither the
Partnership nor any of the Limited Partners shall have any rights by virtue of
this Agreement in any business ventures of such person.

(f) In the event the General Partner exercises its
rights under its Articles of Incorporation to redeem REIT Shares, then the
General Partner shall cause the Partnership to purchase from it a number of
Partnership Units as determined based on the application of the Conversion
Factor on the same terms that the General Partner redeemed such REIT Shares.

Section 6.8 INITIAL LOAN TO THE PARTNERSHIP; ADDITIONAL LOANS
TO THE PARTNERSHIP.

(a) Upon its receipt of the proceeds from the
closing of the Offering, the General Partner shall make a loan to the
Partnership in accordance with and on the terms and conditions set forth in the
Intercompany Convertible Note (the "Initial Loan").

(b) If additional funds are required by the
Partnership for any purpose relating to the business of the Partnership or for
any of its obligations, expenses, costs, or expenditures, including operating
deficits, the Partnership may borrow such funds as are needed from time to time
from any Person (including, without limitation, the General Partner or any
Affiliate of the General Partner; provided, however, that the terms of any loan
from the General Partner or any Affiliate of the General Partner shall be
substantially equivalent to the terms that could be obtained from a third party
on an arm's-length basis) on such terms as the General Partner and such other
Person may agree.

Section 6.9 CONTRIBUTION OF ASSETS. The General Partner
shall contribute to the capital of the Partnership from time to time each asset
it owns from time to time during the existence of the Partnership (excluding
its General Partnership Interest in the Partnership, the Initial Loan, and
interest on the Initial Loan). The General Partner hereby represents that it
has contributed to the capital of the Partnership each asset it owns as of the
date of this Agreement.

ARTICLE VII

RIGHTS, PROHIBITIONS AND REPRESENTATIONS WITH RESPECT
TO LIMITED PARTNERS

Section 7.1 RIGHTS OF LIMITED PARTNERS.

(a) The Partnership may engage the Limited Partners
or persons or firms associated with them for specific purposes and may
otherwise deal with such Partners on terms and for compensation to be agreed
upon by any such Partner and the Partnership; provided,

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however, that no Limited Partner shall be entitled to participate in the
management or control of the business of the Partnership.

(b) Each Limited Partner shall be entitled to have
the Partnership books kept at the principal place of business of the
Partnership and at all times, during reasonable business hours and at such
Partner's sole expense, shall be entitled to inspect and copy any of them and
have on demand true and full information of all things affecting the
Partnership and a formal accounting of Partnership affairs whenever
circumstances render it just and reasonable.

(c) No Limited Partner shall be liable for any
debts, liabilities, contracts or obligations of the Partnership. A Limited
Partner shall be liable to the Partnership only to make payments of its Capital
Contribution, if any, as and when due hereunder. After its Capital
Contribution is fully paid, no Limited Partner shall, except as otherwise
required by the Act, be required to make any further Capital Contributions or
other payments or lend any funds to the Partnership.

Section 7.2 PROHIBITIONS WITH RESPECT TO THE LIMITED
PARTNERS. No Limited Partner shall have the right:

(a) To take part in the control or management of the
Partnership business, to transact business for or on behalf of the Partnership
or to sign for or to bind the Partnership, such powers being vested solely in
the General Partner as set forth herein;

(b) To have such Partner's Capital Contributions
repaid except to the extent provided in this Agreement;

(c) To require partition of Partnership property or
to compel any sale or appraisement of Partnership assets or sale of a deceased
Partner's interests therein, notwithstanding any provisions of law to the
contrary; or

(d) To sell or assign all or any portion of such
Partner's Limited Partnership Interest in the Partnership or to constitute the
vendee or assignee thereunder a Substitute Limited Partner, except as provided
in Article IX hereof.

Section 7.3 OWNERSHIP BY LIMITED PARTNER OF CORPORATE GENERAL
PARTNER OR AFFILIATE. No Limited Partner shall at any time, either directly or
indirectly, own any shares or other interest in the General Partner or in any
Affiliate thereof if such ownership by itself or in conjunction with other
shares or other interests owned by other Limited Partners would, in the opinion
of counsel for the Partnership, jeopardize the classification of the
Partnership as a partnership or the General Partner as a REIT for federal
income tax purposes. The General Partner shall be entitled to make such
reasonable inquiry of the Limited Partners as is required to establish
compliance by the Limited Partners with the provisions of this Section 7.3 and
the Limited Partners shall promptly and fully respond to such inquiries.

Section 7.4 REDEMPTION RIGHT.

(a) Subject to Section 7.4(c), on or after a
Partner's Specified Redemption Date, such Limited Partner, other than the
General Partner, shall have the right (the "Redemption

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Right") to require the Partnership to redeem on a Specified Redemption Date all
or a portion of the Partnership Units held by such Limited Partner at a
redemption price equal to and in the form of the Cash Amount to be paid by the
Partnership. The Partnership shall have up to one (1) year (the "Payout
Period") following exercise of a Redemption Right to pay the Cash Amount to the
Limited Partner who is exercising the redemption right (the "Redeeming
Partner"). From and after the Specified Redemption Date, the Cash Amount (or
portion thereof) due and payable to a Redeeming Partner with respect to such
Redeeming Partner's exercise of its Redemption Right shall bear interest at the
rate equal to the lower of (i) the General Partner's annual dividend rate for
the prior twelve (12) month period, and (ii) eight percent (8%) per annum, until
the Cash Amount (or portion thereof) shall be paid in full by the Partnership.
The Redemption Right shall be exercised pursuant to a Notice of Redemption
delivered to the Partnership (with a copy to the General Partner) by the
Redeeming Partner. A Limited Partner may not exercise the Redemption Right for
less than one thousand (1,000) Partnership Units or, if such Limited Partner
holds less than one thousand (1,000) Partnership Units, all of the Partnership
Units held by such Partner. Neither the Redeeming Partner nor any Assignee of
any Limited Partner shall have any right with respect to any Partnership Units
so redeemed to receive any distributions paid after the Specified Redemption
Date. The Assignee of any Limited Partner may exercise the rights of such
Limited Partner pursuant to this Section 7.4, and such Limited Partner shall be
deemed to have assigned such rights to such Assignee and shall be bound by the
exercise of such rights by such Limited Partner's Assignee. In connection with
any exercise of such rights by such Assignee on behalf of such Limited Partner,
the Cash Amount shall be paid by the Partnership directly to such Assignee and
not to such Limited Partner. Neither the Redeeming Partner nor any Assignee of
any Limited Partner shall have any right, with respect to any Partnership units
so redeemed, to receive any distributions paid after the Specified Redemption
Date. Each Redeeming Partner agrees to provide such representations and related
indemnities regarding good and unencumbered title, and to execute such documents
as the General Partner may reasonably require in connection with any redemption.

(b) Notwithstanding the provisions of Section
7.4(a), in the event a Limited Partner elects to exercise the Redemption Right,
the General Partner may, in its sole and absolute discretion, elect to assume
directly and satisfy a Redemption Right by paying to the Redeeming Partner
either (i) the Cash Amount, as provided for in Section 7.4(a), or (ii) the REIT
Shares Amount, as elected by the General Partner (in its sole and absolute
discretion) on the Specified Redemption Date, the General Partner shall acquire
the Partnership Units offered for redemption by the Redeeming Partner and shall
be treated for all purposes of this Agreement as the owner of such Partnership
Units. Unless the General Partner (in its sole and absolute discretion) shall
exercise its right to assume directly and satisfy the Redemption Right, the
General Partner itself shall have no obligation to the Redeeming Partner or to
the Partnership with respect to the Redeeming Partner's exercise of the
Redemption Right. In the event the General Partner shall exercise its right to
satisfy the Redemption Right in the manner described in the first sentence of
this Section 7.4(b), the Partnership shall have no obligation to pay any amount
to the Redeeming Partner with respect to such Redeeming Partner's exercise of
the Redemption Right, and each of the Redeeming Partner, the Partnership, and
the General Partner shall treat the transaction between the General Partner and
the Redeeming Partner for federal income tax purposes as a sale of the
Redeeming Partner's Partnership Units to the General Partner. Each Redeeming
Partner agrees to provide such representations and related indemnities
regarding good title, and to execute such documents as the General Partner may
reasonably require in connection with the issuance of REIT Shares upon exercise
of the Redemption Right. If the Redemption

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Right is satisfied by the delivery of REIT Shares, the Redeeming Partner shall
be deemed to become a holder of REIT Shares as of the close of business on the
Specified Redemption Date.

(c) Notwithstanding the provisions of Section 7.4(a)
and Section 7.4(b), a Limited Partner shall not be entitled to receive REIT
Shares if the delivery of REIT Shares to such Partner on the Specified
Redemption Date by the General Partner pursuant to Section 7.4(b) would be
prohibited under the Articles of Incorporation of the General Partner. Without
limitation on the preceding sentence, no Person shall be permitted to receive
REIT Shares if as a result of, and after giving effect to, such exercise any
Person would Beneficially Own (as defined in the Articles of Incorporation of
the General Partner) more than 9.9% of the total number of issued and
outstanding REIT Shares. The Cash Amount shall be paid in such instances, in
accordance with the terms set forth in Section 7.4(a).

(d) Each Limited Partner covenants and agrees with
the General Partner that all Partnership Units delivered for redemption shall
be delivered to the Partnership or the General Partner, as the case may be,
free and clear of all liens and, notwithstanding anything herein contained to
the contrary, neither the General Partner nor the Partnership shall be under
any obligation to acquire Partnership Units which are or may be subject to any
liens. Each Limited Partner further agrees that, in the event any state or
local property transfer tax is payable as a result of the transfer of its
Partnership Units to the Partnership or the General Partner, such Limited
Partner shall assume and pay such transfer tax.

Section 7.5 WARRANTIES AND REPRESENTATIONS OF THE LIMITED
PARTNERS. Each Limited Partner hereby warrants and represents to and for the
benefit of the General Partner and the Partnership that such Limited Partner
owns good, valid and marketable title to the ownership interests in the
Contributed Partnerships being contributed to the capital of the Partnership by
such Limited Partner (the "Ownership Interests") and that such Ownership
Interests are free and clear of all mortgages, pledges, liens, security
interests, encumbrances and restrictions of any nature whatsoever. Each
Limited Partner further warrants and represents to and for the benefit of the
General Partner and the Partnership that such Limited Partner has all necessary
power and authority to transfer the Ownership Interests to the Partnership
without the consent or authorization of, or notice to, any third party, except
those third parties to whom such consents or authorizations have been obtained.

Section 7.6 INDEMNIFICATION BY LIMITED PARTNERS. Each
Limited Partner hereby agrees to indemnify the General Partner and the
Partnership and hold the General Partner, its officers and directors and the
Partnership and its partners and each of their respective representatives,
successors and assigns harmless from and against any and all claims, demands,
losses, liabilities, damages and expenses (including reasonable attorneys'
fees) arising out of or in connection with (i) the inaccuracy of the warranties
and representations made by such Limited Partner under Section 7.5 above, or
(ii) the ownership of the Ownership Interests by such Limited Partner and any
activities, obligations or liabilities of the Contributed Partnership to which
such Ownership Interest relates for all periods prior to the date of this
Agreement.

Section 7.7 NOTICE OF SALE OR REFINANCING. The General
Partner shall notify the Limited Partners no less than thirty (30) days prior
to any sale, refinancing, reduction (other than scheduled periodic amortization
of principal) of debt or other event that will reduce the amount

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of any nonrecourse liabilities of the Partnership that a Limited Partner may
include in the tax basis of their Partnership Interests.

Section 7.8 BASIS ANALYSIS AND LIMITED PARTNER GUARANTEES.

(a) Upon the request of any Limited Partner but
subject to the General Partner's agreement, which may be withheld in the
General Partner's sole discretion, the General Partner may, prior to the end of
each calendar year, beginning in 1997, cause accountants to prepare and provide
to the Limited Partners a study analyzing each refinancing, reduction (other
than scheduled periodic amortization of principal) of debt or other event
that occurred during that year that reduced the amount of any nonrecourse
liabilities of the Partnership that a Limited Partner may include in the tax
basis of their Partnership Interests.

(b) Upon the request of the General Partner, or upon
its own election, a Limited Partner (the "Initiating Limited Partner") from
time to time, may, but shall not be required to, guarantee or otherwise provide
credit support for Partnership indebtedness as such Limited Partner may elect;
provided, however, that the Limited Partner shall be entitled to take such
action(s) only if the General Partner determines that any such action would not
have a material adverse effect on the tax position of the General Partner. All
Partners are entitled to notice of any such guarantee(s) or credit support, and
shall have the right to provide guarantees or credit support on the same terms
and conditions as the Initiating Limited Partner does, and all Limited Partners
interested in providing such guarantee or credit support shall cooperate with
the General Partner and each other in considering any guarantee or credit
support proposal, and the General Partner will cooperate in permitting or
obtaining any consents for such guarantees or credit support.

ARTICLE VIII

DISTRIBUTIONS AND PAYMENTS TO PARTNERS

Section 8.1 DISTRIBUTIONS OF CASH FLOW.

(a) The General Partner shall distribute on a
quarterly basis such portion of the Cash Flow of the Partnership as the General
Partner shall determine in its sole discretion. Except as provided in Section
10.4, all such distributions of Cash Flow shall be made to Partners who are
Partners on the Partnership Record Date in accordance with such Partner's
respective Percentage Interests on such Partnership Record Date.

(b) In no event may a Partner receive a distribution
of Cash Flow with respect to a Partnership Unit if such Partner is entitled to
receive a dividend out of the General Partner's share of such Cash Flow with
respect to a REIT Share for which all or part of such Partnership Unit has been
exchanged.

Section 8.2 REIT DISTRIBUTION REQUIREMENTS. Unless the
General Partner determines that such a distribution would not be in the best
interests of the Partnership, the Partnership shall make a distribution of Cash
Flow for each fiscal year of the Partnership to enable the General Partner (i)
to meet its distribution requirement for qualification as a REIT as

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set forth in Section 857(a)(1) of the Code, and (ii) to avoid the excise tax
imposed by Section 4981 of the Code.

Section 8.3 NO RIGHT TO DISTRIBUTIONS IN KIND. No Partner
shall be entitled to demand property other than cash in connection with any
distribution by the Partnership.

Section 8.4 DISPOSITION PROCEEDS. Disposition Proceeds (less
reasonable reserves set aside by the General Partner for reasonably anticipated
expenses or needs of the Partnership) shall be distributed to the Partners in
accordance with their respective Percentage Interests in the Partnership.

Section 8.5 WITHDRAWALS. No Partner shall be entitled to
make withdrawals from its Capital Account except as provided herein.

ARTICLE IX

TRANSFERS OF INTERESTS

Section 9.1 GENERAL PARTNER.

(a) The General Partner may not transfer any of its
General Partnership Interest or Limited Partnership interests or withdraw as
General Partner except as provided in Section 9.1(c) or in connection with a
transaction described in Section 9.1(d).

(b) The General Partner agrees that it will at all
times own at least twenty percent (20%) of the Partnership Interests in the
form of a General Partnership Interest.

(c) Except as otherwise provided in Section 6.7 or
Section 9.1(d), the General Partner shall not engage in any merger,
consolidation or other combination with or into another Person or sale of all
or substantially all of its assets, or any reclassification, or
recapitalization or change of outstanding REIT Shares (other than a change in
par value, or from par value to no par value, or as a result of a subdivision
or combination as described in the definition of "Conversion Factor") (each of
the foregoing being herein referred to as a "Transaction"), unless the
Transaction also includes a merger of the Partnership or sale of substantially
all of the assets of the Partnership or other transaction as a result of which
all Limited Partners will receive for each Partnership Unit an amount of cash,
securities, or other property equal to the product of the Conversion Factor and
the greatest amount of cash, securities or other property paid to a holder of
one REIT Share in consideration of one REIT Share as a result of the
Transaction; provided, however, that if, in connection with the Transaction, a
purchase, tender or exchange offer shall have been made to and accepted by the
holders of more than fifty percent (50%) of the outstanding REIT Shares, the
holders of Partnership Units shall receive the greatest amount of cash,
securities, or other property which a Limited Partner would have received had
it exercised the Redemption Right and the Company had exercised its election to
satisfy the Redemption Right by the issuance of REIT Shares immediately prior
to the expiration of such purchase, tender or exchange offer.

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(d) Notwithstanding Section 9.1(c), the General
Partner may merge into or consolidate with another entity if immediately after
such merger or consolidation (i) substantially all of the assets of the
successor or surviving entity (the "Surviving General Partner"), other than
Partnership Units held by the General Partner, are contributed to the
Partnership as a Capital Contribution in exchange for Partnership Units with a
fair market value equal to the value of the assets so contributed as determined
by the Surviving General Partner in good faith and (ii) the Surviving General
Partner expressly agrees to assume all obligations of the General Partner
hereunder. Upon such contribution and assumption, the Surviving General
Partner shall have the right and duty to amend this Agreement as set forth in
this Section 9.1(d). The Surviving General Partner shall in good faith arrive
at a new method for the calculation of the Cash Amount and Conversion Factor
for a Partnership Unit after any such merger or consolidations as to
approximate the existing method for such calculation as closely as reasonably
possible. Such calculation shall take into account, among other things, the
kind and amount of securities, cash and other property that was receivable upon
such merger consolidation by a holder of REIT Shares or options, warrants or
other rights relating thereto, and to which a holder of Partnership Units could
have acquired had such Partnership Units been redeemed immediately prior to such
merger or consolidation. Such amendment to this Agreement shall provide for
adjustment to such method of calculation, which shall be as nearly equivalent as
may be practicable to the adjustments provided for with respect to the
Conversion Factor. The above provisions of this Section 9.1(d) shall similarly
apply to successive mergers or consolidations permitted hereunder.

Section 9.2 ADMISSION OF A SUBSTITUTE OR ADDITIONAL GENERAL
PARTNER. A Person shall be admitted as a Substitute or Additional General
Partner of the Partnership only if the transaction giving rise to such
substitution or admission is otherwise permitted under this Agreement and the
following terms and conditions are satisfied:

(a) the Person to be admitted as a Substitute or
Additional General Partner shall have accepted and agreed to be bound by all
the terms and provisions of this Agreement by executing a counterpart thereof
and such other documents or instruments as may be required or appropriate in
order to effect the admission of such Person as a General Partner, and a
certificate evidencing the admission of such Person as a General Partner shall
have been filed for recordation and all other actions required by the Act in
connection with such admission shall have been performed;

(b) if the Person to be admitted as a Substitute or
Additional General Partner is a corporation or a partnership, it shall have
provided the Partnership with evidence satisfactory to counsel for the
Partnership of such Person's authority to become a General Partner and to be
bound by the terms and provisions of this Agreement; and

(c) counsel for the Partnership shall have rendered
an opinion (relying on such opinions from counsel and the state or any other
jurisdiction as may be necessary) that the admission of the Person to be
admitted as a Substitute or Additional General Partner is in conformity with
the Act and that none of the actions taken in connection with the admission of
such Person as a Substitute or Additional General Partner will cause the
termination of the Partnership under Section 708 of the Code, or will cause it
to be classified other than a partnership for federal income tax purposes, or
will result in the loss of any Limited Partner's limited liability status.

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Section 9.3 EFFECT OF BANKRUPTCY, WITHDRAWAL, DEATH OR
DISSOLUTION OF A GENERAL PARTNER.

(a) Upon the occurrence of an Event of Bankruptcy as
to a General Partner or the withdrawal, removal or dissolution of a General
Partner (except that, if a General Partner is on the date of such occurrence a
partnership, the withdrawal, death, dissolution, Event of Bankruptcy as to or
removal of a partner in such partnership shall be deemed not to be a
dissolution of such General Partner if the business of such General Partner is
continued within ninety (90) days by the remaining general partners or all
remaining members of such partnership), the Partnership shall be dissolved and
terminated unless the Partnership is continued pursuant to Section 9.3(b).

(b) Following the occurrence of an Event of
Bankruptcy as to a General Partner or the withdrawal, removal or dissolution of
a General Partner (except that, if a General Partner is on the date of such
occurrence a partnership, the withdrawal, death, dissolution, Event of
Bankruptcy as to or removal of a partner in such partnership shall be deemed
not be a dissolution of such General Partner if the business of such General
Partner is continued within ninety (90) days by the remaining general partners
or all remaining members of such partnership), persons holding at least a
majority of the Limited Partnership interests, within ninety (90) days after
such occurrence, may elect to continue the business of the Partnership for the
balance of the term specified in Section 3.2 by selecting, subject to Section
9.2 and any other provisions of this Agreement, a Substitute General Partner by
unanimous consent of the Limited Partners. If the Limited Partners elect to
reconstitute the Partnership and admit a Substitute General Partner, the
relationship between the Partners and any Person who has acquired an interest
of a Partner in the Partnership shall be governed by this Agreement.

Section 9.4 REMOVAL OF A GENERAL PARTNER.

(a) Upon the occurrence of an Event of Bankruptcy as
to, or the dissolution of, a General Partner, such General Partner shall be
deemed to be removed automatically; provided, however, that if a General
Partner is on the date of such occurrence a partnership, the withdrawal, death,
dissolution, Event of Bankruptcy as to or removal of a partner in such
partnership shall be deemed not to be a dissolution of the General Partner if
the business of such General Partner is continued within ninety (90) days by
the remaining general partners or all remaining members of such Partnership.

(b) If a General Partner has been removed pursuant
to this Section 9.4 and the Partnership is not continued pursuant to Section
9.3(b), the partnership shall be dissolved.

Section 9.5 RESTRICTIONS ON TRANSFER OF LIMITED PARTNERSHIP
INTERESTS.

(a) Except as otherwise provided in this Article IX,
no Limited Partner may offer, sell, assign, hypothecate, pledge or otherwise
transfer its Limited Partnership Interest, in whole or in part, whether
voluntarily or by operation of law or at judicial sale or otherwise
(collectively, a "Transfer"), without the written consent of the General
Partner, which consent may be withheld in the sole and absolute discretion of
the General Partner. The General Partner may require, as a condition of any
Transfer, that the transferor assume all costs incurred by the Partnership in
connection therewith.

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(b) No Limited Partner may effect a Transfer of its
Limited Partnership Interest if, in the opinion of legal counsel for the
Partnership, such proposed Transfer would require the registration of the
Limited Partnership Interest under the Securities Act of 1933, as amended, or
would otherwise violate any applicable federal or state securities or "Blue
Sky" law (including investment suitability standards).

(c) No Transfer by a Limited Partner of its
Partnership Units may be made to any Person if (i) in the opinion of legal
counsel for the Partnership, the Transfer would result in the Partnership's
being treated as an association taxable as a corporation (other than a
qualified REIT subsidiary within the meaning of Section 856(i) of the Code),
(ii) such transfer is effectuated through an "established securities market"
or a "secondary market" (or the substantial equivalent thereof) within the
meaning of Section 7704 of the Code, or (iii) the Transfer would create a
risk that the General Partner would not be taxed as a REIT for federal income
tax purposes.

(d) Section 9.5(a) shall not prevent any donative
Transfer by an individual Limited Partner to his immediate family members or
any trust in which the individual or his immediate family members own,
collectively, one hundred percent (100%) of the beneficial interests, provided
that the transferor assumes all costs of the Partnership in connection
therewith and any such transferee shall not have the rights of a Substitute
Limited Partner (unless and until admitted as a Substitute Limited Partner
pursuant to this Section 9.5 and Section 9.6 of this Agreement).

(e) Any Transfer in contravention of any of the
provisions of this Article IX shall be void and ineffectual and shall not be
binding upon, or recognized by, the Partnership.

Section 9.6 ADMISSION OF SUBSTITUTE LIMITED PARTNER.

(a) Subject to the other provisions of this Article
IX (including, without limitation, the provisions of Section 9.5(a) regarding
consent of the General Partner), an assignee of the Limited Partnership
Interest of a Limited Partner (including, without limitation, any purchaser,
transferee, donee, or other recipient of any disposition of such Limited
Partnership Interest) shall be deemed admitted as a Limited Partner of the
Partnership only upon the satisfactory completion of the following:

(i) the assignee shall have accepted and agreed
to be bound by the terms and provisions of this Agreement by executing
a counterpart or an amendment thereof, including a revised Exhibit A,
and such other documents or instruments as the General Partner may
require in order to effect the admission of such Person as a Limited
Partner;

(ii) to the extent required, an amended
certificate of limited partnership evidencing the admission of such
Person as a Limited Partner shall have been signed, acknowledged and
filed for record in accordance with the Act;

(iii) the assignee shall have delivered a letter
containing the representation and warranty set forth in Section 9.12
and the agreement set forth in Section 9.12;

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(iv) if the assignee is a corporation, partnership
or trust, the assignee shall have provided the General Partner with
evidence satisfactory to counsel for the Partnership of the assignee's
authority to become a Limited Partner under the terms and provisions
of this Agreement;

(v) the assignee shall have executed a power of
attorney containing the terms and provisions set forth in Article XII;
and

(vi) the assignee shall have paid all reasonable
legal fees of the Partnership and the General Partner and all filing
and publication costs incurred in connection with its substitution as
a Limited Partner.

(b) For the purpose of allocating profits and losses
and distributing cash received by the Partnership, a Substitute Limited Partner
shall be treated as having become, and appearing in the records of the
Partnership as, a Partner upon the filing of the certificate described in
Section 9.6(a)(ii) or, if no such filing is required, the later of the date
specified in the transfer documents, or the date on which the General Partner
has received all necessary instruments of transfer and substitution.

(c) The General Partner shall cooperate with the
Person seeking to become a Substitute Limited Partner by preparing the
documentation required by this Section and making all official filings and
publications. The Partnership shall take all such action as promptly as
practicable after the satisfaction of the conditions in this Article IX to
effectuate the admission of such Person as a Limited Partner of the
Partnership.

Section 9.7 RIGHTS OF ASSIGNEES OF PARTNERSHIP INTERESTS.

(a) Subject to the provisions of Sections 9.5 and
9.6 hereof, except as required by operation of law, the Partnership shall not
be obligated for any purposes whatsoever to recognize the assignment by any
Limited Partner of his Partnership Interest until the Partnership has received
notice thereof.

(b) Any Person who is the assignee of all or any
portion of a Limited Partner's Limited Partnership Interest, but does not
become a Substitute Limited Partner and desires to make a further assignment of
such Limited Partnership Interest, shall be subject to all the provisions of
this Article IX to the same extent and in the same manner as any Limited
Partner desiring to make an assignment of its Limited Partnership Interest.

Section 9.8 EFFECT OF BANKRUPTCY, DEATH, INCOMPETENCE OR
TERMINATION OF A LIMITED PARTNER. The occurrence of an Event of Bankruptcy as
to a Limited Partner, the death of a Limited Partner or a final adjudication
that a Limited Partner is incompetent (which term shall include, but not be
limited to, insanity) shall not cause the termination or dissolution of the
Partnership, and the business of the Partnership shall continue. If an order
for relief in a bankruptcy proceeding is entered against an individual Limited
Partner, the trustee or receiver of his estate or, if he dies, his executor,
administrator or trustee, or, if he is finally adjudicated incompetent, his
committee, guardian or conservator, shall have the rights of such Limited
Partner for the purpose of settling or managing his estate property and such
power as the bankrupt, deceased or incompetent Limited Partner possessed to
assign all or any part of his Partnership

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Interest and to join with the assignee in satisfying conditions precedent to
the admission of the assignee as a Substitute Limited Partner.

Section 9.9 JOINT OWNERSHIP OF INTERESTS. A Partnership
Interest may be acquired by two (2) individuals as joint tenants with right of
survivorship (but not as tenants in common), provided that such individuals
either are married or are related and share the same home as tenants in common.
The written consent or vote of both owners of any such jointly held Partnership
Interest shall be required to constitute the action of the owners of such
Partnership Interest; provided, however, that the written consent of only
one (1) joint owner will be required if the Partnership has been provided with
evidence satisfactory to counsel for the Partnership that the actions of a
single joint owner can bind both owners under the applicable laws of the state
of residence of such joint owners. Upon the death of one (1) owner of a
Partnership Interest held in a joint tenancy with a right of survivorship, the
Partnership Interest shall become owned solely by the survivor as a Limited
Partner and not as an assignee. The Partnership need not recognize the death of
one (1) of the owners of a jointly held Partnership Interest until it shall have
received notice of such death. Upon notice to the General Partner from either
owner, the General Partner shall cause the Partnership Interest to be divided
into two (2) equal Partnership Interests, which shall thereafter be owned
separately by each of the former owners.

Section 9.10 TRANSFEREES. Any Partnership Interests owned by
the Partners and transferred pursuant to this Article IX shall be and remain
subject to all of the provisions of this Agreement.

Section 9.11 ABSOLUTE RESTRICTION. Notwithstanding any
provision of this Agreement to the contrary, the sale or exchange of any
interest in the Partnership will not be permitted if the interest sought to be
sold or exchanged, when added to the total of all other interests sold or
exchanged within the period of twelve (12) consecutive months ending with the
proposed date of the sale or exchange, would result in the termination of the
Partnership under Section 708 of the Code, if such termination would materially
and adversely affect the Partnership or any Partner.

Section 9.12 INVESTMENT REPRESENTATION. Each Limited Partner
hereby represents and warrants to the General Partner and to the Partnership
that the acquisition of his Partnership Interest is made as a principal for his
account for investment purposes only and not with a view to the resale or
distribution of such Partnership Interest. Each Limited Partner agrees that he
will not sell, assign or otherwise transfer his Partnership Interest or any
fraction thereof, whether voluntarily or by operation of law or at judicial
sale or otherwise, to any Person who does not similarly represent and warrant
and similarly agree not to sell, assign or transfer such Partnership Interest
or fraction thereof to any Person who does not similarly represent, warrant and
agree.

ARTICLE X

TERMINATION OF THE PARTNERSHIP

Section 10.1 TERMINATION. The Partnership shall be dissolved
upon (i) an Event of Bankruptcy as to the General Partner or the dissolution or
withdrawal of the General Partner (unless within ninety (90) days thereafter
Limited Partners holding more than fifty percent (50%)

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of the Limited Partnership Interests in the Partnership elect to continue the
Partnership and to elect one or more persons to serve as the General Partner or
General Partners of the Partnership), (ii) ninety (90) days following the sale
of all or substantially all of the Partnership's assets (provided that if the
Partnership receives an installment obligation as consideration for such sale or
other disposition, the Partnership shall continue, unless sooner dissolved under
the provisions of this Agreement, until such time as such note or notes are paid
in full), (iii) the expiration of the term specified in Section 3.2, (iv) the
redemption of all Limited Partnership Interests (other than any of such
interests held by the General Partner), or (v) the election by the General
Partner (but only in accordance with and as permitted by applicable law) that
the Partnership should be dissolved. Upon dissolution of the Partnership
(unless the business of the Partnership is continued as set forth above), the
General Partner (or its trustee, receiver, successor or legal representative)
shall proceed with the winding up of the Partnership, and its assets shall be
applied and distributed as herein provided.

Section 10.2 PAYMENT OF DEBTS. The assets shall first be
applied to the payment of the liabilities of the Partnership (other than any
loans or advances that may have been made by Partners to the Partnership) and
the expenses of liquidation. A reasonable time shall be allowed for the
orderly liquidation of the assets of the Partnership and the discharge of
liabilities to creditors so as to enable the General Partner to minimize any
losses resulting from liquidation.

Section 10.3 DEBTS TO PARTNERS. The remaining assets shall
next be applied to the repayment of any loans made by any Partner to the
Partnership.

Section 10.4 REMAINING DISTRIBUTION. The remaining assets
shall then be distributed to the Partners in accordance with the Partners'
positive Capital Account balances, after making the adjustments for allocations
under Article V hereof.

Section 10.5 RESERVE. Notwithstanding the provisions of
Sections 10.3 and 10.4, the General Partner may retain such amount as it deems
necessary as a reserve for any contingent liabilities or obligations of the
Partnership, which reserve, after the passage of a reasonable period of time,
shall be distributed pursuant to the provisions of this Article X.

Section 10.6 FINAL ACCOUNTING. Each of the Partner s shall
be furnished with a statement examined by the Partnership's independent
accountants, which shall set forth the assets and liabilities of the
Partnership as of the date of the complete liquidation. Upon the compliance by
the General Partner with the foregoing distribution plan, the Limited Partners
shall cease to be such, and the General Partner, as the sole remaining Partner
of the Partnership, shall execute and cause to be filed a Certificate of
Cancellation of the Partnership and any and all other documents necessary with
respect to termination and cancellation of the Partnership.

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ARTICLE XI

AMENDMENTS

Section 11.1 AUTHORITY TO AMEND.

(a) This Agreement may be amended by the General
Partner without the approval of any other Partner if such amendment is solely
for the purpose of clarification and does not change the substance hereof and
the Partnership has obtained an opinion of counsel to that effect.

(b) This Agreement may be amended by the General
Partner without the approval of any other Partner if such amendment is for the
purpose of adding or substituting Limited Partners.

(c) This Agreement may be amended by the General
Partner without the approval of any other Partner if such amendment is, in the
opinion of counsel for the Partnership, necessary or appropriate to satisfy
requirements of the Code with respect to partnerships or REITs or of any
federal or state securities laws or regulations. Any amendment made pursuant
to this Section 11.1(c) may be made effective as of the date of this Agreement.

(d) Notwithstanding any contrary provision of this
Agreement, any amendment to this Agreement or other act which would (i)
adversely affect the limited liabilities of the Limited Partners, (ii) change
the method of allocation of profit and loss as provided in Article V or the
distribution provisions of Articles VIII and X hereof, (iii) seek to impose
personal liability on the Limited Partners, or (iv) affect the operation of the
Conversion Factor of the Redemption Right shall require the consent and
approval of Limited Partners holding more than sixty-six and two-thirds percent
(66 2/3%) of the Percentage Interests of the Limited Partners.

(e) Except as otherwise specifically provided in
this Section 11.1, amendments to this Agreement shall require the approval of
the General Partner and Limited Partners holding more than fifty percent (50%)
of the Percentage Interests of the Limited Partners.

Section 11.2 NOTICE OF AMENDMENTS. A copy of any amendment
to be approved by the Partners pursuant to Sections 11.1(d) or 11.1(e) shall be
mailed in advance to such Partners. Partners shall be notified as to the
substance of any amendment pursuant to Sections 11.1(a), (b) or (c), and upon
request shall be furnished a copy thereof.

ARTICLE XII

POWER OF ATTORNEY

Section 12.1 POWER. Each of the Limited Partners irrevocably
constitutes and appoints the General Partner as such Limited Partner's true and
lawful attorney in such Limited Partner's name, place and stead to make,
execute, swear to, acknowledge, deliver and file:

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(a) Any certificates or other instruments which may
be required to be filed by the Partnership under the laws of the State of Ohio
or of any other state or jurisdiction in which the General Partner shall deem
it advisable to file;

(b) Any documents, certificates or other
instruments, including, but not limited to, any and all amendments and
modifications of this Agreement or of the instruments described in Section
12.1(a) which may be required or deemed desirable by the General Partner to
effectuate the provisions of any part of this Agreement and, by way of
extension and not in limitation, to do all such other things as shall be
necessary to continue and to carry on the business of the Partnership; and

(c) All documents, certificates or other instruments
which may be required to effectuate the dissolution and termination of the
Partnership, to the extent such dissolution and termination is authorized
hereby. The power of attorney granted hereby shall not constitute a waiver of,
or be used to avoid, the rights of the Partners to approve certain amendments
to this Agreement pursuant to Sections 11.1(d) and 11.1(e) or be used in any
other manner inconsistent with the status of the Partnership as a limited
partnership or inconsistent with the provisions of this Agreement.

Section 12.2 SURVIVAL OF POWER. It is expressly intended by
each of the Partners that the foregoing power of attorney is coupled with an
interest, is irrevocable and shall survive the death, incompetence,
dissolution, liquidation or adjudication of insanity or bankruptcy or
insolvency of each such Partner. The foregoing power of attorney shall survive
the delivery of an assignment by any of the Partners of such Partner's entire
interest in the Partnership, except that where an assignee of such entire
interest has become a substitute Limited Partner, then the foregoing power of
attorney of the assignor Partner shall survive the delivery of such assignment
for the sole purpose of enabling the General Partner to execute, acknowledge
and file any and all instruments necessary to effectuate such substitution.

ARTICLE XIII

CONSENTS, APPROVALS, VOTING AND MEETINGS

Section 13.1 METHOD OF GIVING CONSENT OR APPROVAL. Any
consent or approval required by this Agreement may be given as follows:

(a) by a written consent given by the consenting
Partner and received by the General Partner at or prior to the doing of the act
or thing for which the consent is solicited, provided that such consent shall
not have been nullified by:

(i) Notice to the General Partner of such
nullification by the consenting Partner prior to the doing of any act
or thing, the doing of which is not subject to approval at a meeting
called pursuant to Section 13.2, or

(ii) Notice to the General Partner of such
nullification by the consenting Partner prior to the time of any
meeting called pursuant to Section 13.2 to consider the doing of such
act or thing, or

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(iii) The negative vote by such consenting Partner
at any meeting called pursuant to Section 13.2 to consider the doing
of such act or thing;

(b) by the affirmative vote by the consenting
Partner to the doing of the act or thing for which the consent is solicited at
any meeting called pursuant to Section 13.2 to consider the doing of such act
or thing; or

(c) by the failure of the Partner to respond or
object to a request from the General Partner for such Partner's consent within
thirty (30) days from its receipt of such request (or such shorter period of
time as the General Partner may indicate in such request in order to ensure
that the General Partner has sufficient time to respond, if required, to any
third party with respect to the subject matter of such request).

Section 13.2 MEETINGS OF LIMITED PARTNERS. Any matter
requiring the consent or vote of all or any of the Partners may be considered
at a meeting of the Partners held not less than five (5) nor more than sixty
(60) days after notice thereof shall have been given by the General Partner to
all Partners. Such notice (i) may be given by the General Partner, in its
discretion, at any time, or (ii) shall be given by the General Partner within
fifteen (15) days after receipt from Limited Partners holding more than fifty
percent (50%) of the Percentage Interests of the Limited Partners of a request
for such meeting.

Section 13.3 OPINION. Except for Consents obtained pursuant
to Sections 13.1 or 13.2, no Limited Partner shall exercise any consent or
voting rights unless either (a) at the time of the giving of consent or casting
of any vote by the Partners hereunder, counsel for the Partnership or counsel
employed by the Limited Partners shall have delivered to the Partnership an
opinion satisfactory to the Partners to the effect that such conduct (i) is
permitted by the Act, (ii) will not impair the limited liability of the Limited
Partners, and (iii) will not adversely affect the classification of the
Partnership as a partnership for federal income tax purposes, or (b)
irrespective of the delivery or nondelivery of such opinion of counsel, Limited
Partners holding more than seventy-five percent (75%) of the Percentage
Interests of the Limited Partners determine to exercise their consent and/or
voting rights.

Section 13.4 SUBMISSIONS TO PARTNERS. The General Partner
shall give the Partners notice of any proposal or other matter required by any
provision of this Agreement, or by law, to be submitted for consideration and
approval of the Partners. Such notice shall include any information required
by the relevant provision or by law.

ARTICLE XIV

MISCELLANEOUS

Section 14.1 GOVERNING LAW. The Partnership and this
Agreement shall be governed by and construed in accordance with the laws of the
State of Ohio.

Section 14.2 AGREEMENT FOR FURTHER EXECUTION. At any time or
times upon the request of the General Partner, the Limited Partners hereby
agree to sign, swear to, acknowledge and deliver all further documents and
certificates required by the laws of Ohio, or any other

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jurisdiction in which the Partnership does, or proposes to do, business, or
which may be reasonable, necessary, appropriate or desirable to carry out the
provisions of this Agreement or the Act. This Section 14.2 shall not prejudice
or affect the rights of the Limited Partners to approve certain amendments to
this Agreement pursuant to Sections 11.1(d) and 11.1(e).

Section 14.3 ENTIRE AGREEMENT. This Agreement and the
exhibits attached hereto contain the entire understanding among the parties and
supersede any prior understandings or agreements among them respecting the
within subject matter. There are no representations, agreements, arrangements
or understandings, oral or written, between or among the parties hereto
relating to the subject matter of this Agreement which are not fully expressed
herein.

Section 14.4 SEVERABILITY. This Agreement is intended to
be performed in accordance with, and only to the extent permitted by, all
applicable laws, ordinances, rules and regulations of the jurisdictions in which
the Partnership does business. If any provision of this Agreement, or the
application thereof to any person or circumstance, shall, for any reason and to
any extent, be invalid or unenforceable, the remainder of this Agreement and the
application of such provision to other persons or circumstances shall not be
affected thereby, but rather shall be enforced to the greatest extent permitted
by law.

Section 14.5 NOTICES. Notices to Partners or to the
Partnership shall be deemed to have been given when personally delivered or
mailed, by prepaid registered or certified mail, addressed as set forth in
Exhibit A attached hereto, unless a notice of change of address has previously
been given in writing by the addressee to the addressor, in which case such
notice shall be addressed to the address set forth in such notice of change of
address.

Section 14.6 TITLES AND CAPTIONS. All titles and captions
are for convenience only, do not form a substantive part of this Agreement, and
shall not restrict or enlarge any substantive provisions of this Agreement.

Section 14.7 COUNTERPARTS. This Agreement may be executed in
multiple counterparts, each one of which shall constitute an original executed
copy of this Agreement.

Section 14.8 PRONOUNS. All pronouns and any variations
thereof shall be deemed to refer to the masculine, feminine, neuter, singular
or plural, as the identity of the person or persons may require.

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Section 14.9 SURVIVAL OF RIGHTS. Subject to the provisions
hereof limiting transfers, this Agreement shall be binding upon and inure to
the benefit of the Partners and the Partnership and their respective legal
representatives, successors, transferees and assigns.

IN WITNESS WHEREOF, the parties have hereunto set their hands
as of the day and year first above written.

GENERAL PARTNER:

Boykin Lodging Company,
an Ohio corporation

By:
------------------------------
Robert W. Boykin, President

LIMITED PARTNERS:
(See attached limited partner
signature pages)

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<PAGE> 41
LIMITED PARTNERSHIP SIGNATURE PAGE

The undersigned, desiring to become a Limited Partner of
Boykin Hotel Properties, L.P., hereby agrees to all of the terms of the
Agreement of Limited Partnership of Boykin Hotel Properties, L.P. and agrees to
be bound by the terms and provisions thereof.

Executed by the undersigned as a Limited Partner of Boykin
Hotel Properties, L.P.

LIMITED PARTNER:

_______________________________________
(Signature of Limited Partner)

_______________________________________
(Print Name of Limited Partner)

_______________________________________
(Residence Street Address)

_______________________________________
(City State Zip Code)

_______________________________________
(Taxpayer Identification or
Social Security Number)

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<PAGE> 42
EXHIBIT A
---------

LIST OF PARTNERS

<TABLE>
<CAPTION>
Capital Percentage
Partners Contribution Interest
-------- ------------ ------------
<S> <C> <C>
General Partner:
- ---------------
Boykin Lodging Company %
Terminal Tower, Suite 1500
50 Public Square
Cleveland, Ohio 44113

Limited Partners:
- ----------------
%
</TABLE>

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<PAGE> 43
EXHIBIT B

FEDERAL INCOME TAX MATTERS

For purposes of interpreting and implementing Article V of the
Partnership Agreement, the following rules shall apply and shall be treated as
part of the terms of the Partnership Agreement:

A. SPECIAL ALLOCATION PROVISIONS.

1. For purposes of determining the amount of
gain or loss to be allocated pursuant to Article V of the Partnership
Agreement, any basis adjustments permitted pursuant to Section 743 of the Code
shall be disregarded.

2. When Partnership Interests are transferred
during any taxable year, the General Partner intends to allocate Partnership
income, loss, deductions and credits using the closing of the books method.

3. Notwithstanding any other provision of the
Partnership Agreement, to the extent required by law, income, gain, loss and
deduction attributable to property contributed to the Partnership by a Partner
shall be shared among the Partners so as to take into account any variation
between the basis of the property and the fair market value of the property at
the time of contribution in accordance with the requirements of Section 704(c)
of the Code and the applicable regulations thereunder as more fully described
in Part B hereof. Treasury regulations under Section 704(c) of the Code allow
partnerships to use any reasonable method for accounting for Book-Tax
Differences for contributions of property so that a contributing partner
receives the tax benefits and burdens of any built-in gain or loss associated
with contributed property. The Operating Partnership shall account for
Book-Tax Differences using a method specifically approved in the regulations,
the traditional method. An allocation of remaining built-in gain under Section
704(c) will be made when Section 704(c) property is sold.

4. Notwithstanding any other provision of the
Partnership Agreement, in the event the Partnership is entitled to a deduction
for interest imputed under any provision of the Code on any loan or advance
from a Partner (whether such interest is currently deducted, capitalized or
amortized), such deduction shall be allocated solely to such Partner.

5. Notwithstanding any provision of the
Partnership Agreement to the contrary, to the extent any payments in the nature
of fees made to a Partner or reimbursements of expenses to any Partner are
finally determined by the Internal Revenue Service to be distributions to a
Partner for federal income tax purposes, there will be a gross income
allocation to such Partner in the amount of such distribution.

6. (a) Notwithstanding any provision of the
Partnership Agreement to the contrary and subject to the exceptions set forth
in Section 1.704-2(f)(2)-(5) of the Treasury Regulations, if there is a net
decrease in Partnership Minimum Gain during any Partnership fiscal year, each
Partner shall be specially allocated items of Partnership income and gain for
such year (and, if necessary, subsequent years) in an amount equal to such
Partner's share of the net

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decrease in Partnership Minimum Gain determined in accordance with Section
1.704-2(g)(2) of the Treasury Regulations. Allocations pursuant to the
previous sentence shall be made in proportion to the respective amounts
required to be allocated to each Partner pursuant thereto. The items to be so
allocated shall be determined in accordance with Section 1.704-2(f) of the
Treasury Regulations. This paragraph 6(a) is intended to comply with the
minimum gain chargeback requirement in such Section of the Regulations and
shall be interpreted consistently therewith. To the extent permitted by such
Section of the Regulations and for purposes of this paragraph 6(a) only, each
Partner's Adjusted Capital Account Balance shall be determined prior to any
other allocations pursuant to Article V of the Partnership Agreement with
respect to such fiscal year and without regard to any net decrease in Partner
Minimum Gain during such fiscal year.

(b) Notwithstanding any provision of the
Partnership Agreement to the contrary, except paragraph 6(a) of this Exhibit
and subject to the exceptions set forth in Section 1.704-2(i)(4) of the
Treasury Regulations, if there is a net decrease in Partner Nonrecourse Debt
Minimum Gain during any Partnership fiscal year, each Partner who has a share
of the Partner Nonrecourse Debt Minimum Gain, determined in accordance with
Section 1.704-2(i)(3) of the Treasury Regulations, shall be specially allocated
items of Partnership income and gain for such year (and, if necessary,
subsequent years) in an amount equal to such Partner's share of the net
decrease in Partner Nonrecourse Debt Minimum Gain, determined in accordance
with Section 1.704-2(i)(5) of the Treasury Regulations. Allocations pursuant
to the previous sentence shall be made in proportion to the respective amounts
required to be allocated to each Partner pursuant thereto. The items to be so
allocated shall be determined in accordance with Section 1.704-2(i)(4) of the
Treasury Regulations. This paragraph 6(b) is intended to comply with the
minimum gain chargeback requirement in such Section of the Treasury Regulations
and shall be interpreted consistently therewith. Solely for purposes of this
paragraph 6(b), each Partner's Adjusted Capital Account Balance shall be
determined prior to any other allocations pursuant to Article V of the
Partnership Agreement with respect to such fiscal year, other than allocations
pursuant to paragraph 6(a) hereof.

7. Notwithstanding any provision of the
Partnership Agreement to the contrary, in the event any Partners unexpectedly
receive any adjustments, allocations or distributions described in Treasury
Regulation Section 1.704-1(b)(2)(ii)(d)(4), 1.704-1(b)(2)(ii)(d)(5) or
1.704-1(b)(2)(ii)(d)(6), items of Partnership income and gain shall be
specially allocated to such Partners in an amount and manner sufficient to
eliminate the deficits in their Adjusted Capital Account Balances created by
such adjustments, allocations or distributions as quickly as possible.

8. No loss shall be allocated to any Partner to
the extent that such allocation would result in a deficit in its Adjusted
Capital Account Balance while any other Partner continues to have a positive
Adjusted Capital Account Balance; in such event, losses shall first be
allocated to any Partners with positive Adjusted Capital Account Balances, and
in proportion to such balances, to the extent necessary to reduce their
positive Adjusted Capital Account Balances to zero. Any excess shall be
allocated to the General Partner.

9. Any special allocations of items pursuant to
this Part A shall be taken into account in computing subsequent allocations so
that the net amount of any items so allocated and the profits, losses and all
other items allocated to each such Partner pursuant to

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<PAGE> 45
Article V of the Partnership Agreement shall, to the extent possible, be equal
to the net amount that would have been allocated to each such Partner pursuant
to the provisions of Article V of the Partnership Agreement if such special
allocations had not occurred.

10. Notwithstanding any provision of the
Partnership Agreement to the contrary, Nonrecourse Deductions for any fiscal
year or other period shall be specially allocated to the Partners in the manner
and in accordance with the percentages set forth in Section 5.1 of the
Partnership Agreement.

11. Notwithstanding any provision of the
Partnership Agreement to the contrary, any Partner Nonrecourse Deduction for
any fiscal year or other period shall be specially allocated to the Partner who
bears the economic risk of loss with respect to the Partner Nonrecourse Debt to
which such Partner Nonrecourse Deductions are attributable in accordance with
Section 1.704-2(i) of the Treasury Regulations.

B. CAPITAL ACCOUNT ADJUSTMENTS AND 704(C) TAX
ALLOCATIONS.

1. For purposes of computing the amount of any
item of income, gain, deduction or loss to be reflected in the Partners'
capital accounts, the determination, recognition and classification of any such
item shall be the same as its determination, recognition and classification for
federal income tax purposes; provided, however, that:

(a) Any income, gain or loss attributable to
the taxable disposition of any property shall be determined by the
Partnership as if the adjusted basis of such property as of such date
of disposition was equal in amount to (i) the Agreed Value in the case
of the Initial Hotels or other contributed properties, or (ii) the
Carrying Value with respect to property subsequently purchased.

(b) The computation of all items of income,
gain, loss and deduction shall be made by the Partnership and, as to
those items described in Section 705(a)(1)(B) or Section 705(a)(2)(B)
of the Code, without regard to the fact that such items are not
includable in gross income or are neither currently deductible nor
capitalizable for federal income tax purposes.

2. A transferee of a Partnership interest will
succeed to the capital account relating to the Partnership interest
transferred; provided, however, that if the transfer causes a termination of
the Partnership under Section 708(b)(1)(B) of the Code, the Partnership
properties shall be deemed to have been distributed in liquidation of the
Partnership to the Partners (including the transferee of a Partnership
interest) and recontributed by such Partners and transferees in reconstitution
of the Partnership. The capital accounts of such reconstituted Partnership
shall be maintained in accordance with the principles set forth herein.

3. Upon an issuance of additional Partnership
interests for cash, the capital accounts of all Partners (and the Agreed Values
of all Partnership properties) shall, immediately prior to such issuance, be
adjusted (consistent with the provisions hereof) upward or downward to reflect
any unrealized gain or unrealized loss attributable to each Partnership
property (as if such unrealized gain or unrealized loss had been recognized
upon an actual sale of such property at the fair market value thereof,
immediately prior to such issuance, and had

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<PAGE> 46
been allocated to the Partners, at such time, pursuant to Article V of the
Partnership Agreement). In determining such unrealized gain or unrealized loss
attributable to the properties, the fair market value of Partnership properties
shall be determined by the General Partner using such reasonable methods of
valuation as it may adopt.

4. Immediately prior to the distribution of any
Partnership property in liquidation of the Partnership, the capital accounts of
all Partners shall be adjusted (consistent with the provisions hereof and
Section 704 of the Code) upward or downward to reflect any unrealized gain or
unrealized loss attributable to the Partnership property (as if such unrealized
gain or unrealized loss had been recognized upon an actual sale of each such
property, immediately prior to such distribution, and had been allocated to the
Partners, at such time, pursuant to Article V of the Partnership Agreement).
In determining such unrealized gain or unrealized loss attributable to
property, the fair market value of Partnership property shall be determined by
the General Partner using such reasonable methods of valuation as it may adopt.

5. In accordance with Section 704(c) of the Code
and the regulations thereunder, income, gain, loss and deduction with respect
to any property shall, solely for tax purposes, and not for capital account
purposes, be allocated among the Partners so as to take account of any
variation between the adjusted basis of such property to the Partnership for
federal income tax purposes.

6. In the event the Agreed Value of any
Partnership asset is adjusted as described in paragraph 3 above, subsequent
allocations of income, gain, loss and deduction with respect to such asset
shall take account of any variation between the adjusted basis of such asset
for federal income tax purposes and its Agreed Value in the same manner as
under Section 704(c) of the Code and the regulations thereunder.

7. Any elections or other decisions relating to
such allocations shall be made by the General Partner in any manner that
reasonably reflects the purpose and intention of this Agreement.

C. DEFINITIONS. For the purposes of this Exhibit, the
following terms shall have the meanings indicated unless the context clearly
indicates otherwise:

"ADJUSTED CAPITAL ACCOUNT BALANCE": means the
balance in the capital account of a Partner as of the end of the relevant
fiscal year of the Partnership, after giving effect to the following: (i)
credit to such capital account any amounts the Partner is obligated to restore,
pursuant to the terms of this Agreement or otherwise, or is deemed obligated to
restore pursuant to the penultimate sentences of Sections 1.704-2(g)(1) and
1.704-2(i)(5) of the Treasury Regulations, and (ii) debit to such capital
account the items described in Sections 1.704-1(b)(2)(ii)(d)(4), (5) and (6) of
the Regulations.

"AGREED VALUE": means the net fair market value of
Contributed Property as agreed to by the Contributing Partner and the
Partnership (or other property subsequently adjusted to reflect contributions),
using such reasonable method of valuation as they may adopt.

"CARRYING VALUE": means the adjusted basis of such
property for federal income tax purposes as of the time of determination.

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<PAGE> 47
"NONRECOURSE DEDUCTIONS": shall have the meaning set
forth in Section 1.704-2(b)(1) of the Treasury Regulations. The amount of
Nonrecourse Deductions for a Partnership fiscal year equals the excess, if any,
of the net increase, if any, in the amount of Partnership Minimum Gain during
that fiscal year over the aggregate amount of any distributions during that
fiscal year of proceeds of a Nonrecourse Liability, that are allocable to an
increase in Partnership Minimum Gain, determined according to the provisions of
Section 1.704- 2(c) of the Treasury Regulations.

"NONRECOURSE LIABILITY": shall have the meaning set
forth in Section 1.704-2(b)(3) of the Treasury Regulations.

"PARTNER NONRECOURSE DEBT MINIMUM GAIN": means an
amount, with respect to each Partner Nonrecourse Debt, determined in accordance
with Section 1.704-2(i) of the Treasury Regulations.

"PARTNER NONRECOURSE DEBT": shall have the meaning
set forth in Section 1.704-2(b)(4) of the Treasury Regulations.

"PARTNER NONRECOURSE DEDUCTIONS": shall have the
meaning set forth in Section 1.704-2(i)(2) of the Treasury Regulations. For
any Partnership taxable year, the amount of Partner Nonrecourse Deductions with
respect to a Partner Nonrecourse Debt equal the net increase during the year,
if any, in the amount of Partner Nonrecourse Debt Minimum Gain reduced (but not
below zero) by proceeds of the liability that are both attributable to the
liability and allocable to an increase in the Partner Nonrecourse Debt Minimum
Gain.

"PARTNERSHIP AGREEMENT": shall mean this Amended and
Restated Limited Partnership Agreement of Boykin Hotel Properties, L.P.

"PARTNERSHIP MINIMUM GAIN": shall have the meaning
set forth in Sections 1.704-2(b)(2) and 1.704-2(d) of the Treasury Regulations.

For purposes of this Exhibit, all other capitalized terms will have
the same definition as in the Partnership Agreement.

-43-
<PAGE> 48
EXHIBIT C
---------

INITIAL HOTELS

<TABLE>
<CAPTION>
Number
Hotel of Rooms Location
- ----- -------- --------
<S> <C> <C>

</TABLE>

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<PAGE> 49
EXHIBIT D
---------

NOTICE OF EXERCISE OF REDEMPTION RIGHT

The undersigned hereby irrevocably (i) presents for redemption
_________ Partnership Units (as defined in the Partnership Agreement defined
below) in Boykin Hotel Properties, L.P., in accordance with the terms of the
Agreement of Limited Partnership of Boykin Hotel Properties, L.P. (the
"Partnership Agreement"), and the Redemption Right (as defined in the
Partnership Agreement) referred to therein, (ii) surrenders such Partnership
Units and all right, title and interest therein, and (iii) directs that the
Cash Amount or REIT Shares (both as defined in the Partnership Agreement)
deliverable upon exercise of the Redemption Right be delivered to the address
specified below, and if REIT Shares are to be delivered, such REIT Shares be
registered or placed in the name(s) and at the addresses specified below.

Dated: ___________________ Name of Limited Partner:

_______________________________________

_______________________________________
(Signature of Limited Partner)

_______________________________________
(Street Address)

_______________________________________
(City State Zip Code)

IF REIT Shares are to be issued, issue to:

_____________________________
(Name)

_____________________________
(Social Security or
Identifying Number)

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<PAGE> 50
EXHIBIT E

INTERCOMPANY CONVERTIBLE NOTE

[SEE EXHIBIT 10.9]

-46-

<PAGE> 1
EXHIBIT 10.3

BOYKIN LODGING COMPANY

LONG-TERM INCENTIVE PLAN

SECTION 1. PURPOSE; DEFINITIONS.

The purpose of the Boykin Lodging Company Long-Term Incentive Plan (the
"Plan") is to enable Boykin Lodging Company (the "Company") to attract, retain
and reward key employees of the Company and of its Affiliates and to strengthen
the mutuality of interests between such key employees and the Company's
shareholders by offering such key employees equity or equity-based incentives.

For purposes of the Plan, the following terms shall be defined as set
forth below:

(a) "Affiliate" means any entity (other than the Company and its
Subsidiaries) that is designated by the Board as a participating employer
under the Plan.

(b) "Award" means any award of Stock options, Restricted Shares,
Deferred Shares, Share Purchase Rights, Share Appreciation Rights or Other
Share-Based Awards under the Plan.

(d) "Change in Control" has the meaning set forth in Section 11(b).

(e) "Change in Control Price" has the meaning set-forth in Section
11(d).

(f) "Code" means the Internal Revenue Code of 1986, as amended from
time to time, and any successor thereto.

(g) "Committee" means the Committee referred to in Section 2 of the
Plan.

(h) "Company" means Boykin Lodging Company, an Ohio corporation, or
any successor corporation.

(i) "Deferred Shares" means an award of the right to receive Shares
at the end of a specified period granted pursuant to Section 7.

(j) "Disability" means disability as determined under procedures
established by the Committee for purposes of the Plan.
<PAGE> 2
(k) "Disinterested Person" has the meaning set forth in Rule
16b-3(c)(2)(i) as promulgated by the Securities and Exchange Commission
(the "Commission") under the Exchange Act, or any successor definition
adopted by the Commission.

(l) "Exchange Act" means the Securities Exchange Act of 1934, as
amended.

(m) "Fair Market Value" means, as of any date, the mean between the
highest and lowest quoted selling price, regular way, of the Shares on such
date on the New York Stock Exchange or, if no such sale of the Shares
occurs on the New York Stock Exchange on such date, then such mean price on
the next preceding day on which the Shares were traded. If the Shares are
no longer traded on the New York Stock Exchange, then the Fair Market Value
of the Shares shall be determined by the Committee in good faith.

(n) "Incentive Stock Option" means any Stock Option intended to be
and designated as an "Incentive Stock Option" within the meaning of Section
422 of the Code or any successor section thereto.

(o) "Non-Qualified Stock Option", means any Stock Option that is not
an Incentive Stock Option.

(p) "Other Share-Based Award" means an award granted pursuant to
Section 10 that is valued, in whole or in part, by reference to, or is
otherwise based on, Shares.

(q) "Outside Director" has the meaning set forth in Section 162(m) of
the Code and the regulations promulgated thereunder.

(r) "Plan" means the Boykin Lodging Company Long-Term Incentive Plan,
as amended from time to time.

(s) "Potential Change in Control" has the meaning set forth in
Section 11(c).

(t) "Restricted Shares" means an award of shares that is granted
pursuant to Section 6 and is subject to restrictions.

(u) "Section 16 Participant", means a participant under the Plan who
is then subject to Section 16 of the Exchange Act.

(v) "Shares" mean, the common shares, without par value, of the
Company.

-2-
<PAGE> 3
(w) "Share Appreciation Right" means an award of a right to receive
an amount from the Company that is granted pursuant to Section 9.

(x) "Stock Option" or "Option" means any option to purchase Shares
(including Restricted Shares and Deferred Shares, if the Committee so
determines) that is granted Pursuant to Section 5.

(y) "Share Purchase Right" means an award of the right to purchase
Shares that is granted pursuant to Section 8.

(z) "Subsidiary" means any corporation (other than the Company) in an
unbroken chain of corporations beginning with the Company if each of the
corporations (other than the last corporation in the unbroken chain) owns
stock possessing 50% or more of the total combined voting power of all
classes of stock in one of the other corporations in such chain.

SECTION 2. ADMINISTRATION.

The Plan shall be administered by the Compensation Committee of the
Board (the "Committee"). The Committee shall consist of three directors of the
Company, all of whom shall be Disinterested Persons and Outside Directors. Such
directors shall be appointed by the Board and shall serve as the Committee at
the pleasure of the Board. The functions of the Committee specified in the
Plan shall be exercised by the Board if and to the extent that no Committee
exists which has the authority to so administer the Plan.

The Committee shall have full power to interpret and administer the
Plan and full authority to select the individuals to whom Awards will be
granted and to determine the type and amount of Awards to be granted to each
participant, the consideration, if any, to be paid for such Awards, the timing
of such Awards, the terms and conditions of Awards granted under the Plan and
the terms and conditions of the related agreements which will be entered into
with participants. As to the selection of and grant of Awards to participants
who are not Section 16 participants, the Committee may delegate its
responsibilities to members of the Company's management consistent with
applicable law.

The Committee shall have the authority to adopt, alter and repeal such
rules, guidelines and practices governing the Plan as it shall, from time to
time, deem advisable; to interpret the terms and provisions of the Plan and any
Award issued under the Plan (and any agreements relating thereto); to direct
employees of the Company or other advisors to prepare such materials or perform
such analyses as the Committee deems necessary or appropriate; and otherwise to
supervise the administration of the Plan.

Any interpretation and administration of the Plan by the Committee, and
all actions and determinations of the Committee, shall be final, binding and
conclusive on the Company, its shareholders, Subsidiaries, Affiliates, all
participants in the Plan, their

-3-
<PAGE> 4
respective legal representatives, successors and assigns, and all persons
claiming under or through any of them. No member of the Board or of the
Committee shall incur any liability for any action taken or omitted, or any
determination made, in good faith in connection with the Plan.

SECTION 3. SHARES SUBJECT TO THE PLAN.

(a) Aggregate Shares Subject to the Plan. Subject to adjustment as
provided below in Section 3(c), the total number of Shares reserved and
available for Awards under the Plan is 1,000,000. Any Shares issued
hereunder may consist, in whole or in part, of authorized and unissued
shares or treasury shares.

(b) Forfeiture or Termination of Awards of Shares. If any Shares
subject to any Award granted hereunder are forfeited or an Award otherwise
terminates or expires without the issuance of Shares, the Shares subject to
such Award shall again be available for distribution in connection with
future Awards under the Plan as set forth in Section 3(a), unless the
participant who had been awarded such forfeited Shares or the expired or
terminated Award has theretofore received dividends or other benefits of
ownership with respect to such Shares. For purposes hereof, a participant
shall not be deemed to have received a benefit of ownership with respect to
such Shares by the exercise of voting rights or the accumulation of
dividends which are not realized because of the forfeiture of such Shares
or the expiration or termination of the related Award without issuance of
such Shares.

(c) Adjustment. In the event of any merger, reorganization,
consolidation, recapitalization, share dividend, share split, combination of
shares or other change in corporate structure of the Company affecting the
Shares, such substitution or adjustment shall be made in the aggregate
number of Shares reserved for issuance under the Plan, in the number and
option price of shares subject to outstanding options granted under the
Plan, in the number and purchase price of shares subject to outstanding
Share Purchase Rights granted under the Plan, and in the number of shares
subject to Restricted Share Awards, Deferred Share Awards and any other
outstanding Awards granted under the Plan as may be approved by the
Committee, in its sole discretion; provided that the number of shares
subject to any Award shall always be a whole number.

(d) Annual Award Limit. No Participant may be granted Stock Options
or Awards under the Plan with respect to an aggregate of more than 300,000
Shares (subject to adjustment as provided in Section 3(c) hereof) during
any calendar year.

SECTION 4. ELIGIBILITY.

Officers and other key employees of the Company and its Subsidiaries
and Affiliates, if any, who are responsible for or contribute to the
management, growth or

-4-
<PAGE> 5
profitability of the business of the Company or its Subsidiaries or Affiliates,
if any, are eligible to be granted Awards under the Plan.

SECTION 5. STOCK OPTIONS.

(a) Grant. Stock Options may be granted alone, in addition to or in
tandem with other Awards granted under the Plan or cash awards made outside
the Plan. The Committee shall determine the individuals to whom, and the
time or times at which, grants of Stock Options will be made, the number of
Shares purchasable under each Stock Option and the other terms and
conditions of the Stock Option in addition to those set forth in Sections
5(b) and 5(c). Any Stock Option granted under the Plan shall be in such
form as the Committee may from time to time approve.

Stock Options granted under the Plan may be of two types which shall be
indicated on their face: (i) Incentive Stock Options and (ii) Non-
Qualified Stock Options. Subject to Section 5(c) hereof, the Committee
shall have the authority to grant to any participant Incentive Stock
Options, Non-Qualified Stock Options or both types of Stock Options.

(b) Terms and Conditions. Options granted under the Plan shall be
evidenced by Option Agreements, shall be subject to the following terms and
conditions and shall contain such additional terms and conditions, not
inconsistent with the terms of the Plan, as the Committee shall deem
desirable:

(1) Option Price. The option price per share of Shares
purchasable under a Non-Qualified Stock Option or an Incentive Stock
Option shall be determined by the Committee at the time of grant and
shall be not less than 100% of the Fair Market Value of the Shares at
the date of grant (or, with respect to an incentive stock option, 110%
of the Fair Market Value of the Shares at the date of grant in the case
of a participant who at the date of grant owns Shares possessing more
than ten percent of the total combined voting power of all classes of
stock of the Company or its parent or Subsidiary corporations (as
determined under Section 424(d), (e) and (f) of the Code)).

(2) Option Term. The term of each Stock Option shall be fixed
by the Committee and may not exceed ten years from the date the Option
is granted (or, with respect to an Incentive Stock Options, five years
in the case of a participant who at the date of grant owns Shares
possessing more than ten percent of the total combined voting power of
all classes of stock of the Company or its parent or subsidiary
corporations (as determined under Section 424(d), (e) and (f) of the
Code)).

(3) Exercise. Stock Options shall be exercisable at such time
or times and subject to such terms and conditions as shall be determined
by the

-5-
<PAGE> 6
Committee at or after grant; provided, however, that, except as provided
in Section 5(b)(6) and Section 11, unless otherwise determined by the
Committee at or after grant, no Stock Option shall be exercisable prior
to six months and one day following the date of grant. If any Stock
Option is exercisable only in installments or only after specified
exercise dates, the Committee may waive, in whole on in part, such
installment exercise provisions, and may accelerate any exercise date or
dates, at any time at or after grant based on such factors as the
Committee shall determine, in its sole discretion.

(4) Method of Exercise. Subject to any installment exercise
provisions that apply with respect to such Stock Option, and the six
month and one day holding period set forth in Section 5(b)(3), Stock
Options may be exercised in whole or in part, at any time during the
option period, by giving to the Company written notice of exercise
specifying the number of Shares to be purchased.

Such notice shall be accompanied by payment in full of the
option price of the Shares for which the Option is exercised, in cash or
Shares or by check or such other instrument as the Committee may accept.
The value of each such Share surrendered or withheld shall be 100% of
the Fair Market Value of the Shares on the date the option is exercised.

No Shares shall be issued pursuant to an exercise of an Option
until full payment has been made. A participant shall not have rights
to dividends or any other rights of a shareholder with respect to any
Shares subject to an Option unless and until the participant has given
written notice of exercise, has paid in full for such Shares, has given,
if requested, the representation described in Section 14(a) and such
Shares have been issued to him.

(5) Non-Transferability of Options. No Stock Option shall be
transferable by the participant other than by will or by the laws of
descent and distribution, and all Stock Options shall be exercisable,
during the participant's lifetime, only by the Participant or, subject
to Sections 5(b)(3) and 5(c), by the participant's authorized legal
representative if the participant is unable to exercise an option as a
result of the participant's Disability; provided, however, that if so
provided in the instrument evidencing the Option, the Committee may
permit any optionee to transfer the Option during his lifetime to one or
more members of his family, or to one or more trusts for the benefit of
one or more members of his family, provided that no consideration is
paid for the transfer and that such transfer would not result in the
loss of any exemption under Rule 16b-3 for any Option that the Committee
does not permit to be so transferred. The transferee of an Option shall
be subject to all restrictions, terms, and conditions applicable to the
Option prior to its transfer, except that the Option shall not be
further transferable inter vivos by the

-6-
<PAGE> 7
transferee. The Committee may impose on any transferable Option and on
the Common Shares to be issued upon the exercise of the Option such
limitations and conditions as the Committee deems appropriate.

(6) Termination by Death. Subject to Section 5(c), if any
participant's employment by the Company or any Subsidiary or Affiliate
terminates by reason of death, any Stock Option held by such Participant
may thereafter be exercised, to the extent such Option was exercisable
at the time of death or would have become exercisable within one year
from the time of death had the participant continued to fulfill all
conditions of the Option during such period (or on such accelerated
basis as the Committee may determine at or after grant), by the estate
of the participant (acting through its fiduciary), for a period of one
year (or such other period as the Committee may specify at or grant)
from the date of such death. The balance of the Stock Option shall be
forfeited.

(7) Termination by Reason of Disability. Subject to Sections
5(b)(3) and 5(c), if a participant's employment by the Company or any
Subsidiary or Affiliate terminates by reason of Disability, any Stock
Option held by such participant may thereafter be exercised, to the
extent such Option was exercisable at the time of termination or would
have become exercisable within one year from the time of termination had
the participant continued to fulfill all conditions of the Option during
such period (or on such accelerated basis as the Committee may determine
at or after grant), by the participant or by the participant's duly
authorized legal representative if the participant is unable to exercise
the Option as a result of the participant's Disability, for a period of
one year (or such other period as the Committee may specify at or after
grant), from the date of such termination of employment; provided,
however, that in no event may any such Option be exercised prior to six
months and one day from the date of grant; and provided, further, that
if the participant dies within such one-year period (or such other
period as the Committee shall specify at or after grant), any
unexercised Stock Option held by such participant shall thereafter be
exercisable by the estate of the participant (acting though its
fiduciary) to the same extent to which it was exercisable at the time of
death for a period of one year from the date of such termination of
employment. The balance of the Stock Option shall be forfeited.

(8) Other Termination. Unless otherwise determined by the
Committee at or after the time of granting any Stock Option, if a
participant's employment by the Company or any Subsidiary or Affiliate
is terminated for any reason other than death or Disability, all Stock
Options held by such participant shall thereupon terminate 90 days after
the date of such termination.

-7-
<PAGE> 8
(c) Incentive Stock Options. Notwithstanding Sections
5(b)(6) and (7), an Incentive Stock Option shall be exercisable by (i) a
participant's authorized legal representative (if the participant is
unable to exercise the Incentive Stock Option as a result of the
participant's Disability) only if, and to the extent, permitted by
Section 422 of the Code and Section 16 of the Exchange Act and the rules
and regulations promulgated thereunder and (ii) by the participant's
estate, in the case of death, or authorized legal representative, in the
case of Disability, no later than 10 years from the date the Incentive
Stock Option was granted (in addition to any other restrictions or
limitations which may apply). Anything in the Plan to the contrary
notwithstanding, no term or provision of the Plan relating to Incentive
Stock Options shall be interpreted, amended or altered, nor shall any
discretion or authority granted under the Plan be exercised, so as to
disqualify the Plan under Section 422 of the Code, or, without the
consent of the participants affected, to disqualify any Incentive Stock
Option under such Section 422 or any successor section thereto.

(d) Buyout Provisions. The Committee may at any time buy
out for a payment in cash, Shares, Deferred Shares or Restricted Shares
an option previously granted, based on such terms and conditions as the
Committee shall establish and agree upon with the participant, provided
that no such transaction involving a Section 16 participant shall be
structured or effected in a manner that would violate, or result in any
liability on the part of the participant under, Section 16 of the
Exchange Act or the rules and regulations promulgated thereunder.

SECTION 6. RESTRICTED SHARES.

(a) Grant. Restricted Shares may be issued alone, in
addition to or in tandem with other Awards under the Plan or cash awards
made outside of the Plan. The Committee shall determine the individuals
to whom, and the time or times at which, grants of Restricted Shares
will be made, the number of Restricted Shares to be awarded to each
Participant, the price (if any) to be paid by the participant (subject
to Section 6(b)), the date or dates upon which Restricted Share Awards
will vest and the period or periods within which such Restricted Share
Awards may be subject to forfeiture, and the other terms and conditions
of such Awards in addition to those set forth in Section 6(b).

The Committee may condition the grant of Restricted Shares upon
the attainment of specified performance goals or such other factors as
the Committee may determine in its sole discretion.

(b) Terms and Conditions. Restricted Shares awarded under
the Plan shall be subject to the following terms and conditions and
shall contain such additional terms and conditions, not inconsistent
with the provisions of the Plan, as the Committee shall deem desirable.
A Participant who receives a Restricted Share Award shall not have any
rights with respect to such Award, unless and until such

-8-
<PAGE> 9
participant has executed an agreement evidencing the Award in the form
approved from time to time by the Committee and has delivered a fully
executed copy thereof to the Company, and has otherwise complied with
the applicable terms and conditions of such Award.

(1) The purchase price (if any) for Restricted Shares
shall be determined by the Committee at the time of grant.

(2) Awards of Restricted Shares must be accepted by
executing a Restricted Share Award agreement and paying any price
required under Section 6(b)(1).

(3) Each participant receiving a Restricted Share
Award shall be issued a stock certificate in respect of such
Restricted Shares. Such certificate shall be registered in the
name of such participant, and shall bear an appropriate legend
referring to the terms, conditions and restrictions applicable to
such Award.

(4) The Committee shall require that the stock
certificates evidencing such Restricted Shares be held in custody
by the Company until the restrictions thereon shall have lapsed,
and that, as a condition of any Restricted Shares Award the
Participant shall have delivered to the Company a stock power,
endorsed in blank, relating to the Shares covered by such Award.

(5) Subject to the provisions of this Plan and the
Restricted Share Award agreement, during a period set by the
committee commencing with the date of such Award (the
"Restriction Period"), the participant shall not be permitted to
sell, transfer, pledge, assign or otherwise encumber the
Restricted Shares awarded under the Plan. Subject to these
limitations, the Committee, in its sole discretion, may
provide for the lapse of such restrictions in installments
and may accelerate or waive such restrictions in whole or
in part, based on service, performance or such other factors
and criteria as the Committee may determine, in its
sole discretion.

(6) Except as provided in this Section 6(b)(6),
Section 6(b)(5) and Section 6(b)(7) the participant shall have,
with respect to the Restricted Shares awarded, all of the rights
of a shareholder of the Company, including the right to vote the
Shares, and the right to receive any dividends. The Committee,
in its sole discretion, as determined at the time of award, may
permit or require the payment of cash dividends to be deferred
and, if the Committee so determines, reinvested, subject to
Section 14(f), in additional Restricted Shares to the extent
Shares are available under Section 3, or otherwise reinvested.

-9-
<PAGE> 10
Unless the Committee or Board determines otherwise, share
dividends issued with respect to Restricted Shares shall be
treated as additional Restricted Shares that are subject to the
same restrictions and other terms and conditions that apply to
the Shares with respect to which such dividends are issued.

(7) No Restricted Shares shall be transferable by a
participant other than by will or by the laws of descent and
distribution.

(8) If a participant's employment by the Company or
any Subsidiary or Affiliate terminates by reason of death, any
Restricted Shares held by such participant shall thereupon vest
and all restrictions thereon shall lapse, to the extent such
Restricted Shares would have become vested or no longer subject
to restriction within one year from the time of death had the
participant continued to fulfill all of the conditions of the
Restricted Share Award during such period (or on such accelerated
basis as the Committee may determine at or after grant). The
balance of the Restricted Shares shall be forfeited.

(9) If a participant's employment by the Company or
any Subsidiary or Affiliate terminates by reason of Disability,
any Restricted Shares held by such participant shall thereupon
vest and all restrictions thereon shall lapse, to the extent such
Restricted Shares would have become vested or no longer subject
to restriction within one year from the time of termination had
the participant continued to fulfill all of the conditions of the
Restricted Share Award during such period (or on such accelerated
basis as the Committee may determine at or after grant). The
balance of the Restricted Shares shall be forfeited.

(10) Unless otherwise determined by the Committee at
or after the time of granting any Restricted Shares, if a
participant's employment by the Company or any Subsidiary or
Affiliate terminates for any reason other than death or
Disability, the Restricted Shares held by such participant which
are unvested or subject to restriction at the time of termination
shall thereupon be forfeited.

(c) Minimum Value Provisions. In order to better ensure that
award payments actually reflect the performance of the Company and
service of the participant, the Committee may provide in its sole
discretion for a tandem performance-based or other award designed to
guarantee a minimum value, payable in cash or Shares to the recipient of
a Restricted Share Award, subject to such performance, future service,
deferral and other terms and conditions as may be specified by the
Committee.

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<PAGE> 11
SECTION 7. DEFERRED SHARES.

(a) Grant. Deferred Shares may be awarded alone, in addition
to or in tandem with other Awards granted under the Plan or cash awards
made outside the Plan. The Committee shall determine the individuals to
whom, and the time or times at which, Deferred Shares shall be awarded,
the number of Deferred Shares to be awarded to any participant, the
duration of the period (the "Deferral Period") during which, and the
conditions under which, receipt of the Shares will be deferred, and the
other terms and conditions of the Award in addition to those set forth in
Section 7(b).

The Committee may condition the grant of Deferred Shares upon
the attainment of specified performance goals or such other factors as
the Committee shall determine, in its sole discretion.

(b) Terms and Conditions. Deferred Share Awards shall be
subject to the following terms and conditions and shall contain such
additional terms and conditions, not inconsistent with the terms of the
Plan, as the Committee considers desirable:

(1) The purchase price for Deferred Shares shall be
determined at the time of grant by the Committee. Subject to the
provisions of the Plan and the Award agreement referred to in
Section 7(b)(9), Deferred Share Awards may not be sold, assigned,
transferred, pledged or otherwise encumbered during the Deferral
Period. At the expiration of the Deferral Period (or the
Elective Deferral Period referred to in Section 7(b)(8), when
applicable), stock certificates shall be delivered to the
participant, or his legal representative, for the shares covered
by the Deferred Share Award. The Deferral period applicable to
any Deferred Share Award shall not be less than six months and
one day ("Minimum Deferral Period").

(2) Amounts equal to any dividends declared during the
Deferral Period with respect to the number of Shares covered
by a Deferred Share Award will be paid to the participant
currently, or deferred and deemed to be reinvested in
additional Deferred Shares, or otherwise reinvested, all
as determined at or after the time of the Award by the
Committee, in its sole discretion.

(3) No Deferred Shares shall be transferable by a
participant other than by will or by the laws of descent and
distribution.

(4) If a participant's employment by the Company or any
Subsidiary or Affiliate terminates by reason of death, any
Deferred Shares awarded to by such participant shall thereafter
vest and all restrictions thereon shall lapse, to the extent such
Deferred Shares would have become vested or no longer subject to
restriction within one year from the time of death had the
participant

-11-
<PAGE> 12
continued to fulfill all of the conditions of the Deferred Share
Award during such period (or on such accelerated basis as the
Committee may determine at or after grant). The balance of the
Deferred Shares shall be forfeited.

(5) If a participant's employment by the Company or any
Subsidiary or Affiliate terminates by reason of Disability, any
Deferred Shares awarded to such participant shall thereafter vest
and all restrictions thereon shall lapse, to the extent such
Deferred Shares would have become vested or no longer subject to
restriction within one year from the time of termination had the
participant continued to fulfill all of the conditions of the
Deferred Shares Award during such period (or on such accelerated
basis as the Committee may determined at or after grant), subject
in all cases to the Minimum Deferral Period requirement. The
balance of the Deferred Shares shall be forfeited.

(6) Unless otherwise determined by the Committee at or
after the time of granting any Deferred Share Award, if a
participant's employment by the Company or any Subsidiary or
Affiliate terminates for any reason other than death or
Disability, all Deferred Shares held by such participant which
are unvested or subject to restriction shall thereupon be
forfeited.

(7) Based on service, performance or such other factors or
criteria as the Committee may determine, the Committee may, at or
after grant, accelerate the vesting of all or any part of any
Deferred Share Award or waive a portion of the Deferral Period
for all or any part of such Award, subject in all cases to the
Minimum Deferral Period requirement.

(8) A participant may elect to further defer receipt of a
Deferred Share Award (or an installment of an Award) for a
specified period or until a specified event (the "Elective
Deferral Period"), subject in each case to the Committee's
approval and the terms of this Section 7 and such other terms as
are determined by the Committee, all in its sole discretion.
Subject to any exceptions approved by the Committee, such
election must be made at least 12 months prior to completion of
the Deferral Period for such Deferred Share Award (or such
installment).

(9) Each such Award shall be confirmed by, and subject to
the terms of, a Deferred Share Award agreement evidencing the
Award in the form approved from time to time by the Committee.

(c) Minimum Value Provisions. In order to better ensure that
award payments actually reflect the performance of the Company and
service of the Participant, the Committee may provide, in its sole
discretion, for a tandem performance-based or other Award designed to
guarantee a minimum value, payable in cash or Shares to the

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<PAGE> 13
recipient of a Deferred Share Award, subject to such performance, future
service, deferral and other terms and conditions as may be specified by
the Committee.

SECTION 8. SHARE PURCHASE RIGHTS.

(a) Grant. Share Purchase Rights may be granted alone, in
addition to or in tandem with other Awards granted under the Plan or
cash awards made outside the Plan. The committee shall determine the
individuals to whom, and the time or times at which, grants of Share
Purchase Rights will be made, the number of Shares which may be
purchased pursuant to Share Purchase Rights, and the other terms and
conditions of the Share Purchase Rights in addition to those set forth
in Section 8(b). The Shares subject to the Share Purchase Rights may be
purchased at the Fair Market Value of such Shares on the date of grant;

Subject to Section 8(b) hereof, the Committee may also impose
such deferral, forfeiture or other terms and conditions as it shall
determine, in its sole discretion, on such Share Purchase Rights or the
exercise thereof.

Each Share Purchase Right Award shall be confirmed by, and be
subject to the terms of, a Share Purchase Rights Agreement which shall
be in form approved by the Committee.

(b) Terms and Conditions. Share Purchase Rights may contain
such additional terms and conditions not inconsistent with the terms of
the Plan as the Committee shall deem desirable, and shall generally be
exercisable for such period as shall be determined by the Committee.
However, Share Purchase Rights granted to Section 16 participants shall
not become exercisable earlier than six months and one day after the
grant date. Share Purchase Rights shall not be transferable by a
participant other than by will or by the laws of descent and
distribution.

SECTION 9. SHARE APPRECIATION RIGHTS.

(a) Grant. Share Appreciation Rights may be granted in
connection with all or any part of an Option, either concurrently with
the grant of the Option or, if the Option is a Non-Qualified Stock
Option, by an amendment to the Option at any time thereafter during the
term of the Option. Share Appreciation Rights may be exercised in whole
or in part at such times under such conditions as may be specified by
the Committee in the participant's Option Agreement.

(b) Terms and Conditions. The following terms and conditions
will apply to all Share Appreciation Rights:

(1) Share Appreciation Rights shall entitle the
participant, upon exercise of all or any part of the Share
Appreciation Rights, to surrender to

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<PAGE> 14
the Company unexercised that portion of the underlying Option
relating to the same number of Shares as is covered by the Share
Appreciation Rights (or the portion of the Share Appreciation
Rights so exercised) and to receive in exchange from the Company
an amount (paid as provided in Section 9(b)(5)) equal to the
excess of (x) the Fair Market Value, on the date of exercise, of
the Shares covered by the surrendered portion of the underlying
Option over (y) the exercise price of the Shares covered by the
surrendered portion of the underlying Option. The Committee may
limit the amount that the participant will be entitled to receive
upon surrender of a Share Appreciation Right.

(2) Upon the exercise of the Share Appreciation Right
and surrender of the related portion of the underlying Option,
the Option, to the extent surrendered, will not thereafter be
exercisable. The underlying Option may provide that such Share
Appreciation Rights will be payable solely in cash. The terms of
the underlying Option shall provide a method by which an
alternative fair market value of the Shares on the date of
exercise shall be calculated based on one of the following: (x)
the closing price of the Shares on the national exchange on which
they are then traded on the business day immediately preceding
the day of exercise; (y) the highest closing price of the Shares
on the national exchange on which they have been traded, during
the 90 days immediately preceding the Change in Control; or (z)
the greater of (x) and (y).

(3) In addition to any further conditions upon
exercise that may be imposed by the Committee, the Share
Appreciation Rights shall be exercisable only to the extent that
the related Option is exercisable, except that in no event will a
Share Appreciation Right held by a Section 16 Participant be
exercisable within the first six months after it is awarded even
though the related Option is or becomes exercisable, and each
Share Appreciation Right will expire no later than the date on
which the related Option expires. A Share Appreciation Right may
only be exercised at a time when the Fair Market Value of the
Shares covered by the Share Appreciation Right exceeds the
exercise price of the Shares covered by the underlying Option.
No Share Appreciation Right held by a Section 16 Participant
shall be exercisable by its terms within the first six months
after it is granted, and a Section 16 Participant may only
exercise a Share Appreciation Right during a period beginning on
the third business day and ending on the twelfth business day
following the release for publication of quarterly or annual
summary statements of the Company's sales and earnings.

(4) Share Appreciation Rights may be exercised by the
participant's giving written notice of the exercise to the
Company, stating the number of Share Appreciation Rights he has
elected to exercise and surrendering the portion of the
underlying Option relating to the same number of Shares as the
number of Share Appreciation Rights elected to be exercised.

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<PAGE> 15
(5) The manner in which the Company's obligation
arising upon the exercise of the Share Appreciation Right will be
paid will be determined by the Committee and shall be set forth
in the participant's Option Agreement. The Committee may provide
for payment in Shares or cash, or a fixed combination of Shares
or cash, or the Committee may reserve the right to determine the
manner of payment at the time the Share Appreciation Right is
exercised. Shares issued upon the exercise of a Share
Appreciation Right will be valued at their Fair Market Value on
the date of exercise.

SECTION 10. OTHER SHARE-BASED AWARDS.

(a) Grant. Other Awards of Shares and other Awards that are
valued, in whole or in part, by reference to, or are otherwise based on,
Shares, including, without limitation, performance shares, convertible
preferred shares, convertible debentures, exchangeable securities and
Share Awards or options valued by reference to Book Value or subsidiary
performance, may be granted alone, in addition to or in tandem with
other Awards granted under the Plan or cash awards made outside of the
Plan.

At the time the Shares or Other Share-Based Award is granted, the
Committee shall determine the individuals to whom and the time or times
at which such Shares or other Share-Based Awards shall be awarded, the
number of Shares to be used in computing an Award or which are to be
awarded pursuant to such Awards, the consideration, if any, to be paid
for such Shares or other Share-Based Awards, and all other terms and
conditions of the Awards in addition to those set forth in Section
10(b).

The provisions of other Share-Based Awards need not be the same
with respect to each participant.

(b) Terms and Conditions. Other Share-Based Awards shall be
subject to the following terms and conditions and shall contain such
additional terms and conditions, not inconsistent with the terms of the
Plan, as the Committee shall deem desirable.

(1) Subject to the provisions of this Plan and the
Award agreement referred to in Section 10(b)(5) below, Shares
awarded or subject to Awards made under this Section 10 may not
be sold, assigned, transferred, pledged or otherwise encumbered
prior to the date on which the Shares are issued, or, if later,
the date on which any applicable restriction, performance,
holding or deferral period or requirement is satisfied or lapses.
All Shares or Other Share-Based Awards granted under this Section
10 shall be subject to a minimum holding period (including any
applicable restriction, performance

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<PAGE> 16
and/or deferral periods) of six months and one day ("Minimum
Holding Period").

(2) Subject to the provisions of this Plan and the
Award agreement and unless otherwise determined by the Committee
at the time of grant, the recipient of an Other Share-Based Award
shall be entitled to receive, currently or on a deferred basis,
interest or dividends or interest or dividend equivalents with
respect to the number of Shares covered by the Award, as
determined at the time of the Award by the Committee, in its sole
discretion, and the Committee may provide that such amounts (if
any) shall be deemed to have been reinvested in additional Shares
or otherwise reinvested.

(3) Subject to the Minimum Holding Period, any Other
Share-Based Award and any Shares covered by any such Award shall
vest or be forfeited to the extent, at the times and subject to
the conditions, if any, provided in the Award agreement, as
determined by the Committee, in its sole discretion.

(4) In the event of the participant's Disability or
death, or in cases of special circumstances, the Committee may,
in its sole discretion, waive, in whole or in part, any or all of
the remaining limitations imposed hereunder or under any related
Award agreement with respect to any part of all of any Award
under this Section 10, provided that the Minimum Holding Period
requirement may not be waived, except in case of a participant's
death.

(5) Each Award shall be confirmed by, and subject to
the terms of, an agreement or other instrument evidencing the
Award in the form approved from time to time by the Committee,
the Company and the participant.

(6) Shares (including securities convertible into
Shares) issued on a bonus basis under this Section 10 shall be
issued for no cash consideration. Shares (including securities
convertible into Shares) purchased pursuant to a purchase right
awarded under this Section 10 shall bear a price of at least 85%
of the Fair Market Value of the Shares on the date of grant. The
purchase price of such Shares, and of any Other Share-Based Award
granted hereunder, or the formula by which such price is to be
determined, shall be fixed by the Committee at the time of grant.

(7) In the event that any "derivative security", as
defined in Rule 16a-1(c) (or any successor thereof) promulgated
by the Securities and Exchange Commission under Section 16 of the
Exchange Act, is awarded pursuant to this Section 10 to any
Section 16 participant, such derivative security shall not be
transferrable other than by will or by the laws of descent and
distribution.

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<PAGE> 17
SECTION 11. CHANGE IN CONTROL PROVISION.

(a) Impact of Event. At any time during the 365 days
commencing with the date of either (1) a "Change in Control" as defined
in Section 11(b) or (2) a "Potential Change in Control" as defined in
Section 11(c), a majority of the "Continuing Directors" as defined in
Section 11(e) (or one of the two Continuing Directors if only two
Continuing Directors are then serving on the Board of Directors or the
sole Continuing Director if only one Continuing Director is then serving
on the Board of Directors) may cause the following provisions to take
effect as stated and as of the date set forth in a Written Action (the
"Written Action") adopted to that effect (that date, the "Accelerated
Vesting Date") and if there are no Continuing Directors, the following
provisions will automatically take effect:

(1) Any Stock Options awarded under the Plan not previously
exercisable and vested shall become fully exercisable and vested;

(2) Any Share Appreciation Rights shall become immediately
exercisable;

(3) The restrictions applicable to any Restricted Shares,
Deferred Shares Awards, Share Purchase Rights Awards and Other
Share Based Awards shall lapse and such shares and awards shall
be deemed fully vested; and

(4) The value of all outstanding Awards, in each case to
the extent vested, shall, unless otherwise determined by the
Committee in its sole discretion at or after grant but prior to
any Change in Control or Potential Change in Control, be paid to
the participant in cash in exchange for the surrender of those
Awards on the basis of the "Change in Control Price" as defined
in Section 11(d) as of the Accelerated Vesting Date;

but the provisions of Sections 11(a)(1) through (3) shall not apply with
respect to Awards granted to any Section 16 Participant which have been
held by such participant for less than six months and one day as of the
Accelerated Vesting Date.

(b) Definition of Change in Control. For purposes of
Section 11(a), a "Change in Control" means the occurrence of any of the
following: (i) the Board or shareholders of the Company approve a
consolidation or merger that results in the shareholders of the Company
immediately prior to the transaction giving rise to the consolidation or
merger owning less than 50% of the total combined voting power of all
classes of stock entitled to vote of the surviving entity immediately
after the consummation of the transaction giving rise to the merger or
consolidation; (ii) the Board or shareholders of the Company approve the
sale of substantially all of the assets of the Company or the
liquidation or dissolution of the Company; (iii) any person or other
entity (other than the Company or a Subsidiary or any Company

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<PAGE> 18
employee benefit plan (including any trustee of any such plan acting in
its capacity as trustee)) purchases any Shares (or securities
convertible into Shares) pursuant to a tender or exchange offer without
the prior consent of the Board of Directors, or becomes the beneficial
owner of securities of the Company representing 25% or more of the
voting power of the Company's outstanding securities; or (iv) during any
two-year period, individuals who at the beginning of such period
constitute the entire Board of Directors cease to constitute a majority
of the Board of Directors, unless the election or the nomination for
election of each new director is approved by at least two-thirds of the
directors then still in office who were directors at the beginning of
that period.

(c) Definition of Potential Change in Control. For purposes of
Section 11(a), a "Potential Change in Control" means the happening of
any one of the following:

(1) The approval by the shareholders of the Company of
an agreement by the Company, the consummation of which would
result in a Change in Control of the Company as defined in
Section 11(b); or

(2) The acquisition of beneficial ownership, directly or
indirectly, by any entity, person or group (other than the
Company or a Subsidiary or any Company employee benefit plan
(including any trustee of any such plan acting in its capacity as
trustee)) of securities of the Company representing 15% or more
of the combined voting power of the Company's outstanding
securities and the adoption by the Board of a resolution to the
effect that a Potential Change in Control of the Company has
occurred for purposes of this Plan.

(d) Change in Control Price. For purposes of this Section 11,
"Change in Control Price", means the greater of: (a) the highest price
per share paid in any transaction reported on the New York Stock
Exchange Composite Index (or, if the Shares are not then traded on the
New York Stock Exchange, the highest price paid as reported for any
national exchange on which the Shares are then traded) or paid or
offered in any bona fide transaction related to a Change in Control or
Potential Change in Control of the Company, at any time during the
60-day period immediately preceding the occurrence of the Change in
Control (or, when applicable, the occurrence of the Potential Change in
Control event), and (b) the highest price per share paid in any
transaction reported on the New York Stock Exchange Composite Index (or,
if the Shares are not then traded on the New York Stock Exchange, the
highest price paid as reported for any national exchange on which the
Shares are then traded), at any time during the 60-day period
immediately preceding the date on which the Continuing Directors execute
a Written Action relating to that Change in Control or Potential Change
in Control, in each case as determined by the Committee.

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<PAGE> 19
(e) Definition of Continuing Director. For purposes of this
Section 11, a "Continuing Director" means an individual who was a member
of the Board of Directors immediately prior to the date of a Change in
Control or a Potential Change in Control and is a member of the Board of
Directors at the time a Written Action relating to that Change in
Control or Potential Change in Control is taken.

SECTION 12. AMENDMENTS AND TERMINATION.

The Board may at any time, in its sole discretion, amend, alter or
discontinue the Plan, but no such amendment, alteration or discontinuation
shall be made which would impair the rights of a participant under an Award
theretofore granted, without the participant's consent. The Company shall
submit to the shareholders of the Company for their approval any amendments to
the Plan which are required by Section 16 of the Exchange Act or the rules and
regulations thereunder, or Section 162(m) of the Code, to be approved by the
shareholders.

The Committee may at any time, in its sole discretion, amend the terms
of any Award, but no such amendment shall be made which would impair the rights
of a participant under an Award theretofore granted, without the participant's
consent; nor shall any such amendment be made which would make the applicable
exemptions provided by Rule 16b-3 under the Exchange Act unavailable to any
Section 16 participant holding the Award without the participant's consent.

Subject to the above provisions, the Board shall have all necessary
authority to amend the Plan to make into account changes in applicable
securities and tax laws and accounting rules, as well as other developments.

SECTION 13. UNFUNDED STATUS OF PLAN.

The Plan is intended to constitute an "unfunded" plan for incentive and
deferred compensation. With respect to any payments not yet made to a
participant by the Company, nothing contained herein shall give any such
participant any rights that are greater than those of a general creditor of the
Company.

SECTION 14. GENERAL PROVISIONS.

(a) The Committee may require each Participant acquiring
Shares pursuant to an Award under the Plan to represent to and agree
with the Company in writing that the participant is acquiring the Shares
without a view to distribution thereof. The certificates for such
shares may include any legend which the Committee deems appropriate to
reflect any restrictions on transfer.

All Shares or other securities delivered under the Plan shall
be subject to such stop-transfer orders and other restrictions as the
Committee may deem advisable under

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<PAGE> 20
the rules, regulations and other requirements of the Securities and
Exchange Commission, any stock exchange upon which the Shares is then
listed, and any applicable federal or state securities laws, and the
Committee may cause a legend or legends to be put on any certificates
for such shares to make appropriate reference to such restrictions.

(b) Nothing contained in this Plan shall prevent the Board
from adopting other or additional compensation arrangements, subject to
shareholder approval if such approval is required; and such arrangements
may be either generally applicable or applicable only in specific cases.

(c) Neither the adoption of the Plan, nor its operation,
nor any document describing, implementing or referring to the Plan, or
any part thereof, shall confer upon any participant under the Plan any
right to continue in the employ, or as a director, of the Company or any
Subsidiary or Affiliate, or shall in any way affect the right and power
of the Company or any Subsidiary or Affiliate to terminate the
employment, or service as a director, of any participant under the Plan
at any time with or without assigning a reason therefor, to the same
extent as the Company or any Subsidiary or Affiliate might have done if
the Plan had not been adopted.

(d) For purposes of this Plan, a transfer of a
participant between the Company and its Subsidiaries and Affiliates
shall not be deemed a termination of employment.

(e) No later than the date as of which an amount first
becomes includable in the gross income of the participant for federal
income tax purposes with respect to any award under the Plan, the
Participant shall pay to the Company, or make arrangements satisfactory
to the Committee regarding the payment, of, any federal, state or local
taxes or other items of any kind required by law to be withheld with
respect to such amount. Subject to the following sentence, unless
otherwise determined by the Committee, withholding obligations may be
settled with Shares, including unrestricted Shares previously owned by
the participant or Shares that are part of the Award that gives rise to
the withholding requirement. Notwithstanding the foregoing, any
election by a Section 16 participant to settle such tax withholding
obligation with Shares that is part of such Award shall be subject to
approval by the Committee, in its sole discretion. The obligations of
the Company under the Plan shall be conditional on such payment or
arrangements and the Company and its Subsidiaries and Affiliates shall,
to the extent permitted by law, have the right to deduct any such taxes
from any payment of any kind otherwise due to the participant.

(f) The actual or deemed reinvestment of dividends or
dividend equivalents in additional Restricted Shares (or in Deferred
Shares or other types of Awards) at the time of any dividend payment
shall only be permissible if sufficient Shares are

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<PAGE> 21
available under Section 3 for such reinvestment (taking into account
then outstanding Stock Options, Share Purchase Rights and other Plan
Awards).

(g) The Plan, all Awards made and actions taken thereunder and
any agreements relating thereto shall be governed by and construed in
accordance with the laws of the State of Ohio.

(h) All agreements entered into with participants pursuant to
the Plan shall be subject to the Plan.

(i) The provisions of Awards need not be the same with respect
to each participant.

SECTION 15. SHAREHOLDER APPROVAL; EFFECTIVE DATE OF PLAN.

The Plan was adopted by the Board on June 18, 1996 and is subject to
approval by the holders of the Company's outstanding Shares, in accordance with
applicable law. The Plan will become effective on the date of such approval.

SECTION 16. TERM OF PLAN.

No Award shall be granted pursuant to the Plan on or after May 30,
2006, but Awards granted prior to such date may extend beyond that date.

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<PAGE> 1
EXHIBIT 10.4

DIRECTORS' DEFERRED COMPENSATION PLAN

BOYKIN LODGING COMPANY (the "Company") desires to establish a Directors'
Deferred Compensation Plan (the "Plan") to assist it in attracting and retaining
persons of competence and stature to serve as outside directors by enabling them
to defer receipt of the fees payable to them by the Company for their
services as directors.

Therefore, the Company hereby adopts the Plan as hereinafter set forth:

1. EFFECTIVE DATE. The Plan shall apply to all elections to defer made
after its adoption and shall be applied to all director's fees payable with
respect to periods commencing with the Company's fiscal quarter which begins
October 1, 1996.

2. PARTICIPATION. Each director of the Company (a) who is duly elected or
appointed to the Company's Board of Directors and (b) who receives fees for
services as a director, may elect to defer receipt of fees otherwise payable to
him, as provided for in the Plan. Each such director who elects to defer fees
shall be a Participant in the Plan.

3. ADMINISTRATION. The Company's Board of Directors appoints
____________________________________________________, director or officer of the
Company who is not eligible to become a Participant, to act as the Administrator
of the Plan ("Administrators"). The Administrators shall serve at the pleasure
of the Board of Directors and shall administer, construe and interpret the Plan.
The Administrators shall not be liable for any act done or determination made in
good faith. The Board of Directors shall have the power to designate additional
or replacement Administrators at its discretion.

4. DEFERRALS.

(a) DEFERRAL ELECTION. Any eligible director may file with the
Administrators of the Plan, prior to January 1 of each year (except for the year
1996, for which any filing must be made by the 10th day after the adoption of
the Plan) an election

<PAGE> 2

in writing to participate in the Plan for that year or for that year and
succeeding years. Each director who first becomes eligible to participate after
the date of the adoption of this Plan may make an election for the portion of
the year in which he first became eligible with respect to fees for services to
be rendered after the date of such election. When a deferral election is filed,
no fees will be paid for services so designated for that year (or portion
thereof) or, if the election so provides, for that year and for succeeding
years. If an election has been filed to participate in the Plan for succeeding
years and a Participant wishes to discontinue deferral, an election to terminate
participation in the Plan for any year must be filed prior to January 1 of that
year.

(b) ACCOUNTING. The Company shall maintain appropriate records which shall
list and reflect each Participant's credits and valuations ("Deferral
Accounts"). The Company shall credit to each Participant's Deferral Account an
amount equivalent to the fees that would have been paid to him if he had not
elected to participate in the Plan. The credit shall be made on the date on
which the fee would have been paid absent a deferral election. No funds shall be
segregated into the Deferral Account of Participants; said accounts shall
represent a general unsecured obligation of the Company.

(c) VALUATION. Until the first distribution is made to a Participant,
amounts credited to a Deferral Account of such Participant shall be increased or
decreased as measured by the market value of the Company's Common Shares plus
the value of dividends or other distributions on the Company's Common Shares.
Each amount credited to a Deferral Account shall be assigned a number of Share
Units (including fractions of a Share) determined by dividing the amount
credited to the Deferral Account,

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<PAGE> 3

whether in lieu of payment of fees for service as a director or as a
dividend or other distribution attributable to such Share Units, by
the fair market value of a share of the Company's Common Shares on
the date of credit. Fair market value shall be the mean between the
high and low selling price of a share of the Company's Common Shares
on the New York Stock Exchange on the applicable date or, if no sales
occurred on such date, on the most recent earlier date on which sales
occurred. Each Share Unit shall have the value of a Common Share of
the Company. The number of Share Units shall be adjusted to reflect
stock splits, stock dividends or other capital adjustments effected
without receipt of consideration by the Company.

5. DISTRIBUTION. A Participant shall elect in writing, at the time he makes
each deferral election under subparagraph 4(a), the year in which distribution
of the credits to his Deferral Account to which the deferral election relates
shall commence, and whether distribution will be made in a lump sum or in
installment, as permitted in the second succeeding sentence of this Section 5.
Payment shall commence not earlier than the January 1 following the year in
which the Participant attains age 55, and not later than the January 1 following
the year in which the Participant attains age 72. Commencing immediately prior
to the first distribution to a Participant and continuing thereafter, amounts
credited to the Deferral Account of such Participant shall be credited with
interest, compounded quarterly, calculated at a rate per annum for each fiscal
quarter of the Company equal to the prime rate of interest published in The Wall
Street Journal on the first business day of that quarter. Payment may be made in
one lump sum, or in five or ten equal annual installments of the Deferral
Account [balance allocated to such installment payments determined as of the
December 31 immediately preceding commencement of distribution,] with each
payment accompanied by any interest credited during the period preceding payment
of the installment. The time of and method of distribution of

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<PAGE> 4

benefits may vary with each separate election, but each election shall be
irrevocable. The Deferral Accounts do not represent rights to acquire the
Company's Common Shares; payment shall only be made in cash.

6. DEATH OR DISABILITY.

(a) If a Participant's service is terminated by reason of
death or disability prior to the distribution of any portion of his
benefits, the Company shall, within ninety (90) days of the date of service
termination, commence distribution of benefits to the Participant (or to
the beneficiary or beneficiaries in the event of death). Distribution shall
be made in accordance with the method of distribution elected by the
Participant pursuant to paragraph 5 hereof. If a Participant's
death or disability occurs after distribution of benefits hereunder has
begun, the Company shall continue to make distributions to the Participant
(or to the beneficiary or beneficiaries in the event of death) in
accordance with the methods of distribution elected by the Participant
pursuant to paragraph 5 hereof.

(b) Each Participant may designate one or more beneficiaries to
receive distributions in the event of Participant's death by filing with
the Company a beneficiary designation on a form provided. The designated
beneficiary or beneficiaries may be changed by a Participant at any time
prior to his death by the delivery to the Company of a new beneficiary
designation form. If no beneficiary shall have been designated, or if no
designated beneficiary shall survive the Participant, distributions
pursuant to this provision shall be made to the Participant's estate.

7. ASSIGNMENT AND ALIENATION OF BENEFITS. To the extent permitted by law,
the right of any Participant to any account, benefit or payment hereunder
shall not be subject in

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<PAGE> 5

any manner to attachment or other legal process for the debts of such
Participant; and no account, benefit or payment shall be subject to
anticipation, alienation, sale, transfer, assignment or encumbrance.

8. AMENDMENT OR TERMINATION. The Board of Directors of the Company may
amend or terminate this Plan at any time or amend it at any time and from time
to time. No amendment or termination of this Plan shall affect the rights of a
Participant accrued prior thereto.

9. TAXES. The Company shall not be responsible for the tax consequences
under federal, state or local law of any election made by any Participant under
the Plan. All payments under the Plan shall be subject to withholding and
reporting requirements to the extent permitted by applicable law.

10. APPLICABLE LAW. This Plan shall be interpreted under the laws of the
State of Ohio.

IN WITNESS WHEREOF, the Company has caused this Plan to be
adopted, and executed by its President, this ____ day of _____________, 1996.

BOYKIN LODGING COMPANY

By: ____________________________
Robert W. Boykin, President

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<PAGE> 1
EXHIBIT 10.5

EMPLOYMENT AGREEMENT

BETWEEN

BOYKIN LODGING COMPANY

AND

ROBERT W. BOYKIN

<PAGE> 2

EMPLOYMENT AGREEMENT

THIS EMPLOYMENT AGREEMENT is entered into as of the ___ day of
___________, 1996, between Boykin Lodging Company, an Ohio corporation (the
"Company"), and Robert W. Boykin (the "Executive").

W I T N E S S E T H:

WHEREAS, the Company desires to employ the Executive, and the
Executive desires to be employed by the Company, on the terms and subject to the
conditions set forth herein;

NOW, THEREFORE, in consideration of the mutual promises herein
contained, the parties agree as follows:

1. EMPLOYMENT.

(a) The Company hereby employs the Executive as
its President and Chief Executive Officer and the Executive hereby accepts such
employment, on the terms and subject to the conditions hereinafter set forth.

(b) During the term of this Employment Agreement
and any renewal hereof (all references herein to the term of this Employment
Agreement shall include references to the period of renewal hereof, if any), the
Executive shall be and shall have the titles of President and Chief Executive
Officer and shall devote such business time and efforts to his employment as the
Executive deems appropriate and perform diligently such duties as are
customarily performed by Chief Executive Officers of publicly-held real estate
investment trusts, together with such other duties as may be reasonably
requested from time to time by the Board of Directors of the Company (the
"Board"), which duties shall be consistent with his positions as set forth above
and as provided in Paragraph 2.

2. TERM AND POSITIONS.

(a) Subject to the provisions for renewal and termination
hereinafter provided, the term of this Employment Agreement shall begin on the
date hereof and shall continue for calendar year 1997 and for the succeeding two
calendar years. As of January 1, 1998, and the first day of each succeeding
calendar year thereafter, such term automatically shall be extended for one (1)
additional calendar year, beginning with the calendar year commencing January 1,
2000, and thereafter, unless: (i) this Employment Agreement is terminated as
provided in Paragraph 5(a)(i) or 5(a)(ii) or (ii) either the Company or the
Executive shall give at least one calendar year's written notice of termination
of this Employment Agreement to the other at least 30 days before January 1,
1998, or the beginning of any such succeeding calendar year (for example, unless
such written notice of termination is given on or prior to December 2, 1997, the
term of this Employment Agreement automatically will be extended, effective
January 1, 1998, until December 31, 2000).

<PAGE> 3

(b) The Executive shall be entitled to serve as
the President and Chief Executive Officer of the Company. Without limiting the
general scope of the Executive's position: (i) the Executive shall not be
required to report to any single individual and shall report only to the Board
as an entire body, (ii) no other individual shall be elected or appointed as
Chief Executive Officer of the Company, (iii) the highest levels of other
executive officers of the Company shall report to no individual other than the
Executive, and (iv) no individual or group of individuals (including a committee
established or other designee appointed by the Board) shall have any authority
over or equal to the authority of the Executive in his role as Chief Executive
Officer, and neither the Company, the Board, nor any member of the Board shall
take any action which will or could have the effect of, or appear to have the
effect of, giving such authority to any such individual or group. The Executive
shall be entitled to the full protection of applicable indemnification
provisions of the articles of incorporation and code of regulations of the
Company, as the same may be amended from time to time, for his service as a
director, officer and employee of the Company.

(i) the Company materially changes the
Executive's duties and responsibilities as set forth in
Paragraph 1(b) or 2(b) without his consent (including, without
limitation, by violating any of the provisions of clause (i),
(ii), (iii) or (iv) of Paragraph 2 (b));

(ii) the Executive's place of employment or the
principal executive offices of the Company are moved to a
location more than fifty (50) miles from the geographical
center of Cleveland, Ohio;

(iii) there occurs a material breach by the
Company of any of its obligations under this Employment
Agreement (other than those specified in this Section 2(c))
that has not been cured in all material respects within ten
(10) days after the Executive gives notice thereof to the
Company;

(iv) there occurs a "change in control" (as
hereinafter defined) of the Company; or

(v) the Board or any nominating committee
thereof or committee performing a Board nomination function
fails to nominate the Executive for election to the Board in
connection with any shareholders' meeting to be held or action
to be taken for the election of directors;

<PAGE> 4

then the Executive shall have the right to terminate his employment with the
Company, but such termination shall not be considered a voluntary resignation or
termination of such employment or of this Employment Agreement by the Executive
but rather a discharge of the Executive by the Company without "cause" (as
defined in Paragraph 5(a)(ii)).

(d) The Executive shall be considered not to have
consented to any written proposal calling for a material change in his duties
and responsibilities unless he shall give written notice of his consent thereto
to the Board within fifteen (15) days after receipt of such written proposal. If
the Executive shall not have given such consent, the Company shall have the
opportunity to withdraw such proposed material change by written notice to the
Executive given within ten (10) days after the end of said fifteen (15) day
period.

(e) The term "change in control" means the first
to occur of the following events:

(i) any person or group of commonly
controlled persons owns or controls, directly or indirectly,
fifty percent (50%) or more of the voting control or value of
the equity interests in the Company following consummation of
the initial public offering of the Company's Common Shares,
without par value (the "IPO"); or

(ii) any person or group of commonly controlled
persons who own less than five percent (5%) of the voting
control or value of the equity interests in the Company during
the first 30 days following the consummation of the IPO
acquire ownership or control, directly or indirectly, of more
than twenty percent (20%) of the voting control or value of
the equity interests in the Company;

(iii) the shareholders of the Company approve an
agreement to merge or consolidate with another corporation or
other entity resulting (whether separately or in connection
with a series of transactions) in a change in ownership of
twenty percent (20%) or more of the voting control or value of
the equity interests in the Company, or an agreement to sell
or otherwise dispose of all or substantially all of the
Company's assets (including, without limitation, a plan of
liquidation or dissolution), or otherwise approve of a
fundamental alteration in the nature of the Company's
business.

Notwithstanding the foregoing provisions of this Paragraph
2, the ownership of equity interests in the Company by the Executive, John E.
Boykin, William J. Boykin and their

<PAGE> 5

respective affiliates shall not be considered to result in a "change in control"
of the Company.

3. COMPENSATION.

During the term of this Employment Agreement the Company shall pay or
provide, as the case may be, to the Executive the compensation and other
benefits and rights set forth in this Paragraph 3.

(a) The Company shall pay to the Executive a base salary payable in
accordance with the Company's usual pay practices (and in any event no less
frequently than monthly) at the rate of Two Hundred Fifty Thousand Dollars
($250,000) per annum, to be increased (but not decreased) from time to time
(based upon the performance of the Company and the Executive) in a manner
consistent with the compensation of Chief Executive Officers of publicly-held
real estate investment trusts.

(b) The Company shall pay to the Executive bonus compensation for each
calendar year of the Company, not later than sixty (60) days following the end
of that year or the termination of his employment, as the case may be, prorated
on a per diem basis for partial calendar years, and determined and calculated in
a manner set forth on Exhibit A attached hereto.

(c) The Company shall provide to the Executive and his family all the
medical, dental, and all other group insurance benefits which the Company
provides generally to employees of the Company during active employment. In the
event of disability or death of the Executive, these benefits shall be continued
by the Company for life for the Executive and his spouse.

(d) The Company shall provide to the Executive a suitable new,
air-conditioned, full-sized automobile, or other automobile of equal or lesser
value of the Executive's choice, for the exclusive use of the Executive,
together with automobile theft, casualty, and liability insurance, and payment
or reimbursement of the Executive for use of a cellular telephone and all
charges related thereto (including usage) and all maintenance, repair and
gasoline or, in lieu of the foregoing automobile, an automobile allowance as
exists from time to time under Company policy, the dollar amount of which shall
be substantially commensurate with the cost for such automobile, together with
telephone charges, insurance costs, maintenance, repairs and gasoline for the
Executive's personal vehicle used in lieu thereof.

<PAGE> 6

this Agreement shall or shall be considered to in any way affect the Executive's
rights and benefits thereunder except as expressly provided herein).

(f) The Executive shall be entitled to such periods of vacation and sick
leave allowance each year as are determined by the Executive in his reasonable
and good faith discretion, which in any event shall be not less than as provided
generally under the Company's vacation and sick leave policy for executive
officers.

(g) The Executive shall be entitled to participate in any option or other
employee benefit compensation plan that is generally available to senior
executive officers, as distinguished from general management, of the Company.
The Executive's participation in and benefits under any such plan shall be on
the terms and subject to the conditions specified in the governing document of
that plan.

(h) The Company shall, on the Executive's behalf, bear the cost of
initiation and regular membership fees and dues, incurred during the term of
this Employment Agreement, for one country club, one golf club and one downtown
business club, and shall reimburse the Executive the amount of any charges
actually and reasonably incurred at such clubs in the conduct of the Company's
business.

(i) Beginning on the day after the cessation of the Executive's employment
with the Company, except in the case of termination of the Executive's
employment for cause under Paragraph 5, and continuing until the Executive's
death or the date, if ever, on which the Executive begins full-time employment
with another employer, the Company shall provide to the Executive, at no cost to
the Executive, office space at a location (other than the executive offices of
the Company) suitable to the Executive's status as the former Chief Executive
Officer of the Company, a full-time secretary and other customary office support
functions.

(j) The Company shall reimburse the Executive or provide him with an
expense allowance during the term of this Employment Agreement for travel,
entertainment and other expenses reasonably and necessarily incurred by the
Executive in connection with the Company's business. The Executive shall furnish
such documentation with respect to reimbursements to be made hereunder as the
Company shall reasonably request.

<PAGE> 7

4. PAYMENT IN THE EVENT OF DEATH OR PERMANENT DISABILITY.

(a) The Company shall arrange for certain life insurance benefits to be
available to the Executive and his family as provided in this paragraph pursuant
to a Split-Dollar Agreement between the Company and the Executive (or his
assigns), in substantially the form of Exhibit B attached hereto and
incorporated herein by this reference. The life insurance benefit to be provided
by the Company to the Executive and his family under the Split-Dollar Agreement
shall be provided under two policies. One policy shall be a joint and survivor
policy in the amount of Two Million Five Hundred Thousand Dollars ($2,500,000)
insuring the life of the Executive and his spouse. The other policy shall insure
the Executive's life and shall be in an amount equal to the greater of (i) Two
Million Five Hundred Thousand Dollars ($2,500,000) or (ii) five (5) times the
Executive's annual cash compensation paid or payable by the Company (including
the base salary provided under Paragraph 3(a) of this Agreement and the bonus
provided under Paragraph 3(b) of this Agreement). Each year, the amount of the
life insurance benefit shall be reviewed and revised in accordance with the
prior years' cash compensation paid and accrued for the benefit of the
Executive, as soon as the amount of the prior year's earned cash compensation,
including all cash bonuses, can be calculated.

(b) In the event of the Executive's "permanent disability" (as hereinafter
defined) during the term of this Employment Agreement, for a period of fifteen
(15) years the Company shall pay to the Executive an annual amount equal to .80
times the Executive's then effective per annum rate of salary, as determined
under Paragraph 3(a), plus a pro rata portion of the bonus applicable to the
fiscal year in which such permanent disability occurs, as such bonus is
determined under Paragraph 3(b). After such fifteen (15) year period and for
each year thereafter until the Executive attains age sixty-five (65), the
Company shall pay to the Executive a disability benefit in an amount equal to
the greater of (i) sixty-five percent (65%) of the Executive's base compensation
during the year in which the disability occurred, or (ii) fifty percent (50%) of
the Executive's average annual total cash compensation for the three (3) years
immediately before the year in which the disability occurred. The Company, to
the extent possible, shall insure such disability benefits through an insurance
company. Such coverage shall contain a benefit for total, as well as partial and
residual, disabilities. The Company shall review and revise the amount of
coverage not less than annually in accordance with the prior year's total cash
compensation as soon as the amount of cash compensation, including all cash
bonuses, can be calculated.

<PAGE> 8

4(b), in the event of the Executive's death or permanent disability, the
Executive's employment hereunder shall terminate and the Executive shall be
entitled to no further compensation or other benefits under this Employment
Agreement, except as to that portion of any unpaid salary and other benefits
accrued and earned by him hereunder up to and including the date of such death
or permanent disability, as the case may be.

(d) For purposes of this Employment Agreement, the Executive's "permanent
disability" shall be deemed to have occurred after one hundred twenty (120) days
in the aggregate during any consecutive twelve (12) month period, or after
ninety (90) consecutive days, during which one hundred twenty (120) or ninety
(90) days, as the case may be, the Executive, by reason of his physical or
mental disability or illness, shall have been unable to discharge his duties
under this Employment Agreement. The date of permanent disability shall be such
one hundred twentieth (120th) or ninetieth (90th) day, as the case may be. In
the event either the Company or the Executive, after receipt of notice of the
Executive's permanent disability from the other, dispute that the Executive's
permanent disability shall have occurred, the Executive shall promptly submit to
a physical examination by the chief of medicine of any major accredited hospital
in the Cleveland, Ohio, area and, unless such physician shall issue his written
statement to the effect that in his opinion, based on his diagnosis, the
Executive is capable of resuming his employment and devoting his full time and
energy to discharging his duties within thirty (30) days after the date of such
statement, such permanent disability shall be deemed to have occurred.

5. TERMINATION.

(a) The employment of the Executive under this Employment Agreement, and
the terms hereof, may be terminated by the Company:

(i) on the death or permanent disability (as defined in
Section 4(d)) of the Executive,

(ii) for cause at any time by action of the Board. For
purposes hereof, the term "cause" shall mean:

(A) The Executive's fraud, commission of a felony or of
an act or series of acts which result in material injury to
the business reputation of the Company, commission of an act
or series of repeated acts of dishonesty which are
materially inimical to the best interests of the Company, or
the Executive's willful and repeated failure to perform his
duties under this Employment Agreement, which failure has
not been

<PAGE> 9

cured within fifteen (15) days after the Company gives
notice thereof to the Executive; or

(B) The Executive's material breach of any material
provision of this Employment Agreement, which breach has not
been cured in all substantial respects within ten (10) days
after the Company gives notice thereof to the Executive; or

(iii) other than for cause at any by action of the Board,
subject to the operation of Paragraph 5(c).

The exercise by the Company of its rights of termination under
this Paragraph 5 shall be the Company's sole remedy in the event of
the occurrence of an event as a result of which such right to
terminate arises. Upon any termination of this Employment Agreement,
the Executive shall be deemed to have resigned from all offices and
any directorship held by the Executive in the Company.

(b) In the event of a termination claimed by the Company to be for "cause"
pursuant to Paragraph 5(a)(ii), the Executive shall have the right to have the
justification for said termination determined by arbitration in Cleveland, Ohio.
In order to exercise such right, the Executive shall serve on the Company within
thirty (30) days after termination a written request for arbitration. The
Company immediately shall request the appointment of an arbitrator by the
American Arbitration Association and thereafter the question of "cause" shall be
determined under the rules of the American Arbitration Association, and the
decision of the arbitrator shall be final and binding on both parties. The
parties shall use all reasonable efforts to facilitate and expedite the
arbitration and shall act to cause the arbitration to be completed as promptly
as possible. During the pendency of the arbitration, the Executive shall
continue to receive all compensation and benefits to which he is entitled
hereunder, and if at any time during the pendency of such arbitration the
Company fails to pay and provide all compensation and benefits to the Executive
in a timely manner, the Company shall be deemed to have automatically waived
whatever rights it then may have had to terminate the Executive's employment for
cause. If the arbitrator determines that the Executive's termination was
effected for "cause," the Executive shall reimburse the Company for all
compensation and benefits received by him during the pendency of the arbitration
to which he is not entitled in accordance with the first sentence of Paragraph
5(c). Expenses of the arbitration shall be borne equally by the parties.

(c) In the event of termination for any of the reasons set forth in
subparagraph (a)(i) or (a)(ii) of this Paragraph 5, except as otherwise provided
in Paragraphs 3(e), 3(i) (in the case of permanent disability only), 4(a), and
4(b), the Executive shall be entitled to no further compensation or other
benefits under this Employment Agreement, except as to that portion of any
unpaid salary and other benefits accrued and earned by him hereunder up to and
including the effective date of such termination. If the Company terminates the
Executive's employment other than pursuant to subparagraph 5(a)(i) or 5(a)(ii)
or the Executive terminates his employment pursuant to subparagraph

<PAGE> 10

2(c), all of the compensation and benefits payable to the Executive pursuant to
this Employment Agreement shall be paid to the Executive for the remainder of
the term of this Employment Agreement (as that term is defined in subparagraph
2(a)).

6. COVENANTS AND CONFIDENTIAL INFORMATION.

(a) The Executive acknowledges the Company's reliance and expectation of
the Executive's continued commitment to performance of his duties and
responsibilities during the term of this Employment Agreement. In light of such
reliance and expectation on the part of the Company, during the term of this
Employment Agreement and for a period of two (2) years thereafter (and, as to
clause (ii) of this subparagraph (a), at any time during and after the term of
this Employment Agreement), the Executive shall not, directly or indirectly, do
or suffer either of the following:

(i) Own, manage, control or participate in the ownership,
management, or control of, or be employed or engaged by or otherwise
affiliated or associated as a consultant, independent contractor or
otherwise with, any other corporation, partnership, proprietorship,
limited liability company, firm, association or other business entity
engaged in the business of, or otherwise engage in the business of,
acquiring, owning or developing hotel properties, except that the
Executive may (A) own not more than one percent (1%) of any class of
publicly traded securities of any entity, and own interests in the
Company and in Boykin Hotel Properties, L.P. (the "Partnership"),
subject only to any restriction imposed by any agreement or instrument
other than this Agreement, (B) have such an interest in, or
participation, employment, engagement, affiliation, association or
relationship with, any entity that manages hotel properties, so long
as that entity is not engaged in the business of acquiring, owning or
developing hotel properties, and (C) retain, dispose of or otherwise
deal with interests in hotel properties that he acquires by
inheritance, so long as the Executive's activities in connection
therewith do not result in his acquisition, ownership or development
of hotel properties in addition to those properties; or

<PAGE> 11

(ii) Disclose, divulge, discuss, copy or otherwise use or suffer
to be used in any manner, in competition with, or contrary to the
interests of, the Company, any confidential information relating to
the Company's operations, properties or otherwise to its particular
business or other trade secrets of the Company, it being acknowledged
by the Executive that all such information regarding the business of
the Company compiled or obtained by, or furnished to, the Executive
while the Executive shall have been employed by or associated with the
Company is confidential information and the Company's exclusive
property; provided, however, that the foregoing restrictions shall not
apply to the extent that such information: (A) is clearly obtainable
in the public domain, (B) becomes obtainable in the public domain,
except by reason of the breach by the Executive of the terms hereof,
(C) was not acquired by the Executive in connection with his
employment or affiliation with the Company, (D) was not acquired by
the Executive from the Company or its representatives, or (E) is
required to be disclosed by rule of law or by order of a court or
governmental body or agency.

(b) The Executive agrees and understands that the remedy at law for
any breach by him of this Paragraph 6 will be inadequate and that the damages
flowing from such breach are not readily susceptible to being measured in
monetary terms. Accordingly, it is acknowledged that, upon adequate proof of the
Executive's violation of any legally enforceable provision of this Paragraph 6,
the Company shall be entitled to immediate injunctive relief and may obtain a
temporary order restraining any threatened or further breach. Nothing in this
Paragraph 6 shall be deemed to limit the Company's remedies at law or in equity
for any breach by the Executive of any of the provisions of this Paragraph 6
which may be pursued or availed of by the Company.

(c) The Executive has carefully considered the nature and extent of
the restrictions upon him and the rights and remedies conferred upon the Company
under this Paragraph 6, and hereby acknowledges and agrees that the same are
reasonable in time and territory, are designed to eliminate competition which
otherwise would be unfair to the Company, do not stifle the inherent skill and
experience of the Executive, would not operate as a bar to the Executive's sole
means of support, are fully required to protect the legitimate interests of the
Company and do not confer a benefit upon the Company disproportionate to the
detriment to the Executive.

7. TAX ADJUSTMENT PAYMENTS. If all or any portion of the amounts payable to
the Executive under this Employment Agreement (together with all other payments
of cash or property,

<PAGE> 12

whether pursuant to this Employment Agreement or otherwise, including, without
limitation, the issuance of common stock of the Company, or the granting,
exercise or termination of options therefor) constitutes "excess parachute
payments" within the meaning of Section 280G of the Code that are subject to the
excise tax imposed by Section 4999 of the Code (or any similar tax or
assessment), the amounts payable hereunder shall be increased to the extent
necessary to place the Executive in the same after-tax position as he would have
been in had no such tax assessment been imposed on any such payment paid or
payable to the Executive under this Employment Agreement or any other payment
that the Executive may receive in connection therewith. The determination of the
amount of any such tax or assessment and the incremental payment required hereby
in connection therewith shall be made by the accounting firm employed by the
Executive within thirty (30) calendar days after such payment and said
incremental payment shall be made within five (5) calendar days after
determination has been made. If, after the date upon which the payment required
by this Paragraph 7 has been made, it is determined (pursuant to final
regulations or published rulings of the Internal Revenue Service, final judgment
of a court of competent jurisdiction, Internal Revenue Service audit assessment,
or otherwise) that the amount of excise or other similar taxes or assessments
payable by the Executive is greater than the amount initially so determined,
then the Company shall pay the Executive an amount equal to the sum of: (i) such
additional excise or other taxes, PLUS (ii) any interest, fines and penalties
resulting from such underpayment, PLUS (iii) an amount necessary to reimburse
the Executive for any income, excise or other tax assessment payable by the
Executive with respect to the amounts specified in (i) and (ii) above, and the
reimbursement provided by this clause (iii), in the manner described above in
this Paragraph 7. Payment thereof shall be made within five (5) calendar days
after the date upon which such subsequent determination is made.

8. REPRESENTATIONS AND WARRANTIES OF THE COMPANY.

(a) The Company is a corporation duly organized, validly existing and in
good standing under the laws of the State of Ohio, and has all requisite
corporate power and authority to enter into, execute and deliver this Employment
Agreement, fulfill its obligations hereunder and consummate the transactions
contemplated hereby.

(b) The execution and delivery of, performance of obligations under, and
consummation of the transactions contemplated by, this Employment Agreement have
been duly authorized and approved by all requisite corporate action by or in
respect of the Company, and this Employment Agreement constitutes the legally
valid and binding obligation of the Company, enforceable by the Executive in
accordance with its terms.

<PAGE> 13

(c) No provision of the Company's governing documents or any agreement to
which it is a party or by which it is bound or of any material law or regulation
of the kind usually applicable and binding upon the Company prohibits or limits
its ability to enter into, execute and deliver this Employment Agreement,
fulfill its respective obligations hereunder and consummate the transactions
contemplated hereby.

9. MISCELLANEOUS.

(a) The Executive represents and warrants that he is not a party to any
agreement, contract or understanding, whether employment or otherwise, which
would restrict or prohibit him from undertaking or performing employment in
accordance with the terms and conditions of this Employment Agreement.

(b) The provisions of this Employment Agreement are severable and if any
one or more provisions may be determined to be illegal or otherwise
unenforceable, in whole or in part, the remaining provisions and any partially
unenforceable provision, to the extent enforceable in any jurisdiction,
nevertheless shall be binding and enforceable.

(c) The rights and obligations of the Company under this Employment
Agreement shall inure to the benefit of, and shall be binding on, the Company
and its successors and assigns, and the rights and obligations (other than
obligations to perform services) of the Executive under this Employment
Agreement shall inure to the benefit of, and shall be binding upon, the
Executive and his heirs, personal representatives and assigns.

(d) Any controversy or claim arising out of or relating to this Employment
Agreement, or the breach thereof, shall be settled by arbitration in accordance
with the Rules of the American Arbitration Association then pertaining in the
City of Cleveland, Ohio, and judgment upon the award rendered by the arbitrator
or arbitrators may be entered in any court having jurisdiction thereof. The
arbitrator or arbitrators shall be deemed to possess the powers to issue
mandatory orders and restraining orders in connection with such arbitration;
provided, however, that nothing in this Paragraph 9(d) shall be construed so as
to deny the Company the right and power to seek and obtain injunctive relief in
a court of equity for any breach or threatened breach by the Executive of any of
his covenants contained in Paragraph 6 hereof.

<PAGE> 14

Counsel, and if mailed to the Executive, shall be addressed to him at his home
address last known on the records of the Company, or at such other address or
addresses as either the Company or the Executive may hereafter designate in
writing to the other.

(f) The failure of either party to enforce any provision or provisions of
this Employment Agreement shall not in any way be construed as a waiver of any
such provision or provisions as to any future violations thereof, or prevent
that party thereafter from enforcing each and every other provision of this
Employment Agreement. The rights granted the parties herein are cumulative and
the waiver of any single remedy shall not constitute a waiver of such party's
right to assert all other legal remedies available to it under the
circumstances.

(g) This Employment Agreement supersedes all prior agreements and
understandings between the parties and may not be modified or terminated orally.
No modification, termination or attempted waiver shall be valid unless in
writing and signed by the party against whom the same is sought to be enforced.

(h) This Employment Agreement shall be governed by and construed according
to the laws of the State of Ohio.

(i) Where necessary or appropriate to the meaning hereof, the singular and
plural shall be deemed to include each other, and the masculine, feminine and
neuter shall be deemed to include each other.

BOYKIN LODGING COMPANY

By:___________________________
Title:________________________

And By:_______________________
Title:________________________

------------------------------
ROBERT W. BOYKIN

<PAGE> 15

Exhibit A

BONUS CALCULATION

The amount of the bonus to be paid by the Company to the Executive
under Paragraph 3(b) of the Employment Agreement shall be based on the increase
in the "funds from operations per share" of the Company from year to year. The
bonus for calendar 1996 under this Agreement shall be based on the increase from
the Company's pro forma 1995 "funds from operations per share" to the Company's
1996 "funds from operations per share." Each year thereafter, the "funds from
operations per share" for the current year shall be compared to the "funds from
operations per share" for the immediately preceding year. The amount of the
"funds from operations per share" shall be appropriately adjusted in connection
with share dividends, share splits and other changes in the Company's
capitalization and shall be determined each year by the Company's Compensation
Committee in conjunction with such accountants or other experts as may be
appropriate. The amount of the bonus each year shall be calculated as follows:

Growth from Prior Year's Amount of Bonus as a
"Funds From Operations per share" Percentage of Base Salary
- ------------------------ -------------------------

Zero to less than 5% 10%
5% to less than 10% 25%
10% to less than 15% 45%
15% to less than 20% 65%
20% or higher 90%

<PAGE> 16
EXHIBIT B

[SPLIT-DOLLAR AGREEMENT]

METROPOLITAN LIFE INSURANCE COMPANY
ONE MADISON AVENUE, NEW YORK, NEW YORK 10010
LIFE INSURANCE SALES ILLUSTRATION
SURVIVORSHIP WHOLE LIFE (METLIFE ESTATE SAVER)

For Client:
Client:

Proposed Policy: Survivorship Whole Life (Form # 2J-90(96))

Base Policy provides Guaranteed Level Death Benefit payable only at second
death.

Base Policy provides Guaranteed Level Premiums payable for 55 years.

1st Insured's Risk Classification: MALE PREFERRED NONSMOKER age 47
2nd Insured's Risk Classification: FEMALE PREFERRED NONSMOKER age 45

For issue in the state of OH.

Divided Option: Dividends buy Paid-Up Additional Insurance.

<TABLE>
<CAPTION>
Initial Contract Premiums
Benefits Included Annual Semi-annual Check-o-matic Years to Pay
----------------- ------ ----------- ------------- ------------

<S> <C> <C> <C> <C>
2,500 Base Policy (Guaranteed) $ 28,475.00 $ 15,341.25 $ 2,557.50 55
--------- --------- --------
Total Initial Contract Premium $ 28,475.00 $ 15,341.25 $ 2,557.50
</TABLE>

This policy insures two individuals with the death benefit payable only at the
second death, except for any First- to-Die Rider. The primary purpose of this
policy is to provide for estate liquidity.

If you apply for this life insurance policy, MetLife will determine your
eligibility for coverage and premiums based on your actual risk classifications
and issue ages. You should compare the specifications shown above to those on
page 3 of any policy you may receive. If different, your MetLife representative
will explain any differences and provide you with a revised illustration.

What is Guaranteed

The Contract Premium (Base Policy premium and all riders, except First-to-Die
Rider if any) shown in the illustration is guaranteed and can not be increased
by MetLife. MetLife also guarantees that the Death Benefit and the Cash Value
will never be less than the amount shown under the "Guaranteed" column headings
as long as the policyowner pays the required Contract Premiums, when due, and
does not borrow or surrender any Guaranteed Cash Value. THE GUARANTEED CASH
VALUE AND THE GUARANTEED DEATH BENEFIT DO NOT REFLECT REDUCTIONS THAT WOULD
RESULT FROM ANY POLICY LOANS FROM ANY POLICY LOANS OR SURRENDERS.

<PAGE> 17

METROPOLITAN LIFE INSURANCE COMPANY
ONE MADISON AVENUE, NEW YORK, NEW YORK 10010
LIFE INSURANCE SALES ILLUSTRATION
SURVIVORSHIP WHOLE LIFE (METLIFE ESTATE SAVER)

What is Non-Guaranteed

Amounts shown under the "Non-Guaranteed" columns reflect dividends. Dividends --
WHICH CAN NOT BE GUARANTEED, PREDICTED, OR EVEN ESTIMATED -- may be used to
increase your Death Benefit and/or Cash Value, used to reduce your Premium
Outlay, taken in cash, or applied under certain combinations of these uses. This
illustration is based on the 1996 dividend scale.

Since dividends will vary as changes occur MetLife's investment earnings
(interest), claims experience, and expenses, your actual Non-Guaranteed Cash
Value, Death Benefit, and Premium Outlay may differ (more or less) from what is
shown in the illustration.

In addition, the actual dividend option you choose and the extent to which you
borrow or surrender your policy's cash value will also cause your Non-Guaranteed
Cash Value and Death Benefit, as well as your Premium Outlay to be more or less
than what is shown in the illustration.

The purpose in showing the "Non-Guaranteed" columns is to assist you in
understanding how the policy works, NOT how it will perform.

ACCELERATED PAYMENT ARRANGEMENT -- Dividends can also be used to reduce the
number of years premium payments must be made in cash as shown in the Premium
Outlay column.

Additions Rider Cash Value if any.

Since dividends are NON-GUARANTEED, the actual number of years you will have to
pay the Contract Premium which continues to be required for 55 years, in cash,
may differ from what is shown in this illustration. If dividends are reduced,
some additional out-of-pocket cash outlays may be required by you even after
cash outlays have been discontinued under the Accelerated Payment Arrangement.

<PAGE> 18

The following table demonstrated how dividends may affect policy values.

<TABLE>
<CAPTION>
GUARANTEED NON-GUARANTEED NON-GUARANTEED
CURRENT DIV. SCALE CURRENT DIV. SCALE (LESS 1% OF
THE INTEREST COMPONENT)

POLICY CONTRACT DEATH CASH PREMIUM DEATH CASH PREMIUM DEATH CASH
YEAR PREMIUM BENEFIT VALUE OUTLAY BENEFIT VALUE OUTLAY BENEFIT VALUE

<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
5 28475 25000000 8000 28475 2653674 108340 28475 2630333 104036

10 28475 25000000 247500 28475 2931903 351579 28475 2848424 331463

20 28475 25000000 707500 0 2631836 759613 8851 2553315 728574

age 65 28475 25000000 602500 0 2644931 654683 11500 2550686 620750

age 65 28475 25000000 707500 0 2631836 759613 8851 2553315 728574

</TABLE>

For the table above as well as the Standard Ledger section shown on the
following pages, Contract Premiums and Premium Outlay are assumed to be paid on
the first day of each policy year, and Cash Values and Death Benefits are shown,
do not show the impact of any loans or cash surrenders. The Non-Guaranteed Death
Benefit and Cash Value columns, which are based on the Premium Outlay shown,
reflect any illustrated loans or cash surrenders. Other Non-Guaranteed columns
shown in this illustration that reflect dividend balances only show the impact
of any illustrated cash surrenders.

<PAGE> 19

METROPOLITAN LIFE INSURANCE COMPANY
ONE MADISON AVENUE, NEW YORK, NEW YORK 10010
LIFE INSURANCE SALES ILLUSTRATION
SURVIVORSHIP WHOLE LIFE (METLIFE ESTATE SAVER)

Proposed Insureds: and

Acknowledges

This illustration provides a summary of certain guaranteed and non-guaranteed
values and certain other provisions relating to the policy described in this
illustration. The policy must be read carefully to see exactly what benefits are
provided and what conditions apply. All rights and obligations will be governed
by the terms and conditions set forth in the policy itself if and when issued.
You have the absolute right to return the policy for any reason to MetLife or to
the sales representative from whom you purchased this policy within 10 days
after you receive it (or a longer period if stated in your policy) and receive a
refund of any premiums paid.

We have received all 14 pages of the illustration and understand that if any of
the pages are missing this illustration is not valid. We understand that any
non-guaranteed elements illustrated are subject to change. This means that the
Premium Outlay, non-guaranteed cash values, and non-guaranteed death benefits
may be more or less than those shown in the illustration. No representations
have been made to us to the contrary. We also understand that under no
circumstances (except for policy loans or surrenders) will the values and
benefits ever be less than those shown as guaranteed for as long as the required
contract premiums are paid.

- ------------------------------------------------- Date: ------------
Signature of Applicant (policyowner)

- ------------------------------------------------- Date: ------------
Signature of 1st Insured (if other than policyowner)

- ------------------------------------------------- Date: ------------
Signature of 2nd Insured (if other than policyowner)

I certify that this illustration has been presented to the applicants in its
entirety and that I have explained that any non-guaranteed elements illustrated
are subject to change. I have made no representations that are inconsistent with
the illustration.

- -------------------------------------------------- Date: ------------
Signature of Representative

<PAGE> 20

SURVIVORSHIP WHOLE LIFE (METLIFE ESTATE SAVER)
STANDARD LEDGER

PREPARED FOR: AND
PRESENTED BY: Agent

MALE PREFERRED NONSMOKER 47
FEMALE PREFERRED NONSMOKER 45

<TABLE>
<CAPTION>
<S> <C> <C>
ISSUE STATE: OH
FACE AMOUNT OF INSURANCE - 'GUARANTEED DEATH BENEFIT': $2,500,000.00
TARGET AMOUNT OF INSURANCE: $2,500,000.00
TARGET AMOUNT OF INSURANCE: $ 28,475.00
</TABLE>

<TABLE>
<CAPTION>
DIVIDENDS BUY PAID-UP ADDITIONAL INSURANCE 1996 DIVIDEND SCALE, 1996 PORTFOLIO

GUARANTEED NON GUARANTEED
CASH
ANNUAL VALUE OF
POL CONTRACT CASH DEATH PREMIUM AMOUNT ANNUAL LOAN ANNUAL ADDITIONAL CASH ADDITIONAL DEATH
YEAR PREMIUM VALUE BENEFIT OUTLAY SURR. LOAN INTEREST DIVIDEND INSURANCE VALUE INSURANCE BENEFIT

B-O-Y E-O-Y B-O-Y B-O-Y B-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y

<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
1 28475 0 2500000 28475 0 0 0 0 0 0 0 25000000
2 28475 2500 2500000 28475 0 0 0 5000 4999 7499 31973 2531903
3 28475 25000 2500000 28475 0 0 0 5850 11248 36248 68061 2568061
4 28475 52500 2500000 28475 0 0 0 6775 18917 71417 108339 2608339
5 28475 8000 2500000 28475 0 0 0 7925 28340 108340 153674 2653674

6 28475 112500 2500000 28475 0 0 0 9250 39827 152327 204546 2704508
7 28475 142500 2500000 28475 0 0 0 9975 52936 195436 257584 2757584
8 28475 177500 2500000 28475 0 0 0 10800 67886 245386 313115 2813115
9 28475 212500 2500000 28475 0 0 0 11675 84858 297358 371162 2871162
10 28475 247500 2500000 28475 0 0 0 12625 104079 351579 431903 2931903
</TABLE>

The Contract Premium is required in each policy year. Any Premium
Outlay shown to be less than the Contract Premium relies on dividends and/or
certain other policy values to make up the difference. Dividends which are based
on the 1996 dividend scale cannot be guaranteed and are likely to be changed by
MetLife over time. As a result, your policy's Premium Outlay, non-guaranteed
values and benefits are likely to be more or less favorable than those
illustrated. But your Premium Outlay will not exceed the required Contract
Premium (unless you increase the SIB premium or repay any loan) and your values
and benefits will not be less than the amounts shown under the columns
designated as guaranteed (except for any surrenders and loans). This
illustration is not valid unless accompanied by the Supplemental Footnotes
beginning on page 10.

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
951211HI (exp 1296) MLIO-LD

<PAGE> 21

SURVIVORSHIP WHOLE LIFE (METLIFE ESTATE SAVER)
STANDARD LEDGER

PREPARED FOR: AND
PRESENTED BY: Agent

MALE PREFERRED NONSMOKER 47
FEMALE PREFERRED NONSMOKER 45

<TABLE>
<CAPTION>
<S> <C> <C>
ISSUE STATE: OH
FACE AMOUNT OF INSURANCE - 'GUARANTEED DEATH
BENEFIT': $ 2,500,000.00
TARGET AMOUNT OF INSURANCE $ 2,500,000.00
INITIAL ANNUAL CONTRACT
PREMIUM (see Page 1) $28,475.00
</TABLE>

DIVIDENDS BUY PAID-UP ADDITIONAL INSURANCE 1996 DIVIDEND
SCALE, 1996 PORTFOLIO

<TABLE>
<CAPTION>
GUARANTEED NON GUARANTEED
CASH
ANNUAL VALUE OF
POL CONTRACT CASH DEATH PREMIUM AMOUNT ANNUAL LOAN ANNUAL ADDITIONAL CASH ADDITIONAL DEATH
YEAR PREMIUM VALUE BENEFIT OUTLAY SURR. LOAN INTEREST DIVIDEND INSURANCE VALUE INSURANCE BENEFIT

B-O-Y E-O-Y B-O-Y B-O-Y B-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y

<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
# 11 28475 287500 2500000 0 28475 0 0 13675 95143 382643 374757 2874757
# 12 28475 327500 2500000 0 28475 0 0 14800 86614 414114 324000 2824000
# 13 28475 367500 2500000 0 28475 0 0 15950 78564 446064 279242 2779242
# 14 28475 412500 2500000 0 28475 0 0 17325 71250 483750 240760 2740750
# 15 28475 457500 2500000 0 28475 0 0 18700 64744 522244 208101 2708101

# 16 28475 112500 2500000 0 28475 0 0 20200 59228 561728 181194 2681194
# 17 28475 142500 2500000 0 28475 0 0 21900 54983 607483 160208 2660208
# 18 28475 177500 2500000 0 28475 0 0 13675 52183 654683 144931 2644131
# 19 28475 212500 2500000 0 28475 0 0 25650 51141 703641 135497 2635497
# 20 28475 247500 2500000 0 28475 0 0 27750 52113 759613 131836 2631136
</TABLE>

The Contract Premium is required in each policy year. Any Premium
Outlay shown to be less than the Contract Premium relies on dividends and/or
certain other policy values to make up the difference. Dividends which are based
on the 1996 dividend scale cannot be guaranteed and are likely to be changed by
MetLife over time. As a result, your policy's Premium Outlay, non-guaranteed
values and benefits are likely to be more or less favorable than those
illustrated. But your Premium Outlay will not exceed the required Contract
Premium (unless you increase the SIB premium or repay any Loan) and your values
and benefits will not be less than the amounts shown under the columns
designated as guaranteed (except for any surrenders and loans). This
illustration is not valid unless accompanied by the Supplemental Footnotes
beginning on page 10.
# The Premium Outlay for these years illustrates the use of dividends
which are not guaranteed an/or other policy values. As dividends vary, the
Premium Outlay may be more or less than the amount shown. Please refer to page
13 for an explanation of the Accelerated Payment Arrangement

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
951211HI (exp 1296) MLIC-LD

<PAGE> 22

SURVIVORSHIP WHOLE LIFE (METLIFE ESTATE SAVER)
STANDARD LEDGER

PREPARED FOR: AND
PRESENTED BY: Agent

MALE PREFERRED NONSMOKER 47
FEMALE PREFERRED NONSMOKER 45

<TABLE>
<CAPTION>
<S> <C> <C> <C>
ISSUE STATE: OH
FACE AMOUNT OF INSURANCE - 'GUARANTEED DEATH
BENEFIT': $ 2,500,000.00
TARGET AMOUNT OF INSURANCE $ 2,500,000.00
INITIAL ANNUAL CONTRACT
PREMIUM (see Page 1) $28,475.00
</TABLE>

DIVIDENDS BUY PAID-UP ADDITIONAL INSURANCE
1996 DIVIDEND SCALE, 1996 PORTFOLIO

B-O-Y E-O-Y B-O-Y B-O-Y B-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y

<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
# 21 28475 760000 2500000 0 28475 0 0 30025 55426 815426 134009 2634009
# 22 28475 817500 2500000 0 28475 0 0 32675 61629 879129 142541 2642541
# 23 28475 872500 2500000 0 28475 0 0 35475 71084 943584 157423 2657483
# 24 28475 932500 2500000 0 28475 0 0 38350 84105 1016605 178515 2678505
# 25 28475 990000 2500000 -282063 28475 282062 22565 41400 101127 786499 205917 2401289

# 26 28475 1050000 2500000 0 28475 0 24370 44675 122660 843662 239872 2410814
# 27 28475 1112500 2500000 0 28475 0 26320 48225 149310 906492 280764 2425446
# 28 28475 1172500 2500000 0 28475 0 28425 52050 181696 970453 328982 2445289
# 29 28475 1232500 2500000 0 28475 0 30699 56075 220436 1038494 384873 2470431
# 30 28475 1292500 2500000 0 28475 0 33155 60300 266156 1111059 448801 2501204
</TABLE>

The Contract Premium is required in each policy year. Any Premium
Outlay shown to be less than the Contract Premium relies on dividends and/or
certain other policy values to make up the difference. Dividends which are based
on the 1996 dividend scale cannot be guaranteed and are likely to be changed by
MetLife over time. As a result, your policy's Premium Outlay, non-guaranteed
values and benefits are likely to be more or less favorable than those
illustrated. But your Premium Outlay will not exceed the required Contract
Premium (unless you increase the SIB premium or repay any Loan) and your values
and benefits will not be less than the amounts shown under the columns
designated as guaranteed (except for any surrenders and loans). This
illustration is not valid unless accompanied by the Supplemental Footnotes
beginning on page 10.
# The Premium Outlay for these years illustrates the use of dividends
which are not guaranteed an/or other policy values. As dividends vary, the
Premium Outlay may be more or less than the amount shown. Please refer to page
13 for an explanation of the Accelerated Payment Arrangement

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
951211HI (exp 1296) MLIC-LD

<PAGE> 23

SURVIVORSHIP WHOLE LIFE (METLIFE ESTATE SAVER)
STANDARD LEDGER

PREPARED FOR: AND
PRESENTED BY: Agent

MALE PREFERRED NONSMOKER 47
FEMALE PREFERRED NONSMOKER 45

DIVIDENDS BUY PAID-UP ADDITIONAL INSURANCE
1996 DIVIDEND SCALE, 1996 PORTFOLIO

B-O-Y E-O-Y B-O-Y B-O-Y B-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y

<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
# 31 28475 1352500 2500000 0 28475 0 35808 64450 319267 1188362 520735 1537360
# 32 28475 1412500 2500000 0 28475 0 38672 68600 380280 1270703 600844 2578767
# 33 28475 1470000 2500000 0 28475 0 41766 72525 449499 1355656 688972 2625129
# 34 28475 1527500 2500000 0 28475 0 45107 76300 527297 1445847 785136 2676186
# 35 28475 1582500 2500000 0 28475 0 48716 80050 614152 1538986 889586 2731920

# 36 28475 1637500 2500000 0 28475 0 52613 83700 710565 1637786 1002674 2792395
# 37 28475 1690000 2500000 0 28475 0 56822 87350 817017 1739916 1124811 2857110
# 38 28475 1740000 2500000 0 28475 0 61368 91050 934064 1845595 1256629 2928160
# 39 28475 1787500 2500000 0 28475 0 66278 94625 1062095 1954848 1398469 3003722
# 40 28475 1832500 2500000 0 28475 0 71580 97900 1201354 2067527 1550475 3084143
</TABLE>

The Contract Premium is required in each policy year. Any Premium
Outlay shown to be less than the Contract Premium relies on dividends and/or
certain other policy values to make up the difference. Dividends which are based
on the 1996 dividend scale cannot be guaranteed and are likely to be changed by
MetLife over time. As a result, your policy's Premium Outlay, non-guaranteed
values and benefits are likely to be more or less favorable than those
illustrated. But your Premium Outlay will not exceed the required Contract
Premium (unless you increase the SIB premium or repay any Loan) and your values
and benefits will not be less than the amounts shown under the columns
designated as guaranteed (except for any surrenders and loans). This
illustration is not valid unless accompanied by the Supplemental Footnotes
beginning on page 10.
# The Premium Outlay for these years illustrates the use of dividends
which are not guaranteed an/or other policy values. As dividends vary, the
Premium Outlay may be more or less than the amount shown. Please refer to page
13 for an explanation of the Accelerated Payment Arrangement

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
951211HI (exp 1296) MLIC-LD

<PAGE> 24

SURVIVORSHIP WHOLE LIFE (METLIFE ESTATE SAVER)
STANDARD LEDGER

PREPARED FOR: AND
PRESENTED BY: Agent

MALE PREFERRED NONSMOKER 47
FEMALE PREFERRED NONSMOKER 45

DIVIDENDS BUY PAID-UP ADDITIONAL INSURANCE
1996 DIVIDEND SCALE, 1996 PORTFOLIO

B-O-Y E-O-Y B-O-Y B-O-Y B-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y

<S> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C> <C>
# 41 28475 1877500 2500000 0 28475 0 77306 100825 1351969 2185836 1712589 3168955
# 42 28475 1917500 2500000 0 28475 0 83491 103375 1514046 2304422 1884666 3257542
# 43 28475 1957500 2500000 0 28475 0 90170 105500 1687705 2427911 2066418 3349124
# 44 28475 1995000 2500000 0 28475 0 97384 106850 1872537 2552859 2256830 3442152
# 45 28475 2035000 2500000 0 28475 0 105174 107875 2068978 2681426 2455673 3535821

# 46 28475 2072500 2500000 0 28475 0 113588 108875 2278072 2817132 2663229 3629789
# 47 28475 2110000 2500000 0 28475 0 122675 109350 2499974 2953859 2878397 3722268
# 48 28475 2152500 2500000 0 28475 0 132489 111650 2740186 3104082 3105907 3817503
# 49 28475 2195000 2500000 0 28475 0 143088 113375 2999167 3262475 3344253 3912831
# 50 28475 2240000 2500000 0 28475 0 154535 115100 3278076 3431849 3594343 4008115
</TABLE>

The Contract Premium is required in each policy year. Any Premium
Outlay shown to be less than the Contract Premium relies on dividends and/or
certain other policy values to make up the difference. Dividends which are based
on the 1996 dividend scale cannot be guaranteed and are likely to be changed by
MetLife over time. As a result, your policy's Premium Outlay, non-guaranteed
values and benefits are likely to be more or less favorable than those
illustrated. But your Premium Outlay will not exceed the required Contract
Premium (unless you increase the SIB premium or repay any Loan) and your values
and benefits will not be less than the amounts shown under the columns
designated as guaranteed (except for any surrenders and loans). This
illustration is not valid unless accompanied by the Supplemental Footnotes
beginning on page 10.
# The Premium Outlay for these years illustrates the use of dividends
which are not guaranteed an/or other policy values. As dividends vary, the
Premium Outlay may be more or less than the amount shown. Please refer to page
13 for an explanation of the Accelerated Payment Arrangement

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
951211HI (exp 1296) MLIC-LD

<PAGE> 25

SURVIVORSHIP WHOLE LIFE (METLIFE ESTATE SAVER)
STANDARD LEDGER

PREPARED FOR: AND
PRESENTED BY: Agent

MALE PREFERRED NONSMOKER 47
FEMALE PREFERRED NONSMOKER 45

<TABLE>
<CAPTION>
<S> <C> <C>
ISSUE STATE: OH
FACE AMOUNT OF INSURANCE - 'GUARANTEED DEATH BENEFIT':
$2,500,000.00
TARGET AMOUNT OF INSURANCE $2,500.000.00
INITIAL ANNUAL CONTRACT PREMIUM (see Page 1):
$28,475.00

DIVIDENDS BUY PAID-UP ADDITIONAL INSURANCE 1996 DIVIDEND SCALE, 1996 PORTFOLIO
</TABLE>

B-O-Y E-O-Y B-O-Y B-O-Y B-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y E-O-Y

The Contract Premium is required in each policy year. Any
Premium Outlay shown to be Less than the Contract Premium relies on dividends
and/or certain other policy values to make up the difference. Dividends which
are based on the 1996 dividend scale cannot be guaranteed and are likely to be
changed by MetLife over time. As a result, your policy's Premium Outlay,
non-guaranteed values and benefits are likely to be more or less favorable than
those illustrated. But your Premium Outlay will not exceed the required Contract
Premium (unless you increase the SIE premium or repay any loan) and your values
and benefits will not be less than the amounts shown under the columns
designated as guaranteed (except for any surrenders and loans). This
illustration is not valid unless accompanied by the Supplemental Footnotes
beginning on page 10.

# The Premium Outlay for three years illustrates the use of
dividends which are not guaranteed and/or other policy values. As dividends
vary, the Premium Outlay may be more or less than the amount shown. Please refer
to page 13 for an explanation of the Accelerated Payment Arrangement.

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
95121H1 (exp 1296) MLIC-LD

<PAGE> 26

The Explanatory Notes
STANDARD LEDGER

PREMIUM OUTLAY -- Shows the results if the January 1996 dividend scale continues
without change. Dividends are not guaranteed and may increase or decrease in the
future. If the future dividends decrease, it is possible that dividends and any
Paid-Up Additions Rider Cash Value will not be sufficient in some future years
to fund the full Contract Premium, and some additional out-of-pocket cash outlay
will be required. The amount of any additional cash outlay will depend on the
level of coverage to remain in force. This column also reflects any cash
surrenders and/or loans.

GUARANTEED CASH VALUE - The total as of the end of the policy year of the
Guaranteed Cash Value of the base policy, plus the Guaranteed Cash Value of the
Supplemental Insurance Benefit, if any (calculated using guaranteed maximum term
rates and no dividends), plus the Paid-Up Additions Rider Guaranteed Cash Value,
if any. All value assume no dividends are paid, no loans or cash surrenders are
made, and all Contract Premiums have been paid, when due, through that year.

GUARANTEED DEATH BENEFIT - The total of the Face Amount of insurance under the
base policy, any guaranteed coverage under Supplemental Insurance Benefit
coverage (calculated using guaranteed maximum term rates and no dividends), any
Four Year Term Insurance Rider coverage, and any Guaranteed Paid-Up Additions
Rider Death Benefit. It does not include the Death Benefit of any First-to-Die
Rider.

NON-GUARANTEED CASH VALUE- The total as of the end of the year of the Guaranteed
Cash Value of the base policy, plus the Non-Guaranteed Paid-Up Additions Rider
Cash Value, if any, plus the Cash Value of Paid- Up Insurance purchased by
dividends and under the Supplemental Insurance Benefit, if any, plus accumulated
dividends, if any, plus the end of year dividend, if any, minus any outstanding
loans and loan interest due. This column reflects any cash surrenders shown.

NON-GUARANTEED ADDITIONAL INSURANCE - Includes the Death Benefit of Paid-Up
Additional Insurance purchase by dividends and under the Supplemental Insurance
Benefit, if any. It does not include any values under the Paid-Up Additions
Rider.

NON-GUARANTEED DEATH BENEFIT - Includes the Face Amount of insurance under the
base policy, the Death Benefit of Paid-Up Additional Insurance purchased by
dividends, if any, plus the accumulated dividends, if any, the Death Benefit of
the Paid-Up Additions Rider, if any, the Death Benefit of the Supplemental
Insurance Benefit, if any, the Death Benefit of the Four Year Term Rider
Insurance, if any, minus any outstanding loan and loan interest due. It does not
include the Death Benefit of the First-to-Die Rider, if any. This column
reflects any cash surrenders shown.

AMOUNT SURRENDERED - Includes any amounts surrendered from any dividend balances
and/or Paid-Up Rider values.

DIVIDEND INFORMATION - DividenDs, which are based on the January 1996 scale,
cannot be guaranteed, and are likely to be changed by MetLife over time. As a
result, your policy's Premium Outlay and non- guaranteed values and benefits are
likely to be more or less favorable than those illustrated. However, your
Premium Outlay will not exceed the required Contract Premium (unless you
increase the SIB premium or repay any loan), and your values and benefits will
not be less than the amounts shown in the guaranteed values columns (except for
any surrenders and loans).

TAX NOTE - The inclusion of the Paid-UP Additions Rider, the Four Year Term
Rider, or the First-to-Die Rider may cause this policy to be considered a
modified endowment contract (MEC) for federal income tax purposes. If so,
amounts you receive, including loans proceeds, will be subject to federal income
tax to the extent of any gain in your policy. Taxable amounts are also generally
subject to a 10 percent additional tax unless you are at least age 59 1/2 when
such amounts are received. Please consult your tax or legal advisor for possible
tax implications.

<PAGE> 27

ISSUE OF INSURANCE - Any application for insurance will be subject to MetLife's
underwriting rules.

LOAN INTEREST- This illustration is based on an adjustable loan interest rate of
8.00%. Actual rates may differ and are subject to change on each policy
anniversary.

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
951211HI (exp 1296) MLIO-LD

<PAGE> 28

INTEREST ADJUSTED INDEXES - These indexes provide a means for evaluating the
comparative cost of the policy under stated assumptions. They can be useful in
comparing similar plans of insurance, a lower index being better than a higher
one. These indexes reflect the time value of money.

Indexes are approximate because they involve assumptions, including the rate of
interest used, the dividends being paid in cash and the continuation of current
dividend scales. Indexes apply to the basic policy only. They exclude the
Supplemental Insurance Benefit, if any, as well as any optional riders such as
disability waiver.

Interest adjusted indexes based on a 5.00% interest rate for the basic policy:

<TABLE>
<CAPTION>
END OF END OF
10 YRS 20 YRS
<S> <C> <C>
LIFE INSURANCE NET PAYMENT COST INDEX 8.53 6.82
LIFE INSURANCE SURRENDER COST INDEX 1.03 1.34
EQUIVALENT LEVEL ANNUAL DIVIDEND 286 4.57
</TABLE>

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
951211HI (exp 1296) MLIC-LD

<PAGE> 29

After premiums for your policy have been paid for a number of years, the
Accelerated Payment arrangement allows you to choose to pay future premiums, as
they fall due, through the use of accumulated dividends, and Paid-Up Additions
Rider cash value, if any. When you wish to start this procedure, ask your
Metropolitan Life Sales Representative to confirm that the dividends credited to
your policy and the Paid-Up Additions Rider cash value, if any, together with
future dividends based on the scale then in effect, are sufficient to accomplish
this objective. If values are sufficient, the procedure will make future premium
payments annually (no out-of-pocket cash outlay from you). Your Sales
Representative will assist you in making this change, if necessary, and in
putting this procedure in effect.

The number of years illustrated that out-of-pocket premium payments are required
under the Accelerated Payment arrangement is based upon the dividend scale in
effect at the time the policy is issued. Dividends, however, are not guaranteed.
Changes in dividend scales may increase or decrease the number of years for
which out-of-pocket premiums need to be paid. Also, if future dividend scales
decrease after this Accelerate Payment procedure is started, it is possible that
values may not be sufficient in some future years to pay the then full current
premium, again requiring out-of-pocket payment of the insufficient amount.

The Accelerated Payment arrangement increases your flexibility. When dividends
are sufficient, you may stop your out-of-pocket outlay or continue to pay your
premiums as you normally do. Even if you have chosen to pay premiums by the
Accelerated Payment arrangement, you may return to paying your premiums directly
at any time.

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
951211HI (exp 1296) MLIC-LD

<PAGE> 30

BENEFITS THAT MAY BE AVAILABLE
- ------------------------------
The following are descriptions of benefits provided under the contract or by
riders that may be included with your policy, only at issue. These benefits, are
subject to certain limitations and exclusions which are not described below,
and, may not be available with all policies and in all states. For full details,
ask to see a specimen contract and/or rider.

DISABILITY WAIVER OF PREMIUMS BENEFIT
- -------------------------------------
This benefit will be available, at the policyowner's option, an either or both
of the insureds. Provides that, if a covered insured becomes totally disabled,
as described in the rider, before age 60 and such disability lasts for at least
six months, the full premium for the base policy and the Four Year Term
Insurance Rider and the First-to- Die Rider will be waived while total
disability continues. Premiums for any Paid-Up Additions Rider benefit or for
the Supplemental Insurance Benefit will not be paid by this benefit. If the
totally disabled insured dies, the premium payments will resume. There is also a
limited waiver benefit for total disability occurring between ages 60 and 65.

PAID-UP ADDITIONAL INSURANCE BENEFIT
- ------------------------------------
Provides for the purchase of additional paid-up insurance payable at the death
of the second insured to die and which generates additional cash values. This
rider also provides the potential for greater premium flexibility and for
advancing the year when cash premium payments are no longer required under the
Accelerated Payment arrangement.

FOUR YEAR TERM RIDER (ESTATE PROTECTION RIDER)
- ----------------------------------------------
Application where the policy is to be transferred to a trust, or other third
party owner, shortly after issue. This rider is intended to offset the
possibility that the proceeds of the policy could be includible in the taxable
estate of the second insured to die if such a transfer were to occur within
years of death.

FIRST-TO-DIE RIDER
- ------------------
This rider provides level tern insurance on both insured lives with the death
benefit payable at the death of the first insured to die. The term of the
coverage can be either 10, 15, or 20 years, subject to issue age limitations.

SUPPLEMENTAL INSURANCE BENEFIT (SIB)
- ------------------------------------
This benefit allows the policyholder to buy a combination of term insurance and
paid-up additional insurance to supplement the fact amount of insurance. If this
benefit is to be used, it must be elected at the time of issue.

POLICY SPLIT OPTION
- -------------------
This option allows the policyholder to convert the Survivorship Whole Life base
policy and any Supplemental Insurance Benefit, any Paid-Up Additions Rider, and
any accumulated dividends into two separate single life policies, one on the
life of each of the insureds. This option is only available when the two
insureds are married to each other at the time the policy was issued and may
only be exercised in certain situations and is not available in all states.

METROPOLITAN LIFE INSURANCE COMPANY
One Madison Avenue, New York, NY 10010-3690
951211HI (exp 1296) MLIC-LD

<PAGE> 31

POLICY FACT SHEET

<TABLE>
<CAPTION>
INSURED #1 INSURED #2
<S> <C> <C>
NAME........................................
SEX......................................... MALE FEMALE
AGE LAST BIRTHDAY........................... 47
RATING CLASS................................ PREFERRED (47) PREFERRED (45)
SMOKING STATUS.............................. NONSMOKER NONSMOKER
SPECIAL RATING CLASS........................ NONE (0) NONE (0)
NONE (0) NONE (0)
</TABLE>

ISSUE STATE................................. OH

<TABLE>
<CAPTION>
<S> <C>
COVERAGES:
GUARANTEED BASIC FACT AMOUNT..................................................... $2,500,000
NON GUARANTEED SUPPLEMENTAL INSURANCE BENEFIT.................................... $ 0
FOUR YEAR TERM RIDER............................................................. $ 0
FIRST-TO-DIE RIDER............................................................... $ 0
DISABILITY WAIVER................................................................INSURED 1... NO
DISABILITY WAIVER................................................................INSURED 2... NO
NON GUARANTEED PAID-UP ADDITIONS RIDER........................................... NO
</TABLE>

<TABLE>
<CAPTION>
<S> <C> <C> <C>
INITIAL PREMIUMS:
BASIC POLICY PREMIUM....................................................... $ 28,475.00 15,341.25 2,557.50
DISABILITY WAIVER INSURED 1............................................. $ 0.00 0.00 0.00
DISABILITY WAIVER INSURED 2............................................. $ 0.00 0.00 0.00
NON GUARANTEED SUPPL INS BEN (0)........................................... $ 0.00 0.00 0.00
ADDITIONAL DUMP-IN (SIB)................................................ $ 0.00
PLANNED SIB BILLABLE PREMIUM............................................... $ 0.00 0.00 0.00
FOUR YEAR TERM RIDER....................................................... $ 0.00 0.00 0.00
FIRST-TO-DIE RIDER......................................................... $ 0.00 0.00 0.00
NON GUARANTEED PAID-UP RIDER............................................... $ 0.00
ADDITIONAL DUMP-IN (PUAR)............................................... $ 0.00
</TABLE>

<TABLE>
<CAPTION>
<S> <C>
7 PAY GUIDELINE PREMIUM........................................................ $ 58,750.00
UNDERWRITING AMOUNT FOR PUAR................................................... $ 0.00
PRF NSM PREMIUM FOR PUAR....................................................... $ 28,400.00
NON GUARANTEED INITIAL PUAR DEATH BENEFIT...................................... $ 0.00
NON GUARANTEED DEATH BENEFIT................................................... $ 2,500,000.00

INITIAL AMOUNT OF SIB PAID-UP ADDITIONS $ 0
INITIAL AMOUNT OF SIB ONE-YEAR TERM INS $ 0
</TABLE>

ACCOUNT REPRESENTATIVE:
THIS FORM MUST BE ATTACHED TO APPLICATION

<PAGE> 1
EXHIBIT 10.6

EMPLOYMENT AGREEMENT

BETWEEN

BOYKIN LODGING COMPANY

AND

RAYMOND P. HEITLAND
<PAGE> 2
EMPLOYMENT AGREEMENT
--------------------

THIS EMPLOYMENT AGREEMENT is entered into as of the ___ day of ___________,
1996, between Boykin Lodging Company, an Ohio corporation (the "Company"), and
Raymond P. Heitland (the "Executive").

W I T N E S S E T H:
-------------------

WHEREAS, the Company desires to employ the Executive, and the Executive
desires to be employed by the Company, on the terms and subject to the
conditions set forth herein;

NOW, THEREFORE, in consideration of the mutual promises herein contained,
the parties agree as follows:

1. EMPLOYMENT.

(a) The Company hereby employs the Executive as its Chief Financial
Officer and Treasurer and the Executive hereby accepts such employment, on the
terms and subject to the conditions hereinafter set forth.

(b) During the term of this Employment Agreement and any renewal hereof
(all references herein to the term of this Employment Agreement shall include
references to the period of renewal hereof, if any), the Executive shall be and
have the titles of Chief Financial Officer and Treasurer and shall devote such
business time and all reasonable efforts to his employment as the Executive
deems appropriate and perform diligently such duties as are customarily
performed by Chief Financial Officers of publicly-held real estate investment
trusts, together with such other duties as may be reasonably requested from
time to time by the Board of Directors of the Company (the "Board"), which
duties shall be consistent with his positions as set forth above and as
provided in Paragraph 2.

2. TERM AND POSITIONS.

(a) Subject to the provisions for renewal and termination hereinafter
provided, the term of this Employment Agreement shall begin on the date hereof
and shall continue until December 31, 1997. As of June 1, 1997, and the June 1
of each succeeding calendar year thereafter such term automatically shall be
extended for one (1) additional calendar year, beginning with the calendar year
commencing January 1, 1998, unless: (i) this Employment Agreement is terminated
as provided in Paragraph 4(a)(i) or 4(a)(ii) or (ii) either the Company or the
Executive shall give at least 180 days written notice of termination of this
Employment Agreement to the other (for example, unless such written notice of
termination is given on or prior to June 1, 1997, the term of this Employment
Agreement automatically will be extended, effective January 1, 1998, until
December 31, 1998.
<PAGE> 3
(b) The Executive shall be entitled to serve as the Chief Financial
Officer and Treasurer of the Company. Without limiting the generality of any
of the foregoing, except as hereafter expressly agreed in writing by the
Executive: (i) the Executive shall be required to report only to the Chief
Executive Officer and the Board as an entire body, and (ii) no other individual
shall be elected or appointed as Chief Financial Officer of the Company. For
service as an officer and employee of the Company, the Executive shall be
entitled to the full protection of applicable indemnification provisions of the
articles of incorporation and code of regulations of the Company, as the same
may be amended from time to time.

(i) the Company materially changes the Executive's duties and
responsibilities as set forth in Paragraph 1(b) or 2(b) without his consent
(including, without limitation, by violating any of the provisions of clause
(i) and (ii) of Paragraph 2 (b));

(ii) the Executive's place of employment or the principal executive
offices of the Company are moved to a location more than fifty (50) miles
from the geographical center of Cleveland, Ohio;

(iii) there occurs a material breach by the Company of any of its
obligations under this Employment Agreement (other than those specified in
this Section 2(c)), which breach has not been cured in all material respects
within ten (10) days after the Executive gives notice thereof to the Company;
or

(iv) there occurs a "change in control" (as hereinafter defined) of
the Company,

then the Executive shall have the right to terminate his employment with the
Company, but such termination shall not be considered a voluntary resignation
or termination of such employment or of this Employment Agreement by the
Executive but rather a discharge of the Executive by the Company without
"cause" (as defined in Paragraph 4(a)(ii)).

(d) The Executive shall be considered not to have consented to any
written proposal calling for a material change in his duties and
responsibilities unless he shall give written notice of his consent thereto to
the Board within fifteen (15) days after receipt of such written proposal. If
the Executive shall not have given such consent, the Company shall have the
opportunity to withdraw such proposed material change by written notice to the
Executive given within ten (10) days after the end of said fifteen (15) day
period.

3
<PAGE> 4
(e) The term "change in control" means the first to occur of the
following events:

(i) any person or group of commonly controlled persons owns or
controls, directly or indirectly, fifty percent (50%) or more of the voting
control or value of the equity interests in the Company following
consummation of the initial public offering of the Company's Common Shares,
without par value (the "IPO"); or

(ii) any person or group of commonly controlled persons who own less
than five percent (5%) of the voting control or value of the equity interests
in the Company during the first 30 days following the consummation of the IPO
acquire ownership or control, directly or indirectly, of more than twenty
percent (20%) of the voting control or value of the equity interests in the
Company;

(iii) the shareholders of the Company approve an agreement to merge
or consolidate with another corporation or other entity resulting (whether
separately or in connection with a series of transactions) in a change in
ownership of twenty percent (20%) or more of the voting control or value of
the equity interests in the Company, or an agreement to sell or otherwise
dispose of all or substantially all of the Company's assets (including,
without limitation, a plan of liquidation or dissolution), or otherwise
approve of a fundamental alteration in the nature of the Company's business.

Notwithstanding the foregoing provisions of this Paragraph 2, the ownership
of equity interests in the Company by Robert W. Boykin, John E. Boykin,
William J. Boykin and their respective affiliates shall not be considered to
result in a "change in control" of the Company.

3. COMPENSATION.

During the term of this Employment Agreement the Company shall pay or
provide, as the case may be, to the Executive the compensation and other
benefits and rights set forth in this Paragraph 3.

(a) The Company shall pay to the Executive a base salary payable in
accordance with the Company's usual pay practices (and in any event no less
frequently than monthly) at the rate of One Hundred Fifty Thousand Dollars
($150,000) per annum, to be increased (but not decreased) from time to time
(based upon the performance of the Company and the Executive) in

4
<PAGE> 5
a manner consistent with the compensation of Chief Financial Officers of
publicly-held real estate investment trusts.

(b) The Company shall pay to the Executive bonus compensation for each
calendar year of the Company, not later than sixty (60) days following the end
of each calendar year or the termination of his employment, as the case may be,
prorated on a per diem basis for partial calendar years, and determined and
calculated in a manner set forth on Exhibit A attached hereto.

(c) The Company shall provide to the Executive and his family all the
medical, dental, and all other group insurance benefits which the Company
provides generally to employees of the Company during active employment. In
the event of disability or death of the Executive, these benefits shall be
continued by the Company for life for the Executive and his spouse.

(d) The Company shall provide to the Executive a suitable new,
air-conditioned, full-sized automobile, or other automobile of equal or lesser
value of the Executive's choice, for the exclusive use of the Executive,
together with automobile theft, casualty, and liability insurance, and payment
or reimbursement of the Executive for all maintenance, repair and gasoline or,
in lieu of the foregoing automobile, an automobile allowance as exists from
time to time under Company policy, the dollar amount of which shall be
substantially commensurate with the cost for such automobile, together with
insurance costs, maintenance, repairs and gasoline for the Executive's personal
vehicle used in lieu thereof.

(e) The Executive shall participate in all retirement and other benefit
plans of the Company generally available from time to time to employees of the
Company and for which the Executive qualifies under their terms (and nothing in
this Agreement shall or shall be considered to in any way affect the
Executive's right and benefits thereunder except as expressly provided herein).

(f) The Executive shall be entitled to such periods of vacation and sick
leave allowance each year as are determined by the Executive in his reasonable
and good faith discretion, which in any event shall be not less than as
provided generally under the Company's vacation and sick leave policy for
executive officers.

5
<PAGE> 6
shall be on the terms and subject to the conditions specified in the governing
document of that plan.

(h) The Company shall reimburse the Executive or provide him with an
expense allowance during the term of this Employment Agreement for travel,
entertainment and other expenses reasonably and necessarily incurred by the
Executive in connection with the Company's business. The Executive shall
furnish such documentation with respect to reimbursement to be paid hereunder
as the Company shall reasonably request.

4. TERMINATION.

(a) The employment of the Executive under this Employment Agreement, and
the terms hereof, may be terminated by the Company:

(i) on the death or permanent disability (as defined below) of the
Executive;

(ii) for cause at any time by action of the Board. For purposes
hereof, the term "cause" shall mean:

(A) The Executive's fraud, commission of a felony or of an act or
series of acts which result in material injury to the business reputation
of the Company, commission of an act or series of repeated acts of
dishonesty which are materially inimical to the best interests of the
Company, or the Executive's willful and repeated failure to perform his
duties under this Employment Agreement, which failure has not been cured
within fifteen (15) days after the Company gives notice thereof to the
Executive; or

(B) The Executive's material breach of any material provision of
this Employment Agreement, which breach has not been cured in all
substantial respects within ten (10) days after the Company gives notice
thereof to the Executive; or

(iii) other than for cause at any time by actiion of the Board,
subject to the operation of Paragraph 4(d).

The exercise by the Company of its rights of termination under this Paragraph
4 shall be the Company's sole remedy in the event of the occurrence of the
event as a result of which such right to terminate arises. Upon any
termination of this Employment Agreement, the Executive shall be deemed to
have resigned from all offices and directorships held by the Executive in the
Company.

(b) For purposes of this Employment Agreement, the Executive's "permanent
disability" shall be deemed to have

6
<PAGE> 7
occurred after one hundred twenty (120) days in the aggregate during any
consecutive twelve (12) month period, or after ninety (90) consecutive days,
during which one hundred twenty (120) or ninety (90) days, as the case may be,
the Executive, by reason of his physical or mental disability or illness, shall
have been unable to discharge his duties under this Employment Agreement. The
date of permanent disability shall be such one hundred twentieth (120th) or
ninetieth (90th) day, as the case may be. In the event either the Company or
the Executive, after receipt of notice of the Executive's permanent disability
from the other, dispute that the Executive's permanent disability shall have
occurred, the Executive shall promptly submit to a physical examination by the
chief of medicine of any major accredited hospital in the Cleveland, Ohio, area
and, unless such physician shall issue his written statement to the effect that
in his opinion, based on his diagnosis, the Executive is capable of resuming
his employment and devoting his full time and energy to discharging his duties
within thirty (30) days after the date of such statement, such permanent
disability shall be deemed to have occurred.

(c) In the event of a termination claimed by the Company to be for
"cause" pursuant to Paragraph 4(a)(ii), the Executive shall have the right to
have the justification for said termination determined by arbitration in
Cleveland, Ohio. In order to exercise such right, the Executive shall serve on
the Company within thirty (30) days after termination a written request for
arbitration. The Company immediately shall request the appointment of an
arbitrator by the American Arbitration Association and thereafter the question
of "cause" shall be determined under the rules of the American Arbitration
Association, and the decision of the arbitrator shall be final and binding on
both parties. The parties shall use all reasonable efforts to facilitate and
expedite the arbitration and shall act to cause the arbitration to be completed
as promptly as possible. During the pendency of the arbitration, the Executive
shall continue to receive all compensation and benefits to which he is entitled
hereunder, and if at any time during the pendency of such arbitration the
Company fails to pay and provide all compensation and benefits to the Executive
in a timely manner, the Company shall be deemed to have automatically waived
whatever rights it then may have had to terminate the Executive's employment
for cause. Expenses of the arbitration shall be borne equally by the parties.

(d) In the event of termination for any of the reasons set forth in
subparagraph (a)(i) or (a)(ii) of this Paragraph 4, except as otherwise provided
in Paragraph 3(e), the Executive shall be entitled to no further compensation or
other benefits under this Employment Agreement, except as to that portion of any
unpaid salary and other benefits accrued and earned by him hereunder up to and
including the effective date of such termination. If the Company terminates the
Executive's employment other than pursuant

7
<PAGE> 8
to subparagraph 4(a)(i) 4(a)(ii) or the Executive terminates his employment
pursuant to subparagraph 2(c), all of the compensation and benefits payable to
the Executive pursuant to this Employment Agreement shall be paid to the
Executive for the remainder of the term of this Employment Agreement (as that
term is defined in subparagraph 2(a)).

5. COVENANTS AND CONFIDENTIAL INFORMATION.

(a) The Executive acknowledges the Company's reliance and expectation of
the Executive's continued commitment to performance of his duties and
responsibilities during the term of this Employment Agreement. In light of
such reliance and expectation on the part of the Company, during the term of
this Employment Agreement and for a period of two (2) years thereafter (and, as
to clause (ii) of this subparagraph (a), at any time during and after the term
of this Employment Agreement), the Executive shall not, directly or indirectly,
do or suffer either of the following:

(i) Own, manage, control or participate in the ownership, management,
or control of, or be employed or engaged by or otherwise affiliated or
associated as a consultant, independent contractor or otherwise with, any
other corporation, partnership, proprietorship, limited liability company,
firm, association or other business entity engaged in the business of, or
otherwise engage in the business of, acquiring, owning or developing hotel
properties; except that the Executive may (A) own not more than one percent
(1%) of any class of publicly traded securities of any entity, and own
interests in the Company and in Boykin Hotel Properties, L.P. (the
"Partnership"), subject only to any restriction imposed by any agreement or
instrument other than this Agreement, and (B) have such an interest in, or
participation, employment, engagement, affiliation, association or
relationship with, any entity that manages hotel properties, so long as that
entity is not engaged in the business of acquiring, owning or developing
hotel properties; or

8
<PAGE> 9
information and the Company's exclusive property; provided, however, that the
foregoing restrictions shall not apply to the extent that such information:
(A) is clearly obtainable in the public domain, (B) becomes obtainable in the
public domain, except by reason of the breach by the Executive of the terms
hereof, (C) was not acquired by the Executive in connection with his
employment or affiliation with the Company, (D) was not acquired by the
Executive from the Company or its representatives, or (E) is required to be
disclosed by rule of law or by order of a court or governmental body or
agency.

(b) The Executive agrees and understands that the remedy at law for any
breach by him of this Paragraph 5 will be inadequate and that the damages
flowing from such breach are not readily susceptible to being measured in
monetary terms. Accordingly, it is acknowledged that, upon adequate proof of
the Executive's violation of any legally enforceable provision of this
Paragraph 5, the Company shall be entitled to immediate injunctive relief and
may obtain a temporary order restraining any threatened or further breach.
Nothing in this Paragraph 5 shall be deemed to limit the Company's remedies at
law or in equity for any breach by the Executive of any of the provisions of
this Paragraph 5 which may be pursued or availed of by the Company.

(c) The Executive has carefully considered the nature and extent of the
restrictions upon him and the rights and remedies conferred upon the Company
under this Paragraph 5, and hereby acknowledges and agrees that the same are
reasonable in time and territory, are designed to eliminate competition which
otherwise would be unfair to the Company, do not stifle the inherent skill and
experience of the Executive, would not operate as a bar to the Executive's sole
means of support, are fully required to protect the legitimate interests of the
Company and do not confer a benefit upon the Company disproportionate to the
detriment to the Executive.

9
<PAGE> 10
payment that the Executive may receive in connection therewith. The
determination of the amount of any such tax or assessment and the incremental
payment required hereby in connection therewith shall be made by the accounting
firm employed by the Executive within thirty (30) calendar days after such
payment and said incremental payment shall be made within five (5) calendar
days after determination has been made. If, after the date upon which the
payment required by this Paragraph 6 has been made, it is determined (pursuant
to final regulations or published rulings of the Internal Revenue Service,
final judgment of a court of competent jurisdiction, Internal Revenue Service
audit assessment, or otherwise) that the amount of excise or other similar
taxes or assessments payable by the Executive is greater than the amount
initially so determined, then the Company shall pay the Executive an amount
equal to the sum of: (i) such additional excise or other taxes, PLUS (ii) any
interest, fines and penalties resulting from such underpayment, PLUS (iii) an
amount necessary to reimburse the Executive for any income, excise or other tax
assessment payable by the Executive with respect to the amounts specified in
(i) and (ii) above, and the reimbursement provided by this clause (iii), in the
manner described above in this Paragraph 6. Payment thereof shall be made
within five (5) calendar days after the date upon which such subsequent
determination is made.

7. REPRESENTATIONS AND WARRANTIES OF THE COMPANY.

(a) The Company is a corporation duly organized, validly existing and in
good standing under the laws of the State of Ohio, and has all requisite
corporate power and authority to enter into, execute and deliver this
Employment Agreement, fulfill its obligations hereunder and consummate the
transactions contemplated hereby.

(b) The execution and delivery of, performance of obligations under, and
consummation of the transactions contemplated by, this Employment Agreement
have been duly authorized and approved by all requisite corporate action by or
in respect of the Company, and this Employment Agreement constitutes the
legally valid and binding obligation of the Company, enforceable by the
Executive in accordance with its terms.

(c) No provision of the Company's governing documents or any agreement to
which it is a party or by which it is bound or of any material law or
regulation of the kind usually applicable and binding upon the Company
prohibits or limits its ability to enter into, execute and deliver this
Employment Agreement, fulfill its respective obligations hereunder and
consummate the transactions contemplated hereby.

10
<PAGE> 11
8. MISCELLANEOUS.

(d) Any controversy or claim arising out of or relating to this
Employment Agreement, or the breach thereof, shall be settled by arbitration in
accordance with the Rules of the American Arbitration Association then
pertaining in the City of Cleveland, Ohio, and judgment upon the award rendered
by the arbitrator or arbitrators may be entered in any court having
jurisdiction thereof. The arbitrator or arbitrators shall be deemed to possess
the powers to issue mandatory orders and restraining orders in connection with
such arbitration; provided, however, that nothing in this Paragraph 8(d) shall
be construed so as to deny the Company the right and power to seek and obtain
injunctive relief in a court of equity for any breach or threatened breach by
the Executive of any of his covenants contained in Paragraph 5 hereof.

(e) Any notice to be given under this Employment Agreement shall be
personally delivered in writing or shall have been deemed duly given when
received after it is posted in the United States mail, postage prepaid,
registered or certified, return receipt requested, and if mailed to the
Company, shall be addressed to its principal place of business, attention:
General Counsel, and if mailed to the Executive, shall be addressed to him at
his home address last known on the records of the Company, or at such other
address or addresses as either the Company or the Executive may hereafter
designate in writing to the other.

(f) The failure of either party to enforce any provision or provisions of
this Employment Agreement shall not in any way be construed as a waiver of any
such provision or

11
<PAGE> 12
provisions as to any future violations thereof, or prevent that party
thereafter from enforcing each and every other provision of this Employment
Agreement. The rights granted the parties herein are cumulative and the waiver
of any single remedy shall not constitute a waiver of such party's right to
assert all other legal remedies available to it under the circumstances.

(g) This Employment Agreement supersedes all prior agreements and
understandings between the parties and may not be modified or terminated
orally. No modification, termination or attempted waiver shall be valid unless
in writing and signed by the party against whom the same is sought to be
enforced.

(h) This Employment Agreement shall be governed by and construed
according to the laws of the State of Ohio.

(i) Where necessary or appropriate to the meaning hereof, the singular
and plural shall be deemed to include each other, and the masculine, feminine
and neuter shall be deemed to include each other.

BOYKIN LODGING COMPANY

By:___________________________
Title:________________________

And By:_______________________
Title:________________________

______________________________
RAYMOND P. HEITLAND

12
<PAGE> 13
Exhibit A
---------

Bonus Calculation
-----------------

The amount of the bonus to be paid by the Company to the Executive under
Paragraph 3(b) of the Employment Agreement shall be based on the increase in the
"funds from operations per share" of the Company from year to year. The bonus
for the first year under this Agreement shall be based on the increase in the
"funds from operations per share" of the Company from the Company's year ended
immediately before the effective date of the Employment Agreement to the year of
the Company in which the Employment Agreement becomes effective. Each year
thereafter, the "funds from operations per share" at the end of the current year
shall be compared to the "funds from operations per share" for the immediately
preceding year. The amount of the "funds from operations per share" shall be
appropriately adjusted in connection with share dividends, share splits and
other changes in the Company's capitalization and shall be determined each year
by the Company's Compensation Committee in conjunction with such accountants or
other experts as may be appropriate. The amount of the bonus each year shall be
calculated as follows:

<TABLE>
<CAPTION>
Growth in "Funds from Operations per share" Amount of Bonus
<S> <C>
zero to less than 5% 5%
5% to less than 10% 10%
10% to less than 15% 20%
15% to less than 20% 30%
20% or higher 45%
</TABLE>

<PAGE> 1
EXHIBIT 10.7

EMPLOYMENT AGREEMENT

BETWEEN

BOYKIN LODGING COMPANY

AND

MARK L. BISHOP

<PAGE> 2

EMPLOYMENT AGREEMENT

THIS EMPLOYMENT AGREEMENT is entered into as of the ___ day of
___________, 1996, between Boykin Lodging Company, an Ohio corporation (the
"Company"), and Mark L. Bishop (the "Executive").

W I T N E S S E T H:

WHEREAS, the Company desires to employ the Executive, and the
Executive desires to be employed by the Company, on the terms and subject to the
conditions set forth herein;

NOW, THEREFORE, in consideration of the mutual promises herein
contained, the parties agree as follows:

1. EMPLOYMENT.

(a) The Company hereby employs the Executive as its
Senior Vice President - Development and Acquisitions and the Executive hereby
accepts such employment, on the terms and subject to the conditions hereinafter
set forth.

(b) During the term of this Employment Agreement and
any renewal hereof (all references herein to the term of this Employment
Agreement shall include references to the period of renewal hereof, if any), the
Executive shall be and have the title of Senior Vice President - Acquisitions
and Development and shall devote such business time and all reasonable efforts
to his employment as the Executive deems appropriate and perform diligently such
duties as are customarily performed by officers holding similar positions in
publicly-held real estate investment trusts, together with such other duties as
may be reasonably requested from time to time by the Board of Directors of the
Company (the "Board"), which duties shall be consistent with his positions as
set forth above and as provided in Paragraph 2.

2. TERM AND POSITIONS.

<PAGE> 3

(b) The Executive shall be entitled to serve as the
senior acquisitions officer of the Company. Without limiting the generality of
any of the foregoing, except as hereafter expressly agreed in writing by the
Executive: (i) the Executive shall be required to report only to the Chief
Executive Officer and the Board as an entire body, and (ii) no other individual
shall be elected or appointed as a more senior acquisitions officer of the
Company. For service as an officer and employee of the Company, the Executive
shall be entitled to the full protection of applicable indemnification
provisions of the articles of incorporation and code of regulations of the
Company, as the same may be amended from time to time.

(ii) the Executive's place of employment or the
principal executive offices of the Company are moved to a
location more than fifty (50) miles from the geographical
center of Cleveland, Ohio;

(iii) there occurs a material breach by the
Company of any of its obligations under this Employment
Agreement (other than those specified in this Section 2(c)),
which breach has not been cured in all material respects
within ten (10) days after the Executive gives notice thereof
to the Company;

(iv) there occurs a "change in control" (as
hereinafter defined) of the Company,

2
<PAGE> 4

(e) The term "change in control" means the first
to occur of the following events:

Notwithstanding the foregoing provisions of this Paragraph
2, the ownership of equity interests in the Company by Robert W. Boykin, John E.
Boykin, William J. Boykin and their respective affiliates shall not be
considered to result in a "change in control" of the Company.

3. COMPENSATION.

During the term of this Employment Agreement the
Company shall pay or provide, as the case may be, to the Executive the
compensation and other benefits and rights set forth in this Paragraph 3.

(a) The Company shall pay to the Executive a base
salary payable in accordance with the Company's usual pay practices (and in any
event no less frequently than monthly) at the rate of One Hundred Forty Thousand
Dollars ($140,000) per annum, to be increased (but not decreased) from time to
time (based upon the performance of the Company and the Executive) in

<PAGE> 5

a manner consistent with the compensation of Financial Officers of
publicly-held real estate investment trusts.

(b) The Company shall pay to the Executive bonus
compensation for each calendar year of the Company, not later than sixty (60)
days following the end of each calendar year or the termination of his
employment, as the case may be, prorated on a per diem basis for partial
calendar years, and determined and calculated in a manner set forth on Exhibit A
attached hereto.

(c) The Company shall provide to the Executive and
his family all the medical, dental, and all other group insurance benefits which
the Company provides generally to employees of the Company during active
employment. In the event of disability or death of the Executive, these benefits
shall be continued by the Company for life for the Executive and his spouse.

(d) The Company shall provide to the Executive a
suitable new, air-conditioned, full-sized automobile, or other automobile of
equal or lesser value of the Executive's choice, for the exclusive use of the
Executive, together with automobile theft, casualty, and liability insurance,
and payment or reimbursement of the Executive for all maintenance, repair and
gasoline or, in lieu of the foregoing automobile, an automobile allowance as
exists from time to time under Company policy, the dollar amount of which shall
be substantially commensurate with the cost for such automobile, together with
insurance costs, maintenance, repairs and gasoline for the Executive's personal
vehicle used in lieu thereof.

(e) The Executive shall participate in all
retirement and other benefit plans of the Company generally available from time
to time to employees of the Company and for which the Executive qualifies under
their terms (and nothing in this Agreement shall or shall be considered to in
any way affect the Executive's rights and benefits thereunder except as
expressly provided herein).

(f) The Executive shall be entitled to such periods
of vacation and sick leave allowance each year as are determined by the
Executive in his reasonable and good faith discretion, which in any event shall
be not less than as provided generally under the Company's vacation and sick
leave policy for executive officers.

(g) The Executive shall be entitled to participate
in any option or other employee benefit compensation plan that is generally
available to senior executive officers, as distinguished from general
management, of the Company. The Executive's participation in and benefits under
any such plan

4
<PAGE> 6

shall be on the terms and subject to the conditions specified in the governing
document of that plan.

(h) The Company shall reimburse the Executive or
provide him with an expense allowance during the term of this Employment
Agreement for travel, entertainment and other expenses reasonably and
necessarily incurred by the Executive in connection with the Company's business.
The Executive shall furnish such documentation with respect to reimbursement to
be paid hereunder as the Company shall reasonably request.

4. TERMINATION.

(a) The employment of the Executive under this
Employment Agreement, and the terms hereof, may be terminated by the Company:

(i) on the death or permanent disability (as defined below)
of the Executive;

(ii) for cause at any time by action of the Board. For
purposes hereof, the term "cause" shall mean:

(iii) other than for cause at any time by action of the
Board, subject to the operation of Paragraph 4(c).

The exercise by the Company of its rights of termination under
this Paragraph 4 shall be the Company's sole remedy in the event
of the occurrence of the event as a result of which such right to
terminate arises. Upon any termination of this Employment
Agreement, the Executive shall be deemed to have resigned from
all offices and any directorships held by the Executive in the
Company.

(b) For purposes of this Employment Agreement, the
Executive's "permanent disability" shall be deemed to have

5
<PAGE> 7

occurred after one hundred twenty (120) days in the aggregate during any
consecutive twelve (12) month period, or after ninety (90) consecutive days,
during which one hundred and twenty (120) or ninety (90) days, as the case
may be, the Executive, by reason of his physical or mental disability or
illness, shall have been unable to discharge his duties under this Employment
Agreement. The date of permanent disability shall be such one hundred twentieth
(120th) or ninetieth (90th) day, as the case may be. In the event either the
Company or the Executive, after receipt of notice of the Executive's permanent
disability from the other, dispute that the Executive's permanent disability
shall have occurred, the Executive shall promptly submit to a physical
examination by the chief of medicine of any major accredited hospital in
the Cleveland, Ohio, area and, unless such physician shall issue his written
statement to the effect that in his opinion, based on his diagnosis, the
Executive is capable of resuming his employment and devoting his full time and
energy to discharging his duties within thirty (30) days after the date of such
statement, such permanent disability shall be deemed to have occurred.

(c) In the event of termination for any of the
reasons set forth in subparagraph (a)(i) or (a)(ii) of this Paragraph 4, except
as otherwise provided in Paragraph 3(e), the Executive shall be entitled to no
further compensation or other benefits under this Employment Agreement, except
as to that portion of any unpaid salary and other benefits accrued and earned by
him hereunder up to and including the effective date of such termination. If the
Company terminates the Executive's employment other than pursuant to
subparagraph 4(a)(i) or 4(a)(ii) or the Executive terminates his employment
pursuant to subparagraph 2(c), all of the compensation and benefits payable to
the Executive pursuant to this Employment Agreement shall be paid to the
Executive for the remainder of the term of this Employment Agreement (as that
term is defined in subparagraph 2(a)).

5. COVENANTS AND CONFIDENTIAL INFORMATION.

(a) The Executive acknowledges the Company's
reliance and expectation of the Executive's continued commitment to performance
of his duties and responsibilities during the term of this Employment Agreement.
In light of such reliance and expectation on the part of the Company, during the
term of this Employment Agreement, and for a period of 180 days thereafter if
the Company terminates this Employment Agreement under subparagraph 4(a) (ii) or
the Executive terminates this Employment Agreement other than under subparagraph
2(c) and with less than 180 days notice (and, as to clause (ii) of this
subparagraph (a), at any time during and after the term of this Employment
Agreement), the Executive shall not, directly or indirectly, do or suffer either
of the following:

6
<PAGE> 8

(i) Own, manage, control or participate in the ownership,
management, or control of, or be employed or engaged by or
otherwise affiliated or associated as a consultant, independent
contractor or otherwise with, any other corporation, partnership,
proprietorship, limited liability company, firm, association or
other business entity engaged in the business of, or otherwise
engage in the business of, acquiring, owning or developing hotel
properties, except that the Executive may (A) own not more than
one percent (1%) of any class of publicly traded securities of
any entity, and own interests in the Company and in Boykin Hotel
Properties, L.P. (the "Partnership"), subject only to any
restriction imposed by any agreement or instrument other than
this Agreement, (B) have such an interest in, or participation,
employment, engagement, affiliation, association or relationship
with, any entity that manages hotel properties, so long as that
entity is not engaged in the business of acquiring, owning or
developing hotel properties, (C) after the term of this
Employment Agreement, develop, own or manage any hotel property
so long as that property does not compete with any hotel property
owned by or leased to the Company or the Partnership, and (D)
after the term of this Employment Agreement, conduct business as
a broker of hotel properties; or

(ii) Disclose, divulge, discuss, copy or otherwise use or
suffer to be used in any manner, in competition with, or contrary
to the interests of, the Company, any confidential information
relating to the Company's operations, properties or otherwise to
its particular business or other trade secrets of the Company, it
being acknowledged by the Executive that all such information
regarding the business of the Company compiled or obtained by, or
furnished to, the Executive while the Executive shall have been
employed by or associated with the Company is confidential
information and the Company's exclusive property; provided,
however, that the foregoing restrictions shall not apply to the
extent that such information: (A) is clearly obtainable in the
public domain, (B) becomes obtainable in the public domain,
except by reason of the breach by the Executive of the terms
hereof, (C) was not acquired by the Executive in connection with
his employment or affiliation with the Company, (D) was not
acquired by the Executive from the Company or its
representatives, or (E) is required to be disclosed by rule of
law or by order of a court or governmental body or agency.

(b) The Executive agrees and understands that the
remedy at law for any breach by him of this Paragraph 5 will be

7
<PAGE> 9

inadequate and that the damages flowing from such breach are not readily
susceptible to being measured in monetary terms. Accordingly, it is acknowledged
that, upon adequate proof of the Executive's violation of any legally
enforceable provision of this Paragraph 5, the Company shall be entitled to
immediate injunctive relief and may obtain a temporary order restraining any
threatened or further breach. Nothing in this Paragraph 5 shall be deemed to
limit the Company's remedies at law or in equity for any breach by the Executive
of any of the provisions of this Paragraph 5 which may be pursued or availed of
by the Company.

(c) The Executive has carefully considered the
nature and extent of the restrictions upon him and the rights and remedies
conferred upon the Company under this Paragraph 5, and hereby acknowledges and
agrees that the same are reasonable in time and territory, are designed to
eliminate competition which otherwise would be unfair to the Company, do not
stifle the inherent skill and experience of the Executive, would not operate as
a bar to the Executive's sole means of support, are fully required to protect
the legitimate interests of the Company and do not confer a benefit upon the
Company disproportionate to the detriment to the Executive.

6. TAX ADJUSTMENT PAYMENTS. If all or any portion of the
amounts payable to the Executive under this Employment Agreement (together with
all other payments of cash or property, whether pursuant to this Employment
Agreement or otherwise, including, without limitation, the issuance of common
stock of the Company, or the granting, exercise or termination of options
therefor) constitutes "excess parachute payments" within the meaning of Section
280G of the Code that are subject to the excise tax imposed by Section 4999 of
the Code (or any similar tax or assessment), the amounts payable hereunder
shall be increased to the extent necessary to place the Executive in the same
after-tax position as he would have been in had no such tax assessment been
imposed on any such payment paid or payable to the Executive under this
Employment Agreement or any other payment that the Executive may receive in
connection therewith. The determination of the amount of any such tax or
assessment and the incremental payment required hereby in connection therewith
shall be made by the accounting firm employed by the Executive within thirty
(30) calendar days after such payment and said incremental payment shall be
made within five (5) calendar days after determination has been made. If, after
the date upon which the payment required by this Paragraph 6 has been made, it
is determined (pursuant to final regulations or published rulings of the
Internal Revenue Service, final judgment of a court of competent jurisdiction,
Internal Revenue Service audit assessment, or otherwise) that the amount of
excise or other similar taxes or assessments payable by the Executive is
greater than the amount initially so determined, then the Company shall pay the
Executive an amount equal to the sum of: (i) such

<PAGE> 10

additional excise or other taxes, PLUS (ii) any interest, fines and penalties
resulting from such underpayment, PLUS (iii) an amount necessary to reimburse
the Executive for any income, excise or other tax assessment payable by the
Executive with respect to the amounts specified in (i) and (ii) above, and the
reimbursement provided by this clause (iii), in the manner described above in
this Paragraph 6. Payment thereof shall be made within five (5) calendar days
after the date upon which such subsequent determination is made.

7. REPRESENTATIONS AND WARRANTIES OF THE COMPANY.

(a) The Company is a corporation duly organized,
validly existing and in good standing under the laws of the State of Ohio, and
has all requisite corporate power and authority to enter into, execute and
deliver this Employment Agreement, fulfill its obligations hereunder and
consummate the transactions contemplated hereby.

(b) The execution and delivery of, performance of
obligations under, and consummation of the transactions contemplated by, this
Employment Agreement have been duly authorized and approved by all requisite
corporate action by or in respect of the Company, and this Employment Agreement
constitutes the legally valid and binding obligation of the Company, enforceable
by the Executive in accordance with its terms.

(c) No provision of the Company's governing
documents or any agreement to which it is a party or by which it is bound or of
any material law or regulation of the kind usually applicable and binding upon
the Company prohibits or limits its ability to enter into, execute and deliver
this Employment Agreement, fulfill its respective obligations hereunder and
consummate the transactions contemplated hereby.

8. MISCELLANEOUS.

(a) The Executive represents and warrants that he is
not a party to any agreement, contract or understanding, whether employment or
otherwise, which would restrict or prohibit him from undertaking or performing
employment in accordance with the terms and conditions of this Employment
Agreement.

(b) The provisions of this Employment Agreement are
severable and if any one or more provisions may be determined to be illegal or
otherwise unenforceable, in whole or in part, the remaining provisions and any
partially unenforceable provision, to the extent enforceable in any
jurisdiction, nevertheless shall be binding and enforceable.

(c) The rights and obligations of the Company under
this Employment Agreement shall inure to the benefit of, and shall be binding
on, the Company and its successors and

<PAGE> 11

assigns, and the rights and obligations (other than obligations to perform
services) of the Executive under this Employment Agreement shall inure to the
benefit of, and shall be binding upon, the Executive and his heirs, personal
representatives and assigns.

(d) Any controversy or claim arising out of or
relating to this Employment Agreement, or the breach thereof, shall be settled
by arbitration in accordance with the Rules of the American Arbitration
Association then pertaining in the City of Cleveland, Ohio, and judgment upon
the award rendered by the arbitrator or arbitrators may be entered in any court
having jurisdiction thereof. The arbitrator or arbitrators shall be deemed to
possess the powers to issue mandatory orders and restraining orders in
connection with such arbitration; provided, however, that nothing in this
Paragraph 8(d) shall be construed so as to deny the Company the right and power
to seek and obtain injunctive relief in a court of equity for any breach or
threatened breach by the Executive of any of his covenants contained in
Paragraph 5 hereof.

(e) Any notice to be given under this Employment
Agreement shall be personally delivered in writing or shall have been deemed
duly given when received after it is posted in the United States mail, postage
prepaid, registered or certified, return receipt requested, and if mailed to the
Company, shall be addressed to its principal place of business, attention:
General Counsel, and if mailed to the Executive, shall be addressed to him at
his home address last known on the records of the Company, or at such other
address or addresses as either the Company or the Executive may hereafter
designate in writing to the other.

(f) The failure of either party to enforce any
provision or provisions of this Employment Agreement shall not in any way be
construed as a waiver of any such provision or provisions as to any future
violations thereof, or prevent that party thereafter from enforcing each and
every other provision of this Employment Agreement. The rights granted the
parties herein are cumulative and the waiver of any single remedy shall not
constitute a waiver of such party's right to assert all other legal remedies
available to it under the circumstances.

(g) This Employment Agreement supersedes all prior
agreements and understandings between the parties and may not be modified or
terminated orally. No modification, termination or attempted waiver shall be
valid unless in writing and signed by the party against whom the same is sought
to be enforced.

(h) This Employment Agreement shall be governed by
and construed according to the laws of the State of Ohio.

<PAGE> 12

(i) Where necessary or appropriate to the meaning
hereof, the singular and plural shall be deemed to include each other, and the
masculine, feminine and neuter shall be deemed to include each other.

BOYKIN LODGING COMPANY

By:___________________________
Title:________________________

And By:_______________________
Title:________________________

------------------------------
MARK L. BISHOP

<PAGE> 13

Exhibit A

BONUS CALCULATION

The amount of the bonus to be paid by the Company to the Executive
under Paragraph 3(b) of the Employment Agreement shall be based on the increase
in the "funds from operations per share" of the Company from year to year. The
bonus for the first year under this Agreement shall be based on the increase in
the "funds from operations per share" of the Company from the Company's year
ended immediately before the effective date of the Employment Agreement to the
year of the Company in which the Employment Agreement becomes effective. Each
year thereafter, the "funds from operations per share" at the end of the current
year shall be compared to the "funds from operations per share" for the
immediately preceding year. The amount of the "funds from operations per share"
shall be appropriately adjusted in connection with share dividends, share splits
and other changes in the Company's capitalization and shall be determined each
year by the Company's Compensation Committee in conjunction with such
accountants or other experts as may be appropriate. The amount of the bonus each
year shall be calculated as follows:

Growth in
"Funds From Operations per share" Amount of Bonus
- ------------------------ -------------------------

Zero to less than 5% 5%
5% to less than 10% 10%
10% to less than 15% 20%
15% to less than 20% 30%
20% or higher 45%

<PAGE> 1
EXHIBIT 10.8

PERCENTAGE LEASES SCHEDULE
--------------------------

1. Melbourne Quality Suites: Percentage lease Agreement, dated as of
July 25, 1996, between Boykin Hotel Properties, L.P., as lessor, and
Boykin Management Company Limited Liability Company, as lessee.

2. Radisson Inn Sanibel Gateway: Percentage Lease Agreement, dated as of
July 25, 1996, between Boykin Hotel Properties, L.P., as lessor, and
Boykin Management Company Limited Liability Company, as lessee.

3. Lake Norman Holiday Inn: Percentage Lease Agreement, dated as of July
31, 1996 between Boykin Hotel Properties, L.P., as lessor, and Boykin
Management Company Limited Liability Company, as lessee.

4. Lake Norman Hampton Inn: Percentage Lease Agreement, dated as of July
25, 1996, between Boykin Hotel Properties, L.P., as lessor, and Boykin
Management Company Limited Liability Company, as lessee.

5. Cleveland Airport Marriott: Percentage lease Agreement, dated as of
July 31, 1996, between Boykin Hotel Properties, L.P., as lessor, and
Boykin Management Company Limited Liability Company, as lessee.

6. Columbus North Marriott: Percentage Lease Agreement, dated as of July
31, 1996, between Boykin Hotel Properties, L.P., as lessor, and Boykin
Management Company Limited Liability Company, as lessee.

7. Beachwood Marriott: Percentage Lease Agreement, dated as of July 31,
1996, between Boykin Hotel Properties, L.P., as lessor, and Boykin
Management Company Limited Liability Company, as lessee.

8. Buffalo Marriott: Percentage Lease Agreement dated as of July 25, 1996
between Boykin Hotel Properties, L.P., as lessor, and Boykin Management
Company Limited Liability Company, as lessee.

9. Berkeley Marriott: Percentage Lease Agreement dated as of August 14,
1996 between Boykin Hotel Properties, L.P., as lessor, and Boykin
Management Company Limited Liability Company, as lessee.

- ------------------------

Also see Schedule of Percentage Leases on page 57 of the S-11.

FORM

PERCENTAGE LEASE AGREEMENT

DATED AS OF _______________, 1996

BETWEEN

BOYKIN HOTEL PROPERTIES, L.P.

AS LESSOR

AND BOYKIN MANAGEMENT COMPANY LIMITED LIABILITY COMPANY

AS LESSEE

<PAGE> 2

TABLE OF CONTENTS

Page
PERCENTAGE LEASE AGREEMENT........................................... 1

ARTICLE I............................................................ 1
1.1 Leased Property.................................... 1
1.2 Term............................................... 2

ARTICLE II........................................................... 2

ARTICLE III..........................................................13
3.1 Rent...............................................13
3.2 Payment of Percentage Rent.........................15
3.3 Confirmation of Percentage Rent....................16
3.4 Additional Charges.................................17
3.5 Conversion of Property.............................18
3.6 Annual Revenue Projections.........................18
3.7 Annual Capital Expenditures Budget.................18
3.8 Capital Expenditure Fund...........................19
3.9 Application of Capital Expenditure Fund............19

ARTICLE IV...........................................................22
4.1 Payment of Taxes and Impositions...................22
4.2 Utility Charges....................................23
4.3 Insurance Premiums.................................23

ARTICLE V............................................................24
No Termination, Abatement, Etc..............................24

ARTICLE VI...........................................................24
6.1 Ownership of the Leased Property...................24
6.2 Lessee's Personal Property.........................24
6.3 Lessor's Lien......................................25

ARTICLE VII..........................................................25
7.1 Condition of the Leased Property...................25
7.2 Use of the Leased Property.........................26
7.3 Lessor to Grant Easements, Etc.....................28
7.4 Compliance with Ground Lease.......................28

ARTICLE VIII.........................................................29
8.1 Compliance with Legal, Insurance Requirements,
Lessor's Insurance and Tax Obligations.............29
8.2 Legal Requirements Covenants.......................29
8.3 Environmental Covenants............................30

ARTICLE IX...........................................................32
9.1 Maintenance and Repair.............................32
9.2 Encroachments, Restrictions, Etc...................33

ARTICLE X............................................................34
10.1 Alterations...........................................34
10.2 Salvage...............................................34
10.3 Joint Use Agreements..................................34

ARTICLE XI...........................................................35
Liens ...................................................35

-i-

<PAGE> 3

Page
----

ARTICLE XII............................................................ 35
Permitted Contests............................................ 35

ARTICLE XIII........................................................... 36
13.1 General Insurance Requirements.......................... 36
13.2 Full Replacement Cost................................... 38
13.3 Waiver of Subrogation................................... 38
13.4 Waiver of Coinsurance................................... 38
13.5 Form Satisfactory, Etc.................................. 39
13.6 Increase in Limits...................................... 39
13.7 Blanket Policy.......................................... 39
13.8 No Separate Insurance................................... 39
13.9 Reports of Insurance Claims............................. 40
13.10 Failure to Obtain Insurance............................ 40

ARTICLE XIV............................................................ 40
14.1 Insurance Proceeds...................................... 40
14.2 Reconstruction in the Event of Damage or
Destruction Covered by Insurance........................ 41
14.3 Reconstruction in the Event of Damage or
Destruction Not Covered by Insurance.................... 42
14.4 Lessee's Personal Property.............................. 42
14.5 Abatement of Rent....................................... 42
14.6 Damage Near End of Term................................. 42
14.7 Waiver.................................................. 42

ARTICLE XV............................................................. 42
15.1 Parties' Rights and Obligations......................... 42
15.2 Total Taking............................................ 43
15.3 Allocation of Award..................................... 43
15.4 Partial Taking.......................................... 43
15.5 Temporary Taking........................................ 44

ARTICLE XVI............................................................ 44
16.1 Events of Default....................................... 44
16.2 Remedies................................................ 46
16.3 Waiver.................................................. 49
16.4 Application of Funds.................................... 50
16.5 Surrender............................................... 50
16.6 Waiver.................................................. 50

ARTICLE XVII........................................................... 50

ARTICLE XVIII.......................................................... 51

ARTICLE XIX............................................................ 51
19.1 REIT Compliance......................................... 51
19.2 Sublease Lessee Limitation.............................. 52
19.3 Lessee Ownership Limitation............................. 52
19.4 Lessee Officer and Employee Limitation.................. 52
19.5 Payments to Affiliates of Lessee........................ 52

-ii-

<PAGE> 4

Page
----

19.6 Third-Party Management Activities..................... 53

ARTICLE XX............................................................... 53
Holding Over.................................................... 53

ARTICLE XXI.............................................................. 53
Risk of Loss.................................................... 53

ARTICLE XXII............................................................. 53
Indemnification................................................. 54

ARTICLE XXIII............................................................ 55
23.1 Subletting and Assignment................................. 55
23.2 Attornment................................................ 55
23.3 Management Agreement...................................... 55

ARTICLE XXIV............................................................. 56
24.1 Officers' Certificates; Financial Statements;
Lessor's Estoppel Certificates and Covenants........... 56
24.2 Lessee's Financial Covenants.............................. 57

ARTICLE XXV.............................................................. 57
Books and Records; Lessor's Right to Inspect.................... 57

ARTICLE XXVI............................................................. 58
No Waiver....................................................... 58

ARTICLE XXVII............................................................ 58
Remedies Cumulative............................................. 58

ARTICLE XXVIII........................................................... 58
Acceptance of Surrender......................................... 58

ARTICLE XXIX............................................................. 58
No Merger of Title.............................................. 58

ARTICLE XXX.............................................................. 58
Conveyance by Lessor............................................ 59

ARTICLE XXXI............................................................. 59
Quiet Enjoyment................................................. 59

ARTICLE XXXII............................................................ 59
Notices ....................................................... 59

ARTICLE XXXIII........................................................... 60
33.1 Lessor May Grant Liens, Subordination..................... 60
33.2 Lessee's Right to Cure.................................... 62
33.3 Breach by Lessor.......................................... 62
33.4 Lessee's Cooperation...................................... 62

-iii-

<PAGE> 5

Page
----

ARTICLE XXXIV................................................ 63
34.1 Miscellaneous................................. 63
34.2 Transition Procedures......................... 63
34.3 Change of Franchise........................... 64
34.4 Waiver of Presentment, Etc.................... 64

ARTICLE XXXV................................................. 64
Memorandum of Lease................................. 64

ARTICLE XXXVI................................................ 65
Lessor's Option to Purchase Assets of Lessee........ 65

ARTICLE XXXVII............................................... 65
Lessor's Option to Terminate Lease.................. 65

ARTICLE XXXVIII.............................................. 66
Compliance with Franchise Agreement................. 66

ARTICLE XXXIX................................................ 66
Lessor's Limitation on Liability.................... 66

[ARTICLE XXXX. . . . . . . . . . . . . . . . . . . . . . . . 66
Condition]
EXHIBIT A
Description of the Land [and the Ground Lease]
EXHIBIT B
All Space Leases
EXHIBIT C
Initial FF&E
EXHIBIT D
Description of Facility
EXHIBIT E
Capital Expenditures
EXHIBIT F
Exceptions to Ownership/Ownership Interests
EXHIBIT G
Other Hotels & Operations

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<PAGE> 6

PERCENTAGE LEASE AGREEMENT
--------------------------

THIS PERCENTAGE LEASE AGREEMENT (this "Lease"), made as of the ____day
of ______________, 1996, by and between Boykin Hotel Properties, L.P., an Ohio
limited partnership ("Lessor"), and Boykin Management Company Limited Liability
Company, an Ohio limited liability company ("Lessee"), provides as follows:

W I T N E S S E T H:
--------------------

Lessor has acquired or will acquire the "Leased Property" (as
hereinafter defined) located at _________________ and 8 other hotel properties
and is entering into 8 similar leases with Lessee covering such other hotel
properties, together with such other similar leases which Lessor and Lessee
(and/or their affiliates) may hereafter enter into (the "Percentage Leases").

In furtherance of the consummation of such series of transactions,
Lessor and Lessee wish to enter into this Lease.

NOW, THEREFORE, Lessor, in consideration of the payment of rent by
Lessee to Lessor, the covenants and agreements to be performed by Lessee, and
upon the terms and conditions hereinafter stated, does hereby rent and lease
unto Lessee, and Lessee does hereby rent and lease from Lessor, the Leased
Property.

ARTICLE I
---------

1.1 LEASED PROPERTY. The "Leased Property" is comprised of
Lessor's interest in the following: [NOTE: EACH INDIVIDUAL LEASE WILL BE
TAILORED TO THE RELEVANT PROPERTY AND CIRCUMSTANCES.]

(a) the land [OR GROUND LEASEHOLD INTEREST] described in
Exhibit A attached hereto and incorporated herein by reference
(the "Land");

(b) all buildings, structures and other improvements of every
kind including, but not limited to, alleyways and connecting tunnels, sidewalks,
utility pipes, conduits and lines (on-site and off-site), parking areas and
roadways appurtenant to such buildings, structures and other improvements
presently situated upon the Land (collectively, the "Leased Improvements"),
including the Facility;

(d) [NOTE: NONE OF THE FOLLOWING SHOULD BE INCLUDED
IN THE DEFINITION OF FF&E] all equipment, machinery, fixtures,
and other items of property required or incidental to the use of

<PAGE> 7

the Leased Improvements as a hotel, including all components thereof, now and
hereafter permanently affixed to or incorporated in the Leased Improvements,
including, without limitation, all furnaces, boilers, heaters, electrical
equipment, heating, plumbing, lighting, ventilating, refrigerating,
incineration, air and water pollution control, waste disposal, air-cooling and
air-conditioning systems and apparatus, sprinkler systems and fire and theft
protection equipment, all of which to the greatest extent permitted by law are
hereby deemed by the parties hereto to constitute real estate, together with all
replacements, modifications, alterations and additions thereto (collectively,
the "Fixtures");

(e) all existing leases of space within the Leased Property
(including any security deposits or collateral held by Lessor pursuant thereto),
which space leases are listed on Exhibit B attached hereto and incorporated by
reference; and

(f) all contract rights, trade names, logos and other
intangible property of Lessor with respect to the operation of the existing
hotel business conducted on the Leased Property, including without limitation,
all rights relating to the Franchise Agreement.

(g) the furniture, fixtures and equipment listed or referred
to on Exhibit C attached hereto and incorporated by reference.

THE LEASED PROPERTY IS DEMISED IN ITS PRESENT CONDITION WITHOUT REPRESENTATION
OR WARRANTY (EXPRESSED OR IMPLIED) BY LESSOR AND SUBJECT TO THE RIGHTS OF
PARTIES IN POSSESSION, AND TO THE EXISTING STATE OF TITLE INCLUDING ALL CURRENT
AND FUTURE COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS AND OTHER MATTERS (NOT
LIMITED TO ITEMS OF RECORD) INCLUDING ALL APPLICABLE LEGAL REQUIREMENTS, THE
LIEN OF FINANCING INSTRUMENTS, MORTGAGES, DEEDS OF TRUST AND SECURITY DEEDS, AND
INCLUDING OTHER MATTERS WHICH WOULD BE DISCLOSED BY AN INSPECTION OF THE LEASED
PROPERTY OR BY AN ACCURATE SURVEY THEREOF.

1.2 TERM. The term of the Lease (the "Term") shall commence on the date
that Lessor acquires the Leased Premises (the "Commencement Date") and shall end
on , unless sooner terminated in accordance with the provisions hereof.

ARTICLE II
----------

DEFINITIONS. For all purposes of this Lease, except as otherwise
expressly provided or unless the context otherwise requires, (a) the terms
defined in this Article have the meanings assigned to them in this Article and
include the plural as well as the singular, (b) all accounting terms not
otherwise defined

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<PAGE> 8

herein have the meanings assigned to them in accordance with generally accepted
accounting principles as are at the time applicable, (c) all references in this
Lease to designated "Articles," "Sections" and other subdivisions are to the
designated Articles, Sections and other subdivisions of this Lease and (d) the
words "herein," "hereof" and "hereunder" and other words of similar import refer
to this Lease as a whole and not to any particular Article, Section or other
subdivision:

ADDITIONAL CHARGES. As defined in Section 3.4.

AFFILIATE. As used in this Lease the term "Affiliate" of a Person shall
mean (a) any Person that, directly or indirectly, controls or is controlled by
or is under common control with such Person, (b) any other Person that owns,
beneficially, directly or indirectly, five percent (5%) or more of the
outstanding capital stock, shares or equity interests of such Person, or (c) any
officer, director, employee, partner or trustee of such Person or any Person
controlling, controlled by or under common control with such Person (excluding
trustees and persons serving in similar capacities who are not otherwise an
Affiliate of such Person). For the purposes of this definition, "control"
(including the correlative meanings of the terms "controlled by" and "under
common control with"), as used with respect to any Person, shall mean the
possession, directly or indirectly, of the power to direct or cause the
direction of the management and policies of such Person, through the ownership
of voting securities, partnership interests or other equity interests.

ALIGNMENT OF INTEREST AGREEMENT. As defined in Section
24.2.

AUDITED CONSOLIDATED FINANCIALS. Consolidated Financials
audited by a firm of independent certified public accountants
acceptable to Lessor in its sole discretion.

AWARD. Compensation, sums or anything of value awarded,
paid or received on a total or partial Condemnation.

BASE RATE. The rate of interest announced publicly by National City
Bank, in Cleveland, Ohio, from time to time, as such bank's base rate. If no
such rate is announced or if such rate is discontinued, then such other rate as
Lessor may reasonably designate.

BASE RENT. The annual sum of $ ______________, payable in advance in
equal, consecutive monthly installments, on or before the tenth (10th) day of
each calendar month of the Term; provided however, that the first monthly
payment of Base Rent shall be payable on the Commencement Date and that the
first and last monthly payments of Base Rent shall be prorated as to any partial
month (subject to adjustment as provided in Sections 14.5, 15.2, 15.4, and
15.5).

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<PAGE> 9

BUSINESS DAY. Each Monday, Tuesday, Wednesday, Thursday and Friday that
is not a day on which national banks in the City of Cleveland, Ohio, or in the
municipality wherein the Leased Property is located, are closed.

CAPITAL EXPENDITURES. As defined in Section 3.7.

CERCLA. The Comprehensive Environmental Response,
Compensation and Liability Act of 1980, as amended.

CODE. The Internal Revenue Code of 1986, as amended.

COMMENCEMENT DATE. As defined in Section 1.2.

CONDEMNATION. A Taking resulting from (1) the exercise of any
governmental power, whether by legal proceedings or otherwise, by a Condemnor,
and (2) a voluntary sale or transfer by Lessor to any Condemnor, either under
threat of condemnation or while legal proceedings for condemnation are pending.

CONDEMNOR. Any public or quasi-public authority, or private
corporation or individual, having the power of Condemnation.

CONSOLIDATED FINANCIALS. For any fiscal year (or other period for which
such statements are prepared) for Lessee and its consolidated subsidiaries, a
statement of financial position as of such fiscal year (or other period) end
date and statements of operations, cash flows and retained earnings for the
fiscal year (or other period) then ended, all in comparative form, together with
notes thereto, prepared in accordance with generally accepted accounting
principles.

CONSOLIDATED NET WORTH. The sum of consolidated
shareholders' equity of Lessee and any consolidated subsidiaries
as shown on the most recent Audited Consolidated Financials.

CONSUMER PRICE INDEX. The "U.S. City Average, All Items" Consumer Price
Index for All Urban Consumers published by the Bureau of Labor Statistics of the
United States Department of Labor (Base: 1982-1984=100), or any successor index
thereto. If (i) a significant change is made in the number or nature (or both)
of items used in determining the Consumer Price Index, or (ii) the Consumer
Price Index shall be discontinued for any reason, the Lessor shall request that
the Bureau of Labor Statistics furnish a new index comparable to the Consumer
Price Index, together with information which will make possible a conversion to
the new index in computing the adjusted Base Rent hereunder. If for any reason
the Bureau of Labor Statistics does not furnish an index and such information,
the parties will instead mutually select, accept and use such other index or
comparable statistic on the cost of living in Washington, D.C. that is computed
and published by an agency of the United States or a responsible financial
periodical of recognized authority.

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<PAGE> 10

DATE OF TAKING. The date the Condemnor has the right to
possession of the property being condemned.

ENCUMBRANCE. As defined in Article XXXIV.

ENVIRONMENTAL AUTHORITY. Any federal, state, local or foreign
department, agency or other body or component of any Government that
administers, oversees or enforces any Environmental Laws.

ENVIRONMENTAL LAWS. All federal, state, county, municipal and other
governmental statutes, laws, rules, orders, regulations, ordinances, judgments,
decrees, injunctions and duties under the common law relating to occupational
health and safety, the protection of human health, and pollution of the indoor
and outdoor environment (including without limitation, ambient air, surface
water, ground water, land surface or subsurface strata), including without
limitation laws and regulations relating to emissions, discharges, Releases or
threatened Releases of Hazardous Materials or otherwise relating to the
manufacture, processing, distribution, use, treatment, storage, disposal,
transport or handling of Hazardous Materials. Environmental Laws include, but
are not limited to, CERCLA, EPCRA, FIFRA, RCRA, SARA and TSCA.

ENVIRONMENTAL LIABILITY. Either of an Identified
Environmental Liability or an Unidentified Environmental
Liability.

EPCRA. The Emergency Planning and Community Right to Know
Act, as amended.

EVENT OF DEFAULT. As defined in Section 16.1.

FACILITY. The hotel and/or other facility offering lodging and other
services or amenities being operated or proposed to be operated on the Leased
Property which shall be included in the Leased Improvements. The Facility is
more particularly described on Exhibit D attached hereto and incorporated by
reference.

FIFRA. The Federal Insecticide, Fungicide, and Rodenticide
Act, as amended.

FISCAL YEAR. The 12-month period from January 1 to
December 31.

FIXTURES. As defined in Section 1.1.

FOOD AND BEVERAGE REVENUES. Gross revenues, receipts and income of any
kind (whether on a cash or credit basis) paid, collected or accrued and derived
directly or indirectly by Lessee from: (i) the sale, for on-site consumption at
the Leased Property or through off-site catering services, of food and

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<PAGE> 11

nonalcoholic beverages, including sales attributable to guest rooms, banquet
rooms, meeting rooms, the restaurant, the lounge, the bar and other similar
rooms; (ii) the sale of wine, beer, liquor or other alcoholic beverages,
including sales attributable to the restaurant, the bar, the lounge, guest
rooms, meeting rooms, banquet rooms, off-site catering or any location at the
Leased Property; (iii) cover charges and audio-visual rental charges related to
banquet, ballroom or meeting room events; and (iv) banquet and meeting room
revenues, including room rental charges from such banquet and meeting rooms.
Such revenues shall not include the following:

(a) Room and Other Revenues as defined below;

(b) Any gratuities or service charges added to a
customer's bill or statement in lieu of a gratuity, which gratuity or
charge Lessee is obligated to pay to or which was paid directly to an
employee;

(d) Sales taxes and any additional taxes imposed on
the sale of alcoholic beverages;

(e) Amounts attributable to customary and reasonable
allowances, give aways and promotions; and

(f) Sales transactions related to a lounge provided
for the use of guests staying in rooms located on the
concierge level of the Facility.

FRANCHISE AGREEMENT. The franchise agreement or license agreement
currently in effect with Franchisor, and any amendments, replacements or
extensions thereof or other agreements relating thereto hereafter implemented
with the prior approval of Lessor, under which the Facility is operated.

FRANCHISOR. [ ] or such other national hotel
franchisor approved by Lessor in accordance with Section 34.3.

GOVERNMENT. The United States of America, any state, county,
municipality, local government, district or territory thereof, any foreign
nation, any state, district, department, territory or other political division
thereof, or any administrative agency, board, commission, bureau or political
subdivision of any of the foregoing.

GROUND LEASE. The ground lease between Lessor and
_____________________, executed with respect to the Land.

GROUND RENT. All rent payable by Lessor as sublessee with
respect to the Ground Lease.

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<PAGE> 12

HAZARDOUS MATERIALS. All chemicals, pollutants,
contaminants, wastes and toxic substances, including without
limitation:

(a) Solid or hazardous waste, as defined in RCRA or in
any Environmental Law;

(b) Hazardous substances, as defined in CERCLA or in
any Environmental Law;

(d) Insecticides, fungicides, or rodenticides, as
defined in FIFRA or in any Environmental Law; and

(e) Gasoline or any other petroleum product or
byproduct, polychlorinated biphenols, asbestos, radon and
urea formaldehyde.

IDENTIFIED ENVIRONMENTAL LIABILITIES. Any and all obligations to pay
the amount of any judgment or settlement, the cost of complying with any
settlement, judgment or order for injunctive or other equitable relief, the cost
of compliance or corrective action in response to any notice, demand or request
from an Environmental Authority, the amount of any civil penalty or criminal
fine, and any court costs and reasonable amounts for attorney's fees, fees for
witnesses, consultants and experts, and costs of investigation and preparation
for defense of any claim or any Proceeding, regardless of whether such
Proceeding is threatened, pending or completed, that may be or have been
asserted against or imposed upon Lessor, Lessee, any Predecessor, the Leased
Property or any property used therein and arising out of any of the matters
disclosed in the report of Law Environmental, dated , 19 , a copy of
which has been delivered and examined by Lessee prior to the execution of
this Lease.

IMPOSITIONS. Collectively, all taxes (including, without limitation,
all personal property, sales and use (including sales, rent or occupancy taxes
on Rent), single business, gross receipts, transaction, privilege, rent or
similar taxes as the same relate to or are imposed upon Lessee, its personal
property or its business conducted upon the Leased Property), assessments
(including, without limitation, all assessments for public improvements or
benefit, whether or not commenced or completed prior to the date hereof and
whether or not to be completed within the Term), water, sewer or other rents and
charges, excises, tax inspection, authorization and similar fees and all other
governmental charges, in each case whether general or special, ordinary or
extraordinary, or foreseen or unforeseen, of every character in respect of the
Leased Property or the business conducted thereon by Lessee (including all
interest and penalties

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<PAGE> 13

thereon caused by any failure in payment by Lessee), which at any time prior to,
during or with respect to the Term may be assessed or imposed on or with respect
to or be a lien upon (a) Lessor's interest in the Leased Property, (b) the
Leased Property, or any part thereof or any rent therefrom or any estate, right,
title or interest therein, or (c) any occupancy, operation, use or possession
of, or sales from, or activity conducted on or in connection with the Leased
Property, or the leasing or use of the Leased Property or any part thereof by
Lessee. Notwithstanding the foregoing, Impositions shall not include (1) any
Real Estate Taxes on the Leased Property, (2) any personal property taxes on
Lessor's personal property, (3) any tax based on net income (whether denominated
as an income, franchise or capital stock or other tax) imposed on Lessor or any
other Person other than Lessee and Affiliates of Lessee, (4) any net revenue tax
of Lessor or any other Person (other than Lessee or an Affiliate of Lessee), (5)
any tax imposed with respect to the sale, exchange or other disposition by
Lessor of any Leased Property or the proceeds thereof, or (6) any single
business, gross receipts (other than a tax on any rent received by Lessor from
Lessee), transaction, privilege or similar taxes as the same relate to or are
imposed upon Lessor, except to the extent that any tax, assessment, tax levy or
charge that Lessee is obligated to pay pursuant to the first sentence of this
definition, and that is in effect any time during the Term hereof, is totally or
partially repealed, and a tax, assessment, tax levy or charge set forth in
clause (1) through (6) is levied, assessed or imposed expressly in lieu thereof.

INDEMNIFIED ENVIRONMENTAL LIABILITY. As defined in Section
8.3.

INDEMNIFIED PARTY; INDEMNITEE. Either of a Lessee
Indemnified Party or a Lessor Indemnified Party.

INDEMNIFYING PARTY. Any party obligated to indemnify an
Indemnified Party pursuant to Section 8.3 or Article XXII.

INSURANCE REQUIREMENTS. All terms of any insurance policy required by
this Lease, any Franchisor or any Legal Requirement, and all requirements of the
issuer of any such policy as to such policy and/or the Leased Property.

INVENTORY. All inventories, supplies, guest supplies, food and beverage
inventory, and consumable merchandise used in connection with the operation of
the Facility, but excluding all such items to the extent owned by
concessionaires, tenants, subtenants, licensees or other Persons occupying all
or a portion of the Leased Property as permitted by this Lease.

LAND. As defined in Section 1.1(a).

LEASE. This Lease.

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<PAGE> 14

LEASED IMPROVEMENTS; LEASED PROPERTY. Each as defined in
Section 1.1.

LEGAL REQUIREMENTS. All federal, state, county, municipal and other
governmental statutes, laws, rules, orders, regulations, ordinances, judgments,
decrees and injunctions affecting either the Leased Property or the maintenance,
construction, use or alteration thereof (whether by Lessee or otherwise),
whether or not hereafter enacted and in force, including (a) all Environmental
Laws, and (b) any laws, rules or regulations that may (1) require repairs,
modifications or alterations in or to the Leased Property or (2) in any way
adversely affect the use and enjoyment thereof; and all permits, licenses and
authorizations and regulations relating thereto and all covenants, agreements,
restrictions and encumbrances contained in any instruments, either of record or
known to Lessee (other than encumbrances hereafter created by Lessor without the
consent of Lessee), at any time in force affecting the Leased Property.

LENDING INSTITUTION. Any insurance company, investment banking company,
credit company, federally insured commercial or savings bank, national banking
association, savings and loan association, employees welfare, pension or
retirement fund or system, corporate profit sharing or pension trust, college or
university, or real estate investment trust, including any corporation qualified
to be treated for federal tax purposes as a real estate investment trust, such
trust having a net worth of at least $10,000,000 and REMIC conduit lenders.

LESSEE. The Lessee designated on this Lease and its
permitted successors and assigns.

LESSEE INDEMNIFIED PARTY. Lessee and (i) any Affiliate of Lessee, (ii)
any Person against whom any liability may be asserted as a result of a direct or
indirect ownership interest (including a shareholder's interest) in Lessee;
(iii) the officers, directors, shareholders, employees, agents and
representatives of Lessee; and (iv) the respective heirs, personal
representatives, successors and assigns of any of the foregoing Persons.

LESSEE'S PERSONAL PROPERTY. As defined in Section 6.2.

LESSOR. The Lessor designated on this Lease and its
successors and assigns.

LESSOR INDEMNIFIED PARTY. Lessor and (i) any Affiliate of Lessor; (ii)
any Person against whom any liability may be asserted as a result of a direct or
indirect ownership interest (including an interest as a partner) in Lessor;
(iii) the employees, agents and representatives of Lessor; (iv) Boykin Lodging
Trust, Inc., its officers, directors, shareholders,

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<PAGE> 15

employees and agents; and (v) the respective heirs, personal representatives,
successors and assigns of any of the foregoing Persons.

NOTICE. A notice given pursuant to Article XXXII.

OFFICER'S CERTIFICATE. A certificate of Lessee in form and substance
reasonably acceptable to Lessor signed by the chief operating officer and the
chief financial officer or another officer authorized so to sign by the board of
directors or by-laws of Lessee, or any other person whose power and authority to
act has been authorized by delegation in writing by any such officer.

OVERDUE RATE. On any date, a rate equal to the Base Rate plus 5% per
annum, but in no event greater than the maximum rate then permitted under
applicable law.

PARTIAL FISCAL YEAR. Any portion of a Fiscal Year which
falls during the Term hereof.

PAYMENT DATE. Any due date for the payment of any
installment of Rent.

PERCENTAGE RENT. As defined in Section 3.1(b).

PERSON. Any individual, corporation, general or limited partnership,
limited liability company, limited liability partnership, stock company or
association, joint venture, association, company, trust, bank, trust company,
land trust, business trust, or other entity and government and agency and
political subdivision thereof.

PREDECESSOR. Any Person whose liabilities arising under any
Environmental Law relating to the Leased Property have or may
have been retained or assumed by Lessee, either contractually or
by operation of law

PRIMARY INTENDED USE. As defined in Section 7.2(b).

PROCEEDING. Any judicial action, suit or proceeding (whether civil or
criminal), any administrative proceeding (whether formal or informal), any
investigation by a governmental authority or entity (including a grand jury),
and any arbitration, mediation or other non-judicial process for dispute
resolution.

RCRA. The Resource Conservation and Recovery Act, as
amended.

REAL ESTATE TAXES. All real estate taxes (including any
applicable interest and penalties thereon), including general and

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<PAGE> 16

special assessments, if any, and possessory interest taxes which are imposed
upon the Land and/or the Leased Property.

RELEASE. A "Release" as defined in CERCLA or in any Environmental Law,
unless such Release has been properly authorized and permitted in writing by all
applicable Environmental Authorities or is allowed by such Environmental Law
without authorizations or permits.

RENT. Collectively, the Base Rent, Percentage Rent and
Additional Charges.

ROOM AND OTHER REVENUES: All gross revenues, receipts and income of any
kind (whether on a cash or credit basis) paid, collected or accrued and derived
directly or indirectly by Lessee from: (i) the rental of guest rooms; (ii) gift
shop operations; (iii) fees collected from telephone, game room and guest
laundry services; and (iv) guaranteed no show reservations, space rentals
(excluding banquet and meeting room space rentals), discounts earned, vending
machines, valet services, movie services, commissions earned, and swim club
memberships, and (v) all other revenues in connection with the use or operation
of the Leased Property and all services or activities provided thereon,
including revenue derived from subtenants, concessionaires, and licensees, all
as determined in accordance with generally accepted accounting principles.
Notwithstanding the previous sentence, Room and Other Revenues shall not
include:

(a) Food and Beverage Revenues as defined above;

(b) The amount of any credits, rebates, refunds or
adjustments to customers, guests or patrons;

(d) Interest income;

(e) Gratuities paid or payable to Persons other than
Lessee or its Affiliate; and

(f) Gains from the sale of assets out of the ordinary
course of business.

SARA: The Superfund Amendments and Reauthorization Act of
1985, as amended.

STATE: The State or Commonwealth of the United States in
which the Leased Property is located.

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SUBSIDIARIES: Corporations in which Lessee owns, directly
or indirectly, more than fifty percent (50%) of the voting stock
or control, as applicable.

TAKING: A taking or voluntary conveyance during the Term hereof of all
or part of the Leased Property, or any interest therein or right accruing
thereto or use thereof, as the result of, or in settlement of, any Condemnation
or other eminent domain proceeding affecting the Leased Property whether or not
the same shall have actually been commenced.

TERM: As defined in Section 1.2.

TSCA: The Toxic Substances Control Act, as amended.

UNAVOIDABLE DELAY: A delay due to strikes, lock-outs, labor unrest,
inability to procure materials, power failure, acts of God, governmental
restrictions, enemy action, civil commotion, fire, unavoidable casualty or other
causes beyond the control of the party responsible for performing an obligation
hereunder, provided that lack of funds shall not be deemed a cause beyond the
control of either party hereto unless such lack of funds is caused by the
failure of the other party hereto to perform any obligations of such party under
this Lease.

UNECONOMIC FOR ITS PRIMARY INTENDED USE: A state or condition of the
Facility such that in the good faith judgment of Lessor it is uneconomic to
operate the Facility for its Primary Intended Use, taking into account, among
other relevant factors, the number of usable rooms and projected revenues.

UNIDENTIFIED ENVIRONMENTAL LIABILITIES: Any and all obligations to pay
the amount of any judgment or settlement, the cost of complying with any
settlement, judgment or order for injunctive or other equitable relief, the cost
of compliance or corrective action in response to any notice, demand or request
from an Environmental Authority, the amount of any civil penalty or fine or
criminal fine, and any court costs and reasonable amounts for attorney's fees,
fees for witnesses, consultants and experts, and costs of investigation and
preparation for defense of any claim or any Proceeding, regardless of whether
such Proceeding is threatened, pending or completed, that may be or have been
asserted against or imposed upon Lessor, Lessee, any Predecessor, the Leased
Property or any property used therein and arising out of:

(a) Failure of Lessee, any Predecessor or the Leased
Property to comply at any time with all Environmental Laws;

(b) Presence of any Hazardous Materials on, in, under,
at or in any way affecting the Leased Property;

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<PAGE> 18

(c) A Release at any time of any Hazardous Materials
on, in, at, under or in any way affecting the Leased
Property or any off-site property or facility;

(d) Identification of Lessee, or any Predecessor as a
potentially responsible party under CERCLA or under any
Environmental Law similar to CERCLA;

(e) Presence at any time of any above ground and/or
underground storage tanks as defined in RCRA or in any applicable
Environmental Law on, in, at or under the Leased Property or any
off-site property or facility; or

(f) Any and all claims for injury or damage to persons or
property arising out of exposure to Hazardous Materials originating or
located at the Leased Property, or resulting from operation thereof;
but

excluding those arising out of:

(g) Identified Environmental Liabilities.

UNIFORM SYSTEM: The Uniform System of Accounts for Hotels
(8th Revised Edition, 1986) as published by the Hotel Association
of New York City, Inc. as same may hereafter be revised.

UNSUITABLE FOR ITS PRIMARY INTENDED USE: A state or condition of the
Facility such that, in the good faith judgment of Lessor, due to casualty damage
or loss through Condemnation, the Facility cannot be operated or cannot function
as an integrated hotel facility consistent with standards applicable to a well
maintained and operated hotel.

ARTICLE III
-----------

3.1 RENT. Lessee will pay to Lessor in lawful money of the United
States of America which shall be legal tender for the payment of public and
private debts, in immediately available funds, at Lessor's address set forth in
Article XXXII hereof or at such other place or to such other Person, as Lessor
from time to time may designate in a Notice, (A) the higher of (i) Base Rent or
(ii) Percentage Rent and (B) Additional Charges, during the Term, as follows:

(A) BASE RENT: The annual sum of $ ______________, payable in
advance in equal, consecutive monthly installments, on or before the tenth
(10th) day of each calendar month of the Term ("Base Rent"); provided, however,
that the first monthly payment of Base Rent shall be payable on the Commencement
Date and that the first and last monthly payments of Base Rent shall be prorated
as to any partial month (subject to adjustment as provided in Sections 14.5,
15.2, 15.4, and 15.5); and provided,

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<PAGE> 19

further, that Base Rent shall be increased by increases in CPI as set forth in
Subsection (c) below.

(b) PERCENTAGE RENT: For each Fiscal Year and Partial Fiscal
Year during the Term commencing with the Fiscal Year or Partial Fiscal Year
ending December 31, 1996, Lessee shall pay percentage rent ("Percentage Rent"),
if such Percentage Rent is in excess of Base Rent for such Fiscal Year or
Partial Fiscal Year, in an amount calculated by the following formula:

The amount equal to the sum of (i) the Room and Other Revenues
Computation for such Fiscal Year or Partial Fiscal Year plus
(ii) the Food and Beverage Revenues Computation for such
Fiscal Year or Partial Fiscal Year (each as defined below and
collectively, the "Revenue Computations").

For the purpose of this formula:

(1) The Room and Other Revenues Computation for the
applicable Fiscal Year (or Partial Fiscal Year) is equal to
the sum of (A) __% of the first $_________ in Room and Other
Revenues for such Fiscal Year or Partial Fiscal Year, (B) __%
of all amounts above $______ up to $______ in Room and Other
Revenues for such Fiscal Year or Partial Fiscal Year, and (C)
__% of all Room and Other Revenues in excess of $______ for
such Fiscal Year or Partial Fiscal Year (the preceding dollar
figures being referred to hereinafter as the "Threshold
Amounts", such Threshold Amounts to be prorated on a per diem
basis for any Partial Fiscal Year); and

(2) The Food and Beverage Revenues Computation is
equal to six percent (6%) of all Food and Beverage Revenues
for the applicable Fiscal Year or portion thereof.

(c) CPI ADJUSTMENTS TO THE THRESHOLD AMOUNTS AND BASE RENT:
For each Fiscal Year of the Term beginning on or after January 1, 1997, the
Threshold Amounts and Base Rent shall be adjusted from time to time as follows:

If the most recently published Consumer Price Index as of the
last day of the last month (the "Comparison Month") of any
Fiscal Year is different than the average Consumer Price Index
for the twelve (12) month period prior thereto, each of Base
Rent and the Threshold Amount for the next Fiscal Year shall
be adjusted by the percentage change in the Consumer Price
Index calculated by multiplying the Base Rent and each
Threshold

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<PAGE> 20

Amount by the quotient obtained by dividing the Consumer Price
Index for the most recent Comparison Month by the Consumer
Price Index for the month which is exactly twelve (12)
months prior thereto.

Adjustments in the Threshold Amounts and Base Rent shall be effective
on the first day of the first calendar month of the Fiscal Year to which such
adjusted Threshold Amounts apply. In the event of casualty and corresponding
payment of rent out of the proceeds of rental interruption insurance provided
pursuant to Section 13.1(c), the Percentage Rent shall be based upon the higher
of (i) actual revenues, (ii) revenues for the same period in the previous Fiscal
Year (whether or not during the Term), or (iii) projected revenues used in
computing the final insurance settlement.

3.2 PAYMENT OF PERCENTAGE RENT. Percentage Rent shall be due and
payable quarterly on or before the thirtieth (30th) day after the last day of
each quarter during the Term. Additionally, an Officer's Certificate, setting
forth the calculation of such rent payment for such quarter, shall be delivered
to Lessor quarterly, together with such quarterly Percentage Rent payment after
each quarter of each Fiscal Year (or part thereof) during the Term. Such
quarterly payment shall be based on the formula set forth in Section 3.1(b),
but, in calculating the Revenue Computations for each quarter, gross revenues
for the year to date shall be annualized by dividing such sum by the number of
months which have passed year to date (including the current month) and
multiplying the result by 12. The resulting Percentage Rent amount shall be
multiplied by the number of months that have passed year-to-date (including the
current month) and divided by twelve (12). Payments of Base Rent and Percentage
Rent for the year to date shall be subtracted from the result to arrive at the
Percentage Rent payment due for that quarter. The Revenue Computations shall be
appropriately adjusted to calculate Percentage Rent for partial years. There
shall be no reduction in the Base Rent regardless of the result of the Revenue
Computations.

In addition, on or before March 1 of each year, commencing with March
1, 1997, Lessee shall deliver to Lessor an Officer's Certificate reasonably
acceptable to Lessor setting forth the computation (based on audited financial
statements of Lessee) of the actual Percentage Rent that accrued for each
quarter of the Fiscal Year that ended on the immediately preceding December 31
and shall pay to Lessor, with the delivery of the Officer's Certificate, the
amount of Percentage Rent due and payable for the Fiscal Year then ended as
shown in the Officer's Certificate, if any, that exceeds the amount actually
paid as Percentage Rent by Lessee for such Fiscal Year. If the Percentage Rent
actually due and payable for such Fiscal Year is shown by such certificate to be
less than the amount actually paid as Percentage Rent for

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<PAGE> 21

the applicable Fiscal Year, Lessor, at its option, shall reimburse such amount
to Lessee or credit such amount against the next quarter's Percentage Rent
payments; provided, however, that no Event of Default exists.

Any difference between the annual Percentage Rent due and payable for
any Fiscal Year (as shown in the applicable Officer's Certificate) and the total
amount of quarterly payments for such Fiscal Year actually paid by Lessee (i)
shall bear interest at the Overdue Rate in the case of an underpayment or (ii)
shall bear interest at the Base Rate in the case of an overpayment, which
interest shall accrue from the close of such Fiscal Year until the amount of
such difference shall be paid or otherwise discharged by credit to Lessee. Any
such interest payable to Lessor shall be deemed to be and shall be payable as
Additional Charges.

The obligation to pay Percentage Rent shall survive the expiration or
earlier termination of the Term. A final reconciliation, taking into account,
among other relevant adjustments, any adjustments which are accrued after such
expiration or termination date but which related to Percentage Rent accrued
prior to such termination date and Lessee's computation of Percentage Rent due
and payable, shall be made not later than ninety (90) days after such expiration
or termination date. Within such ninety (90) day period, Lessee shall deliver to
Lessor an Officer's Certificate setting forth the final Percentage Rent amount
payable to Lessor and payment of the amount due, if any.

3.3 CONFIRMATION OF PERCENTAGE RENT. Lessee shall utilize, or cause to
be utilized, an accounting system for the Leased Property in accordance with
generally accepted accounting principles consistently applied and the Uniform
System, that will accurately record all data necessary to compute Percentage
Rent, and Lessee shall retain for at least four years after the expiration of
each Fiscal Year (and in any event until the reconciliation described in Section
3.2 for such Fiscal Year has been made), reasonably adequate records conforming
to such accounting system showing all data necessary to compute Percentage Rent
for the applicable Fiscal Years. In the event of a conflict between generally
accepted accounting principles and the Uniform System, the Uniform System shall
prevail. Lessor (or its accountants or representatives), at its expense (except
as provided herein), shall have the right from time to time to audit the
information that formed the basis for the data set forth in any Officer's
Certificate provided under Section 3.2 and, in connection with such audits, to
examine all Lessee's records (including supporting data and sales and excise tax
returns) reasonably required to verify Percentage Rent, subject to any
prohibitions or limitations on disclosure of any such data under Legal
Requirements. If any such audit discloses a deficiency in the payment of
Percentage Rent, and either Lessee agrees with the

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<PAGE> 22

result of such audit or the matter is otherwise determined or compromised,
Lessee shall forthwith pay to Lessor the amount of the deficiency, as finally
agreed or determined, together with interest calculated at the Overdue Rate from
the due date for the last quarterly payment of Percentage Rent for the Fiscal
Year to the date of payment thereof; provided, however, that as to any audit
that is commenced more than two (2) years after the date Percentage Rent for any
Fiscal Year is reported by Lessee to Lessor, the deficiency, if any, with
respect to such Percentage Rent, shall bear interest at the Overdue Rate only
from the date such determination of deficiency is made unless such deficiency is
the result of gross negligence or willful misconduct on the part of Lessee. If
any such audit discloses that the Percentage Rent actually due from Lessee for
any Fiscal Year exceed those reported by Lessee by more than two percent (2%),
Lessee shall pay the cost of such audit and examination. Any proprietary
information obtained by Lessor pursuant to the provisions of this Section shall
be treated as confidential, except that such information may be used, subject to
appropriate confidentiality safeguards, in any litigation between the parties,
and except further that Lessor may disclose such information to prospective
lenders or purchasers, their respective attorneys, accountants and other
representatives, or pursuant to any Legal Requirements. The obligations of
Lessee contained in this Section shall survive the expiration or earlier
termination of this Lease.

3.4 ADDITIONAL CHARGES. In addition to the Base Rent and Percentage
Rent, (a) Lessee also will pay and discharge as and when due and payable all
other amounts, liabilities, obligations, costs and expenses necessary to perform
its obligations hereunder and under the Franchise Agreement, and (b) in the
event of any failure on the part of Lessee to timely pay any of those items
referred to in clause (a) of this Section 3.4, Lessee also will promptly pay and
discharge every fine, penalty, interest and cost that may be added for
non-payment or late payment of such items (the items referred to in clauses (a)
and (b) of this Section 3.4 being additional rent hereunder and being referred
to herein collectively as the "Additional Charges"), and Lessor shall have all
legal, equitable and contractual rights, powers and remedies provided either in
this Lease or by statute or otherwise in the case of non-payment of the
Additional Charges as in the case of non-payment of the Base Rent. If any
installment of Base Rent, Percentage Rent or Additional Charges (but only as to
those Additional Charges that are payable directly to Lessor) shall not be paid
on its due date, Lessee will pay Lessor on demand, as Additional Charges, a late
charge (to the extent permitted by law) computed at the Overdue Rate on the
amount of such installment, from the due date of such installment to the date of
payment thereof. To the extent that Lessee pays any Additional Charges to Lessor
pursuant to any requirement of this Lease (which charges are not payable to
Lessor), Lessee shall be relieved of its obligation to pay such Additional
Charges to the

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<PAGE> 23

entity to which they would otherwise be due and Lessor shall pay same from
monies received from Lessee.

3.5 CONVERSION OF PROPERTY. If, during the Term, Lessee wishes to cease
food and beverage operations at the Facility, Lessee shall give notice of such
desire to Lessor, which shall require the approval of Lessor which Lessor may
grant or withhold in its sole and absolute discretion. Lessor and Lessee shall,
if such cessation is to occur, commence negotiations to adjust Rent to reflect
the proposed change to the operation of the Facility, each acting reasonably and
in good faith; provided, however, that any such adjustment shall conform with
normal business practice and shall not result in the creation of a Rent formula
based on the income or profits of Lessee. All other terms of this Lease will
remain substantially the same. During negotiations, which shall not extend
beyond 60 days, Lessee shall not "convert" the Facility and shall continue
fulfilling its obligations under the existing terms of this Lease. If no
agreement is reached after such 60-day period, Lessee shall withdraw such notice
and this Lease shall continue in full force.

3.6 ANNUAL REVENUE PROJECTIONS. No later than thirty (30) days prior to
the commencement of each Fiscal Year, Lessee shall submit Annual Revenue
Projections for such Fiscal Year to Lessor. The Annual Revenue Projections shall
be subject to Lessor's prior approval as to form and content and shall be in
such form and shall contain such information as Lessee included in its annual
revenue projections in accordance with its past practice, and shall, in any
event, include the following:

(a) Lessee's reasonable estimate of Room and Other Revenues
and Food and Beverage Revenues for the Fiscal Year itemized on a
monthly basis, as such estimates may be revised or replaced from time
to time by Lessee; and

(b) A projection of the Percentage Rent payable for
such Fiscal Year.

3.7 ANNUAL CAPITAL EXPENDITURES BUDGET. Subject to the provisions of
Sections 8.1, 9.2 and 19.1(a), Lessor, at its sole expense, shall be responsible
for all Capital Expenditures as defined in this Section 3.7 and in accordance
with Exhibit E attached hereto and incorporated herein by reference, provided,
however, Lessor shall not be obligated to make any Capital Expenditure the need
for which Lessor disputes or objects to in good faith. Not later than forty-five
(45) days prior to the commencement of each Fiscal Year or Partial Fiscal Year,
Lessee shall submit to Lessor for Lessor's approval, Lessee's proposed Annual
Capital Expenditures Budget. The Annual Capital Expenditures Budget (the
"Capital Expenditures Budget") shall be subject to Lessor's approval and shall
contain the following:

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<PAGE> 24

(a) Lessee's estimate of the amounts to be expended during the
upcoming Fiscal Year to renew, replace or refurbish FF&E, and a
reasonably detailed description of the expenses to be incurred, and
Lessee's estimate of the amount that will be expended during the
upcoming Fiscal Year on capital repairs, replacements and improvements
to the Leased Improvements, together with a reasonably detailed
description of the capital repairs, replacements and improvements that
will be undertaken. The expenditures referred to in this Section 3.7
are referred to in this Lease as "Capital Expenditures".

(b) A capital renewal program showing the major anticipated
Capital Expenditures and that will be incurred over the ensuing three
(3) year and five (5) year periods. If Lessor shall not give its
approval to the Annual Capital Expenditures Budget, Lessee shall revise
the Annual Capital Expenditures Budget, as may be required to obtain
Lessor's consent thereto.

The Capital Expenditures Budget shall be consistent with Lessee's policies as to
Capital Expenditures as set forth on Exhibit E.

3.8 CAPITAL EXPENDITURE FUND. Lessor shall establish and maintain an
account to provide a reserve for the Capital Expenditures costs at the Facility
and each other facility covered by a Percentage Lease. Such Account shall be
funded with an initial balance of $3,500,000 upon or prior to the execution of
this Percentage Lease Agreement. In addition, Lessor shall deposit in such
account a quarterly amount equal to four per cent (4%) of the sum of (i) the
Room and Other Revenues plus (ii) the Food and Beverage Revenues for each such
Facility. Subject to the provisions of Section 19.1(a), such account shall be
used to defer the costs of Capital Expenditures at all such Facilities; provided
that Lessor, in its reasonable discretion, shall be entitled to use such funds
for other purposes if adequate reserves remain for the purpose of Capital
Expenditures at all such Facilities.

3.9 APPLICATION OF CAPITAL EXPENDITURE FUND. When amounts are budgeted
and agreed to be spent for Capital Expenditures, Lessee shall be responsible for
the implementation of the Capital Expenditure program and shall make periodic
draws on the Capital Expenditure Fund by the presentation to Lessor of
appropriate documentation establishing the amounts to be paid in accordance with
the Capital Expenditure Budget, and including such supporting documentation as
Lessor may reasonably require. Lessor and Lessee shall cooperate in good faith
to accomplish such implementation as quickly as practicable in accordance with
sound business practices.

3.10 UNBUDGETED CAPITAL EXPENDITURES. No disbursements shall be made
from the Capital Expenditure Fund which are not in

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<PAGE> 25

accordance with the Capital Expenditure Budget. However, Lessor and lessee
recognize that, in certain circumstances, Capital Expenditures which were not
budgeted may be necessary. In the following circumstances, disbursements shall
be made for Capital Expenditures from the Capital Expenditures Fund even though
such expenditures were not included in the Capital Expenditure Budget:

(i) When Lessor and Lessee agree to an addition to
the Capital Expenditure Budget;

(ii) When, due to circumstances beyond the control
of Lessee or Lessor, expenditures for a project exceed the
budgeted amount;

(iii) When the Capital Expenditure is necessary on an
emergency basis for any reason including the comfort and
safety of guests or employees; and

(iv) For deminimus Capital Expenditures not in
excess of $10,000 per item.

3.11 AGENT METHOD FOR PURCHASES OF CAPITAL EXPENDITURES.

(a) Lessor hereby retains Lessee as an independent contractor
on the terms contained in this Agreement to act for and on behalf of
Lessor as Lessor's agent in connection with the implementation of the
Capital Expenditure program for the Facility. Lessee's cost analysis
shall be based upon the plans and furnishings set forth in the
specifications and other written information agreed to be implemented
under the Capital Expenditure Budget. Lessee will be responsible for
negotiating purchases of Capital Expenditures on Lessor's behalf. All
purchases will be based on Lessee's actual cost, net of trade discounts
(including cash discounts, where applicable).

(b) Lessor acknowledges and agrees that purchase orders
relating to any Capital Expenditure for the Project will be executed by
Lessee as agent for and on behalf of Lessor. Lessor further
acknowledges and agrees that Lessee shall have no liability under this
Agreement or otherwise for payment of the Capital Expenditure or for
freight or storage related to the Capital Expenditure provided that no
expenditures shall be made except in accordance with the Budget and as
provided above. All down payments as well as payment of all vendor
invoices are the responsibility and obligation of Lessor. Lessor
acknowledges that a delay on the part of Lessor relating to any
required deposits or payments can result in delivery delays of the
Capital Expenditure. The timing of the making of all purchase orders
and delivery schedules will be established by mutual agreement of
Lessor and Lessee.

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<PAGE> 26

(c) Lessee shall not be obligated under any circumstances to
(but in its discretion may) use its own funds for the purpose of making
down payments (either at the time purchase orders are processed or
otherwise) or making progress or final payments to Capital Expenditure
vendors. Taxes, warehouse, delivery, redelivery, restocking,
installation and similar charge, including, but not limited to delivery
and storage costs, shall be obligations of Lessor and Lessor agrees to
perform such obligations in a timely manner. All vendor invoices shall
be addressed to and issued directly to Lessor.

(d) Lessor shall designate a representative authorized to act
on its behalf with respect to the Leased Property.

(e) Lessor agrees to reimburse Lessee for all out-of-pocket
expenses (including long distance and messenger fees) incurred by
Lessee on behalf of or in connection with the Capital Expenditures for
the Facility. All such reimbursements shall be paid monthly as incurred
upon receipt of bills or other evidence reasonably satisfactory to
Lessor.

(f) Lessor shall furnish to Lessee from time to time all
information, take such actions and process such draws as may be
reasonably requested by Lessee or otherwise required under this
Agreement in a timely manner as reasonably necessary for the orderly
progress of work under this Agreement. Lessee shall have no
responsibility or be liable in any manner whatsoever for any delay
caused by information to be supplied or actions to be taken by Lessor,
its agents or other independent contractors working on or at the
Facility or caused by Lessor's failure to timely pay vendors.

(g) If Lessor desires to change, modify or alter the quantity
or specifications of any Capital Expenditure purchased by Lessee in
writing, Lessee will endeavor to satisfy any such request. Lessor
acknowledges and understands that Lessee's ability to comply with
requested changes, modifications or alterations is subject to
acceptance and performance on the part of the vendors and supplier with
whom Lessee has entered into agreements for and on behalf of Lessor.
Lessee assumes no liability or responsibility for its inability to
comply with Lessor's request for changes, modifications or alterations
under this paragraph.

(h) Lessor acknowledges and agrees that Lessee shall not be
responsible or liable to Lessor for any losses incurred or damages
suffered by Lessor due to delays, failures or omissions of third party
vendors in delivery of Capital Expenditure. Lessor agrees to hold
Lessee harmless

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<PAGE> 27

for any such losses or damages. Lessor assumes ownership of Capital
Expenditure at the time of shipment of Capital Expenditure from any
third party vendor or manufacturer and any claims Lessor may have
against any freight company in connection with the delivery or shipment
of the Capital Expenditure are the responsibility of Lessor.

(i) LESSOR ACKNOWLEDGES AND AGREES THAT LESSEE MAKES NO
WARRANTIES, EXPRESS, IMPLIED OR STATUTORY, RELATING TO QUALITY, FITNESS
OR CAPACITY OF THE WORK DONE PURSUANT TO CAPITAL EXPENDITURES. Lessor,
as purchaser of the Capital Expenditure, shall have the benefit of any
guarantees and warranties, either express or implied, from vendors and
suppliers of the Capital Expenditure, but Lessee shall have no
liability for any such third party guarantees or warranties. Lessee
will use its best efforts on Lessor's behalf to obtain proper service
for the replacement or correction of unsatisfactory Capital
Expenditure, but Lessee does not warrant its ability to obtain such
service and Lessee shall have no obligation or responsibility to
replace or correct any such unsatisfactory Capital Expenditure.

(j) Except with respect to matters arising from Lessee's
misconduct or Lessee's negligence, Lessor agrees to indemnify and hold
Lessee, its directors and officers harmless from and against any and
all claims, suits, costs, liabilities, obligations, losses and damages
whatsoever arising out of or in connection with the work done pursuant
to Capital Expenditures, the use of results of Capital Expenditures in
or at the Project and the payment of any and all sales, use or other
taxes (excepting federal, state and local income taxes relating to
Lessee's business).

(k) Lessor shall be responsible for and shall pay all
applicable sales and use taxes arising as a result of the purchase or
use of the Capital Expenditure or Lessor shall deliver appropriate
exemption certificates.

(l) Lessee agrees that for so long as it maintains interior
design and purchasing operations, it will perform the above services
without charge to Lessor.

ARTICLE IV
----------

4.1 PAYMENT OF TAXES AND IMPOSITIONS. Lessor shall pay all property
taxes (including the items in clauses (1) through (6) of the definition of
"Impositions" set forth in Article II. Subject to Article XII relating to
permitted contests, each party will pay, or cause to be paid, all Impositions
imposed on each of them, respectively, before any fine, penalty, interest or
cost may be added for non-payment, such payments to be made directly to the
taxing or other authorities where feasible, and will

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promptly furnish to the other party copies of official receipts or other
satisfactory proof evidencing such payments; provided, however, Lessee shall pay
all Impositions in respect of the Leased Property and this Lease (other than
fees, property taxes and taxes imposed on Lessor's income from the Leased
Property). Lessor and Lessee shall, upon request of the other, provide such data
as is maintained by the party to whom the request is made with respect to the
Leased Property as may be necessary to prepare any required returns and reports.
Lessee shall file all personal property tax returns in such jurisdictions where
it is legally required to so file. Lessor, to the extent it possesses the same,
and Lessee, to the extent it possesses the same, will provide the other party,
upon request, with cost and depreciation records necessary for filing returns
for any property so classified as personal property. Where Lessor is legally
required to file personal property tax returns, Lessor shall provide Lessee with
copies of assessment notices in sufficient time for Lessee to file a protest.
Lessee may, upon notice to Lessor, at Lessee's option and at Lessee's sole
expense, protest, appeal, or institute such other proceedings (in its or
Lessor's name) as Lessee may deem appropriate to effect a reduction of real
estate or personal property assessments for those Impositions to be paid by
Lessee, and Lessor, at Lessee's expense as aforesaid, shall fully cooperate with
Lessee in such protest, appeal, or other action. Lessee hereby agrees to
indemnify, defend, and hold harmless Lessor from and against any claims,
obligations, and liabilities against or incurred by Lessor in connection with
such cooperation, although Lessee is not liable for the amount of any (i) Real
Estate Taxes or (ii) personal property taxes attributable to personal property
owned by Lessor. Lessor, however, reserves the right to effect any such protest,
appeal or other action and, upon notice to Lessee, shall control any such
activity, which shall then go forward at Lessor's sole expense. Upon such
notice, Lessee, at Lessor's expense, shall cooperate fully with such activities.

4.2 UTILITY CHARGES. Lessee will be solely responsible for obtaining
utility services to the Leased Property and will pay, or cause to be paid, all
charges for electricity, gas, oil, water, sewer and other utilities attributable
to, or used on, under or in the Leased Property during the Term as such charges
become due.

4.3 INSURANCE PREMIUMS. Lessee will pay or cause to be paid all
premiums for the insurance coverages required to be maintained by it under
Article XIII. Lessor shall pay or cause to be paid all premiums for the
insurance coverages required to be maintained by it under Article VIII.

ARTICLE V
---------

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<PAGE> 29

NO TERMINATION, ABATEMENT, ETC. Except as otherwise specifically
provided in this Lease, Lessee, to the extent permitted by law, shall remain
bound by this Lease in accordance with its terms and shall neither take any
action without the written consent of Lessor to modify, surrender or terminate
the same, nor seek nor be entitled to any abatement, deduction, deferment or
reduction of the Rent, or setoff against the Rent, nor shall the obligations of
Lessee be otherwise affected by reason of (a) any damage to, or destruction of,
any Leased Property or any portion thereof from whatever cause or any Taking of
the Leased Property or any portion thereof, (b) any claim which Lessee has or
might have against Lessor by reason of any default or breach of any warranty by
Lessor under this Lease or any other agreement between Lessor and Lessee, or to
which Lessor and Lessee are parties, (c) any bankruptcy, insolvency,
reorganization, composition, readjustment, liquidation, dissolution, winding up
or other proceedings affecting Lessor or any assignee or transferee of Lessor,
(d) any lawful or unlawful prohibition of, or restriction upon, Lessee's use of
Leased Property, or interference with such use, or (e) for any other cause
whether similar or dissimilar to any of the foregoing. Lessee hereby
specifically waives all rights, arising from any occurrence whatsoever, which
may now or hereafter be conferred upon it by law to (1) modify, surrender or
terminate this Lease or quit or surrender the Leased Property or any portion
thereof, or (2) abate, reduce, suspend or defer Rent or other sums payable by
Lessee hereunder, except as otherwise specifically provided in this Lease. The
obligations of Lessee hereunder shall be separate and independent covenants and
agreements and the Rent and all other sums payable by Lessee hereunder shall
continue to be payable in all events unless the obligations to pay the same
shall be terminated pursuant to the express provisions of this Lease or by
termination of this Lease other than by reason of an Event of Default.

ARTICLE VI
----------

6.1 OWNERSHIP OF THE LEASED PROPERTY. Lessee acknowledges that the
Leased Property is the property of Lessor and that Lessee has only the right to
the possession and use of the Leased Property upon the terms and conditions of
this Lease.

6.2 LESSEE'S PERSONAL PROPERTY. Throughout the Term, Lessee will
acquire, own, maintain and replace such personal property (other than Capital
Expenditures) and Inventory as is required to operate the Leased Property as a
hotel and, otherwise, in the manner contemplated by this Lease. At all times
during the Term Lessee shall maintain an adequate and customary supply of
inventory. Lessee may (and shall as provided herein below), at its expense,
install, affix or assemble or place on any parcels of the Land or in any of the
Leased Improvements, any items of personal property (including

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<PAGE> 30

Inventory) owned by Lessee (collectively, the "Lessee's Personal Property").
Lessee, at the commencement of the Term, and from time to time thereafter, shall
provide Lessor with an accurate list of all such items of the Lessee's Personal
Property. Lessee may, subject to the conditions set forth in this Section 6.2
and Section 6.3, remove any of Lessee's Personal Property set forth on such list
at any time during the Term or upon the expiration or any prior termination of
the Term. All of Lessee's Personal Property not removed by Lessee within ten
(10) days following the expiration or earlier termination of the Term shall be
considered abandoned by Lessee and may be appropriated, sold, destroyed or
otherwise disposed of by Lessor without first giving Notice thereof to Lessee,
without any payment to Lessee and without any obligation to account therefor.
Lessee will, at its expense, restore the Leased Property to the condition
required by Section 9.1(d), including repair of all damage to the Leased
Property caused by the removal of Lessee's Personal Property, whether effected
by Lessee or Lessor. Lessee may make such financing arrangements, title
retention agreements, leases or other agreements with respect to the Lessee's
Personal Property as it sees fit provided that Lessee first advises Lessor of
any such arrangement and such arrangement expressly provides that in the event
of Lessee's default thereunder, Lessor may assume Lessee's obligations and
rights under such arrangement.

6.3 LESSOR'S LIEN. To the fullest extent permitted by applicable law,
Lessor is granted a lien and security interest on all of Lessee's Personal
Property now or hereinafter placed in or upon the Leased Property, and such lien
and security interest shall remain attached to Lessee's Personal Property until
payment in full of all Rent and satisfaction of all of Lessee's obligations
hereunder; provided, however, Lessor shall subordinate its lien and security
interest to any purchase money security interest of any non-Affiliate of Lessee
which finances such Lessee's Personal Property of such Lessee's Personal
Property, the terms and conditions of such subordination to be satisfactory to
Lessor in the exercise of reasonable discretion. Lessee shall, upon the request
of Lessor, execute such financing statements, estoppel certificates and other
documents or instruments reasonably requested by Lessor to perfect the lien and
security interests herein granted.

ARTICLE VII
-----------

7.1 CONDITION OF THE LEASED PROPERTY. Lessee acknowledges receipt and
delivery of possession of the Leased Property. Lessee has examined and otherwise
has knowledge of the condition of the Leased Property and has found the same to
be satisfactory for its purposes hereunder. Lessee is leasing the Leased
Property "as is," "where is" and with "all faults," in its present condition.
Lessee waives any claim or action against Lessor in respect of the condition of
the Leased Property. THE LEASED PROPERTY IS DEMISED IN ITS PRESENT CONDITION
WITHOUT

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REPRESENTATION OR WARRANTY (EXPRESSED OR IMPLIED) BY LESSOR AND SUBJECT TO THE
RIGHTS OF PARTIES IN POSSESSION, AND TO THE EXISTING STATE OF TITLE INCLUDING
ALL CURRENT AND FUTURE COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS AND OTHER
MATTERS (NOT LIMITED TO ITEMS OF RECORD) INCLUDING ALL APPLICABLE LEGAL
REQUIREMENTS, THE LIEN OF FINANCING INSTRUMENTS, MORTGAGES, DEEDS OF TRUST AND
SECURITY DEEDS, AND INCLUDING OTHER MATTERS WHICH WOULD BE DISCLOSED BY AN
INSPECTION OF THE LEASED PROPERTY OR BY AN ACCURATE SURVEY THEREOF. LESSOR MAKES
NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, IN RESPECT OF THE LEASED
PROPERTY, OR ANY PART THEREOF, EITHER AS TO ITS FITNESS FOR USE, DESIGN OR
CONDITION FOR ANY PARTICULAR USE OR PURPOSE OR OTHERWISE, AS TO THE QUALITY OF
THE MATERIAL OR WORKMANSHIP THEREIN, LATENT OR PATENT, IT BEING AGREED THAT ALL
SUCH RISKS ARE TO BE BORNE BY LESSEE. LESSEE ACKNOWLEDGES THAT THE LEASED
PROPERTY HAS BEEN INSPECTED BY LESSEE AND IS SATISFACTORY TO IT. Notwithstanding
the foregoing, however, to the extent permitted by law, Lessor hereby assigns to
Lessee all of Lessor's rights to proceed against any predecessor in title other
than Lessee (or an Affiliate of Lessee which conveyed the Leased Property to
Lessor) for breaches of warranties or representations or for latent defects in
the Leased Property. Lessor shall fully cooperate with Lessee in the prosecution
of any such claim, in Lessor's or Lessee's name, all at Lessee's sole cost and
expense. Lessee hereby agrees to indemnify, defend and hold harmless Lessor from
and against any claims, obligations and liabilities against or incurred by
Lessor in connection with such cooperation. All amounts recovered that are
attributable to the period after the Term shall belong to Lessor.

7.2 USE OF THE LEASED PROPERTY.

(a) Lessee covenants that it will proceed with all due
diligence and will exercise its best efforts to obtain and to maintain all
approvals needed to use and operate the Leased Property and the Facility under
applicable local, state and federal law.

(b) Lessee shall use or cause to be used the Leased Property
only as a hotel facility (including food and beverage operations) of a caliber
consistent with its present use, and for such other uses as may be necessary or
incidental to such use or such other use as otherwise approved by Lessor (the
"Primary Intended Use"). Lessee shall not use the Leased Property or any portion
thereof for any other use without the prior written consent of Lessor, which
consent may be granted, denied or conditioned in Lessor's sole discretion. No
use shall be made or permitted to be made of the Leased Property, and no acts
shall be done, which will cause the cancellation or increase the premium of any
insurance policy covering the Leased Property or any part thereof (unless
another adequate policy satisfactory to Lessor is available and Lessee pays any
premium increase), nor shall Lessee sell or permit to be kept, used or sold in
or about the Leased

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Property any article which may be prohibited by law or fire underwriter's
regulations. Lessee shall, at its sole cost, comply with all of the requirements
pertaining to the Leased Property of any insurance board, association,
organization or company necessary for the maintenance of insurance, as herein
provided, covering the Leased Property and Lessee's Personal Property.

(c) Subject to the provisions of Articles XIV and XV Lessee
covenants and agrees that during the Term it will (1) maintain, operate
continuously the Leased Property as a hotel facility of the class currently
operated at the Leased Property, (2) keep in full force and effect and comply
with all the provisions of the Franchise Agreement, (3) not terminate or amend
the Franchise Agreement without the consent of Lessor, (4) maintain appropriate
certifications and licenses for such use and otherwise comply with all Legal
Requirements and (5) seek to maximize the gross revenues generated therefrom
consistent with sound business practices.

(d) Lessee shall not commit or suffer to be committed any
waste on the Leased Property, or in the Facility, nor shall Lessee cause or
permit any nuisance thereon.

(e) Lessee shall neither suffer nor permit the Leased Property
or any portion thereof, or Lessee's Personal Property, to be used in such a
manner as (1) might reasonably tend to impair Lessor's (or Lessee's, as the case
may be) title thereto or to any portion thereof, or (2) may reasonably make
possible a claim or claims of adverse usage or adverse possession by the public,
as such, or of implied dedication of the Leased Property or any portion thereof,
subject to Lessor's prior consent.

(f) Except as set forth on Exhibit F attached hereto and
incorporated by reference, Lessee or an Affiliate of Lessee shall not own, or
have any ownership interest in, any hotel or motel property in which Lessor or
an Affiliate of Lessor does not have an interest. Neither Lessee nor an
Affiliate of Lessee shall operate or manage any hotel or motel that is within a
ten (10) mile radius of any hotel or motel property in which Lessor or an
Affiliate of Lessor has an interest on the date Lessee or its Affiliate would
otherwise commence operating or managing such property, other than pursuant to
this Lease or another lease, agreement or arrangement with Lessor or an
Affiliate of Lessor. Lessor agrees to notify Lessee promptly of the location of
any hotel or motel property in which Lessor or an Affiliate of Lessor has an
interest.

(g) Lessee shall not use, generate, handle, dispose or store
Hazardous Materials on the Leased Property, except in the normal course of
operations of the Leased Property as a hotel and in compliance with all
Environmental Laws.

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(h) Lessee shall not enter into any collective bargaining
agreements with respect to any of the employees at the Leased Property without
the prior consent of Lessor, which shall not be unreasonably withheld or
delayed, unless required by law.

(i) Lessee hereby assumes and agrees to perform all of the
obligations of Lessor under all leases in effect at the Leased Property as of
the date of commencement of the Term.

(j) Lessee represents that, as of the date hereof, its sole
business activity consists of, and Lessee covenants that, during the Term
hereof, its sole business activity shall consist of the lease and operation of
the Leased Property, the Other Hotels and the operations described in Exhibit G
attached hereto and incorporated by reference, all of which shall be performed
by subsidiaries of Lessee and not by Lessee directly. Except as provided in the
foregoing sentence, and on Exhibit F, Lessee agrees that neither it nor any of
its Affiliates shall own, lease, operate, manage or franchise, directly or
indirectly, any hotel not owned by Lessor or any Affiliate of Lessor during the
Term of this Lease. Notwithstanding the foregoing, Lessor acknowledges that
Lessee, through its subsidiaries, may engage in third party hotel management,
purchasing services interior design services and other business activities.

7.3 LESSOR TO GRANT EASEMENTS, ETC. Lessor will, from time to time, so
long as no Event of Default has occurred and is continuing, at the request of
Lessee and at Lessee's cost and expense (but subject to the approval of Lessor,
which approval shall not be unreasonably withheld or delayed), (a) grant
easements and other rights in the nature of easements with respect to the Leased
Property to third parties, (b) release existing easements or other rights in the
nature of easements which are for the benefit of the Leased Property, (c)
dedicate or transfer unimproved portions of the Leased Property for road,
highway or other public purposes, (d) execute petitions to have the Leased
Property annexed to any municipal corporation or utility district, (e) execute
amendments or additions to any covenants and restrictions affecting the Leased
Property and (f) execute and deliver to any Person any instrument appropriate to
confirm or effect such grants, releases, dedications, transfers, petitions and
amendments (to the extent of its interests in the Leased Property), but only
upon delivery to Lessor of an Officer's Certificate stating that such grant,
release, dedication, transfer, petition or amendment is beneficial to the proper
conduct of the business of Lessee on the Leased Property and does not materially
reduce the value of the Leased Property.

7.4 COMPLIANCE WITH GROUND LEASE. [Lessee shall comply with the
provisions of the Ground Lease and shall take no action, or omit to take any
action, that would cause or result in any default thereunder]. [IF APPLICABLE]

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ARTICLE VIII
------------

8.1 COMPLIANCE WITH LEGAL, INSURANCE REQUIREMENTS, LESSOR'S INSURANCE
AND TAX OBLIGATIONS. Subject to Article XII relating to permitted contests,
Lessee, at its expense, will promptly (a) comply and cause the Leased Property
to comply with all applicable Legal Requirements and Insurance Requirements in
respect of the use, operation, maintenance, repair and restoration of the Leased
Property; provided, however, that Lessor shall be responsible for the cost of
compliance with Insurance Requirements presented to Lessor in writing including
Franchisor requirements which are related to the leased real and personal
property, as more fully set forth in Article XIII, and shall be responsible for
all Capital Expenditures and the items in clauses (1) through (6) of the
definition of "Impositions" set forth in Article II, unless the need for such
Capital Expenditure is the result of Lessee's negligence, misconduct or an
Alteration made by or commenced by Lessee other than Alterations contained in
the Capital Expenditure Budget, and (b) procure, maintain and comply with all
appropriate licenses and other authorizations required for any use of the Leased
Property and Lessee's Personal Property then being made, and for the proper
erection, installation, operation and maintenance of the Leased Property or any
part thereof.

8.2 LEGAL REQUIREMENTS COVENANTS. Lessee covenants and agrees that the
Leased Property and Lessee's Personal Property shall not be used for any
unlawful purpose, and that Lessee shall not permit or suffer to exist any
unlawful use of the Leased Property by others. Lessee shall acquire and maintain
all appropriate licenses, certifications, permits and other authorizations and
approvals needed to operate the Leased Property in its customary manner for the
Primary Intended Use, and any other lawful use conducted on the Leased Property
as may be permitted from time to time hereunder. Lessee further covenants and
agrees that Lessee's use of the Leased Property and maintenance, alteration, and
operation of the same, and all parts thereof, shall at all times conform to all
Legal Requirements, unless the same are finally determined by a court of
competent jurisdiction to be unlawful (and Lessee shall cause all such
subtenants, invitees or others to so comply with all Legal Requirements). Lessee
may, however, upon prior Notice to Lessor, and subject to the provisions of
Article XII, contest the legality or applicability of any such Legal Requirement
or any licensure or certification decision if Lessee maintains such action in
good faith, with due diligence, without prejudice to Lessor's rights hereunder,
and at Lessee's sole expense. If by the terms of any such Legal Requirement
compliance therewith pending the prosecution of any such proceeding may legally
be delayed without the incurrence of any lien, charge or liability of any kind
against the Facility or Lessee's leasehold interest therein and without
subjecting Lessee or Lessor to any liability, civil or criminal, for failure so
to comply therewith, Lessee may

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<PAGE> 35

delay compliance therewith until the final determination of such proceeding. If
any lien, charge or civil or criminal liability would be incurred by reason of
any such delay, Lessee, on the prior written consent of Lessor, which consent
shall not be unreasonably withheld, may nonetheless contest as aforesaid and
delay as aforesaid provided that such delay would not subject Lessor to criminal
liability and Lessee both (a) furnishes to Lessor security reasonably
satisfactory to Lessor against any loss or injury to Lessor by reason of such
contest or delay and (b) prosecutes the contest with due diligence and in good
faith.

8.3 ENVIRONMENTAL COVENANTS. In addition to, and not in diminution of,
Lessee's covenants and undertakings in Sections 8.1 and 8.2 hereof, Lessee
covenants and undertakes with Lessor as follows:

(a) At all times hereafter until such time as all liabilities,
duties or obligations of Lessee to the Lessor under the Lease have been
satisfied in full, Lessee shall fully comply with all Environmental Laws
applicable to the Leased Property and the operations thereon, subject to
Lessor's obligation to pay for Capital Expenditures, Lessee agrees to give
Lessor prompt written notice of (1) all Environmental Liabilities; (2) all
pending, threatened or anticipated Proceedings, and all notices, demands,
requests or investigations, relating to any Environmental Liability or relating
to the issuance, revocation or change in any Environmental Authorization
required for operation of the Leased Property; (3) all Releases at, on, in,
under or in any way affecting the Leased Property, or any Release known by
Lessee at, on, in or under any property adjacent to or near the Leased Property;
and (4) all facts, events or conditions that could reasonably lead to the
occurrence of any of the above-referenced matters.

(b) Lessor hereby agrees to defend, indemnify and save
harmless any and all Lessee Indemnified Parties from and against any and all
Identified Environmental Liabilities and Unidentified Environmental Liabilities,
in all cases, which were caused by the acts or negligent failures to act of
Lessor.

(c) Lessee hereby agrees to defend, indemnify and save
harmless any and all Lessor Indemnified Parties from and against any and all
Unidentified Environmental Liabilities caused by the acts or negligent failures
to act of Lessee. Lessee's responsibility to indemnify Lessor shall survive the
termination of this Lease.

(d) If any Proceeding is brought against any Indemnified Party
in respect of an Environmental Liability with respect to which such Indemnified
Party may claim indemnification under either Section 8.3(b) or (c) (an
"Indemnified Environmental Liability"), the Indemnifying Party, upon request,
shall at its sole expense resist and defend such Proceeding, or cause the same

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to be resisted and defended by counsel designated by the Indemnified Party and
approved by the Indemnifying Party, which approval shall not be unreasonably
withheld; provided, however, that such approval shall not be required in the
case of defense by counsel designated by any insurance company undertaking such
defense pursuant to any applicable policy of insurance. Each Indemnified Party
shall have the right to employ separate counsel in any such Proceeding and to
participate in the defense thereof, but the fees and expenses of such counsel
will be at the sole expense of such Indemnified Party unless such counsel has
been approved by the Indemnifying Party, which approval shall not be
unreasonably withheld. The Indemnifying Party shall not be liable for any
settlement of any such Proceeding made without its consent, which shall not be
unreasonably withheld, but if settled with the consent of the Indemnifying
Party, or if settled without its consent (if its consent shall be unreasonably
withheld), or if there be a final, nonappealable judgment for an adversarial
party in any such Proceeding, the Indemnifying Party shall indemnify and hold
harmless the Indemnified Parties from and against any liabilities incurred by
such Indemnified Parties by reason of such settlement or judgment.

For purposes of this Section 8.3, all amounts for which any
Indemnitee seeks indemnification shall be computed net of (a) any actual income
tax benefit resulting therefrom to such Indemnitee, (b) any insurance proceeds
received (net of tax effects) with respect thereto, and (c) any amounts
recovered (net of tax effects) from any third parties based on claims the
Indemnitee has against such third parties which reduce the damages that would
otherwise be sustained; provided that in all cases, the timing of the receipt or
realization of insurance proceeds or income tax benefits or recoveries from
third parties shall be taken into account in determining the amount of reduction
of damages. Each Indemnitee agrees to use its reasonable efforts to pursue, or
assign to Lessee, any claims or rights it may have against any third party which
would materially reduce the amount of damages otherwise incurred by such
Indemnitee.

Notwithstanding anything to the contrary contained in this
Lease, if Lessor shall become entitled to the possession of the Leased Property
by virtue of the termination of this Lease or repossession of the Leased
Property, then Lessor may assign its indemnification rights under Section 8.3 of
this Lease (but not any other rights hereunder) to any Person to whom the Lessor
subsequently transfers the Leased Property, subject to the following conditions
and limitations, each of which shall be deemed to be incorporated into the terms
of such assignment, whether or not specifically referred to therein;

(1) The indemnification rights referred to in
this section may be assigned only if a known
Environmental Liability then exists or if a Proceeding

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is then pending or, to the knowledge of Lessee or
Lessor, then threatened with respect to the Leased
Property;

(2) Such indemnification rights shall be limited
to Indemnified Environmental Liabilities relating to or
specifically affecting the Leased Property; and

(3) Any assignment of such indemnification rights
shall be limited to the immediate transferee of Lessor, and
shall not extend to any such transferee's successors or
assigns.

(e) At any time any Indemnitee has reason to believe
circumstances exist which could reasonably result in an Indemnified
Environmental Liability, upon reasonable prior written notice to Lessee stating
such Indemnitee's basis for such belief, an Indemnitee shall be given immediate
access to the Leased Property (including, but not limited to, the right to enter
upon, investigate, drill wells, take soil borings, excavate, monitor, test, cap
and use available land for the testing of remedial technologies), Lessee's
employees, and to all relevant documents and records regarding the matter as to
which a responsibility, liability or obligation is asserted or which is the
subject of any Proceeding; provided that such access may be conditioned or
restricted as may be reasonably necessary to ensure compliance with Legal
Requirements and the safety of personnel and facilities or to protect
confidential or privileged information. All Indemnitees requesting such
immediate access and cooperation shall endeavor to coordinate such efforts to
result in as minimal interruption of the operation of the Leased Property as
practicable.

ARTICLE IX
----------

9.1 MAINTENANCE AND REPAIR.

(a) Subject to Lessor's obligation to make Capital
Expenditures and performance of Lessor's obligations under Subsection 9.1(c),
Lessee, at its sole expense, shall keep the Leased Property in good order and
repair, except for ordinary wear and tear (whether or not the need for such
repairs occurred as a result of Lessee's use, any prior use, the elements or the
age of the Leased Property, or any portion thereof). Except as otherwise
provided in Section 9.1(b), Article XIV or Article XV, and subject to Lessor's
obligation to make Capital Expenditures, Lessee shall, with reasonable
promptness, make all necessary and appropriate repairs, replacements, and
improvements thereto of every kind and nature, whether interior or exterior
ordinary or extraordinary, foreseen or unforeseen, or arising by reason of a
condition existing prior to the commencement of the Term of this Lease
(concealed or otherwise), or required by any governmental

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agency having jurisdiction over the Leased Property. Lessee, however, shall be
permitted upon prior written notice to Lessor to prosecute claims against
Lessor's predecessors in title for breach of any representation or warranty or
for any latent defects in the Leased Property to be maintained by Lessee unless
Lessor is already diligently pursuing or elects to diligently pursue such a
claim. All repairs shall, to the extent reasonably achievable, be at least
equivalent in quality to the original work. Lessee will not take or omit to take
any action, the taking or omission of which might materially impair the value or
the usefulness of the Leased Property or any part thereof for its Primary
Intended Use.

(b) Lessee shall, upon the expiration or prior termination of
the Term, vacate and surrender the Leased Property to Lessor in the condition in
which the Leased Property was originally received from Lessor, except as
repaired, rebuilt, restored, altered or added to as permitted or required by the
provisions of the Lease and except for ordinary wear and tear (subject to the
obligation of Lessee to maintain the Leased Property in good order and repair,
as provided in Subsection 9.1(a), damage by casualty or Condemnation, and
Lessor's obligations with respect to Capital Expenditures.

(c) Lessor shall be responsible for and pay for items of a
capital nature as defined in Exhibit E and to make Capital Expenditures, all as
required by and provided in Section 3.7

9.2 ENCROACHMENTS, RESTRICTIONS, ETC. If, as a result of any act or
omission by Lessee, any of the Leased Improvements, at any time, materially
encroach upon any property, street or right-of-way adjacent to the Leased
Property, or violate the agreements or conditions contained in any lawful
restrictive covenant or other agreement affecting the Leased Property, or any
part thereof, or impair the rights of others under any easement or right-of-way
to which the Leased Property is subject (each of the foregoing conditions being
referred to herein as an "Encroachment"), then promptly upon the request of
Lessor or at the behest of any person affected by any such encroachment,
violation or impairment, Lessee shall, at its expense, subject to its right to
contest the existence of any encroachment, violation or impairment and in such
case, in the event of an adverse final determination, either (a) obtain valid
and effective waivers or settlements of all claims, liabilities and damages
resulting from each such encroachment, violation or impairment, whether the same
shall affect Lessor or Lessee or (b) make such changes in the Leased
Improvements, and take such other actions, as Lessee in the good faith exercise
of its judgment deems reasonably practicable to remove such encroachment, and to
end such violation or impairment, including, if necessary, the alteration of any
of the Leased Improvements, and in any event take all such actions as may be
necessary in order to be able to continue the operation of the Leased
Improvements for the Primary Intended Use

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substantially in the manner and to the extent of the Leased Improvements were
operated prior to the assertion of such violation, impairment or encroachment.
If any such alteration is required for any reason other than Lessee's willful
misconduct or gross negligence, the cost of such alterations shall be treated as
Capital Expenditures and be performed pursuant to Section 3.7. Any such
alteration shall be made in conformity with the applicable requirements of
Article X. Nothing contained herein shall be construed as imposing on Lessee any
liability for, or responsibility for remedying the effects of, any Encroachment
occurring other than as a result of any willful misconduct or gross negligence
of Lessee. Lessee's obligations under this Section 9.2 shall be in addition to
and shall in no way discharge or diminish any obligation of any insurer under
any policy of title or other insurance held Lessor.

ARTICLE X
---------

10.1 ALTERATIONS. Lessee shall have the right, but not the obligation,
with the prior approval of Lessor (which approval may not be unreasonably
withheld) to make additions, modifications or improvements to the Leased
Property in connection with the Primary Intended Use (collectively,
"Alterations"), provided that such action shall not significantly alter the
character or purposes or significantly detract from the value or operating
efficiency thereof and will not impair the revenue-producing capability of the
Leased Property or adversely affect the ability of Lessee to comply with the
provisions of this Lease. As a condition of its approval, Lessor may retain the
right to separately approve all plans and specifications related to any
additions, modifications or improvements. Lessor may further require Lessee to
obtain appropriate completion bonds and to provide for the removal of any
improvements upon the termination of this Lease. The cost of such Alterations
shall, subject to Lessor's obligations to make Capital Expenditures, be paid by
Lessee, and all such Alterations shall be included under the terms of this Lease
and upon expiration or earlier termination of the Lease shall pass to and become
the property of Lessor.

10.2 SALVAGE. All materials which are scrapped or removed in connection
with the making of repairs or alterations required or permitted by Article IX or
X shall be or become the property of Lessor or Lessee depending on which party
is paying for or providing the financing for such work.

10.3 JOINT USE AGREEMENTS. If Lessee constructs additional improvements
that are connected to the Leased Property or share maintenance facilities, HVAC
(as defined in Section 13.1(b)), electrical, plumbing or other systems,
utilities, parking or other amenities, the parties shall enter into a mutually
agreeable cross-easement or joint use agreement to make available necessary
services and facilities in connection with such

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additional improvements, to protect each of their respective interests in the
properties affected, and to provide for separate ownership, use, and/or
financing of such improvements.

ARTICLE XI
----------

LIENS. Subject to the provision of Article XII relating to permitted
contests, Lessee will not directly or indirectly create or allow to remain and
will promptly discharge at its expense any lien, encumbrance, attachment, title
retention agreement or claim upon the Leased Property or any attachment, levy,
claim or encumbrance in respect of the Rent, not including, however, (a) this
Lease, (b) the matters, if any, included as exceptions in the title policy
insuring Lessor's interest in the Leased Property, (c) restrictions, liens and
other encumbrances which are consented to in writing by Lessor or any easements
granted pursuant to the provisions of Section 7.3 of this Lease, (d) liens for
those Impositions upon Lessor which Lessee is not required to pay hereunder, (e)
subleases permitted by Article XXIII hereof, (f) liens for Impositions or for
sums resulting from noncompliance with Legal Requirements so long as (1) the
same are not yet payable or are payable without the addition of any fine or
penalty or (2) such liens are in the process of being contested as permitted by
Article XII, (g) liens of mechanics, laborers, materialmen, suppliers or vendors
for sums either disputed or not yet due provided that (1) the payment of such
sums shall not be postponed under any related contract for more than sixty (60)
days after the completion of the action giving rise to such lien and such
reserve or other appropriate provisions as shall be required by law or generally
accepted accounting principles shall have been made therefor or (2) any such
liens are in the process of being contested as permitted by Article XII hereof,
and (h) any liens which are the responsibility of Lessor pursuant to the
provisions of Article XXXIV of this Lease, or result from Lessor's wrongful
failure to pay for Capital Expenditures.

ARTICLE XII
-----------

PERMITTED CONTESTS. Lessee shall have the right to contest the amount
or validity of any Imposition to be paid by Lessee or any Legal Requirement or
Insurance Requirement or any lien, attachment, levy, encumbrance, charge or
claim ("Claims") not otherwise permitted by Article XI, by appropriate legal
proceedings in good faith and with due diligence (but this shall not be deemed
or construed in any way to relieve, modify or extend Lessee's covenants to pay
or its covenants to cause to be paid any such charges at the time and in the
manner as in this Article provided), on condition, however, that such legal
proceedings shall not operate to relieve Lessee from its obligations hereunder
and shall not cause the sale or risk the

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loss of the Leased Property, or any part thereof, or cause Lessor or Lessee to
be in default under any mortgage, deed of trust or security deed encumbering the
Leased Property or any interest therein. Upon the request of Lessor, Lessee
shall either (a) provide a bond or other assurance reasonably satisfactory to
Lessor that all Claims which may be assessed against the Leased Property
together with interest and penalties, if any, thereon will be paid, or (b)
deposit within the time otherwise required for payment with a bank or trust
company as trustee upon terms reasonably satisfactory to Lessor, as security for
the payment of such Claims, money in an amount sufficient to pay the same,
together with interest and penalties in connection therewith, as to all Claims
which may be assessed against or become a Claim on the Leased Property, or any
part thereof, in said legal proceedings. Lessee shall furnish Lessor and any
lender of Lessor with reasonable evidence of such deposit within five days of
the same. Lessor agrees to join in any such proceedings if the same be required
to legally prosecute such contest of the validity of such Claims; provided,
however, that Lessor shall not thereby be subjected to any liability for the
payment of any costs or expenses in connection with any proceedings brought by
Lessee; and Lessee covenants to indemnify and save harmless Lessor from any such
costs or expenses. Lessee shall be entitled to any refund of any Claims and such
charges and penalties or interest thereon which have been paid by Lessee or paid
by Lessor and for which Lessor has been fully reimbursed. In the event that
Lessee fails to pay any Claims when due or to provide the security therefor as
provided in this paragraph and to diligently prosecute any contest of the same,
Lessor may, upon ten days advance Notice to Lessee, pay such charges together
with any interest and penalties and the same shall be repayable by Lessee to
Lessor as Additional Charges at the next Payment Date provided for in this
Lease. Provided, however, that should Lessor reasonably determine that the
giving of such Notice would risk loss to the Leased Property or cause damage to
Lessor, then Lessor shall give such Notice as is practical under the
circumstances. Lessor reserves the right to contest any of the Claims at its
expense not pursued by Lessee. Lessor and Lessee agree to cooperate in
coordinating the contest of any claims.

ARTICLE XIII
------------

13.1 GENERAL INSURANCE REQUIREMENTS. Lessee shall at all times keep the
Leased Property and the Facility (including all personal property) insured with
the kinds and amounts of insurance described below and in compliance with any
Franchise requirements; provided, however, that as to both Lessor's and Lessee's
insurance requirements, the kinds and amounts of insurance required are
reasonably available for purchase from insurance companies (i) authorized to
write insurance in the State and (ii) with a minimum financial stability rating
(A.M. Bests Rating) of "A minus 7" (or as otherwise reasonably

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acceptable to Lessor). The insurance shall be maintained in the amounts set
forth below with deductibles in amounts reasonably acceptable to Lessor. The
policies shall name Lessor and Lessee as insureds or as additional named
insureds, as the case may be. Losses shall be payable to Lessor and/or its
lenders except that Lessee's Business Interruption Insurance and Personal
Property Insurance shall name Lessor as loss payee. Any loss adjustment shall
require the written mutual consent of Lessor and Lessee, each acting reasonably
and in good faith. Evidence of insurance shall be provided to each party on the
date hereof, and evidence of renewal shall be provided, no later than thirty
(30) days prior to expiration of any policy required hereunder. The policies on
the Leased Property, including the Leased Improvements, Fixtures and all
personal property shall include:

(a) Lessor shall provide building insurance on the "Special
Form" (formerly "All Risk" form) in an amount and carry such risks as are
reasonably acceptable to Lessor, and personal property insurance on its property
as is reasonably acceptable to it;

(b) Lessor shall provide insurance on the "Comprehensive
Coverage Form" for loss or damage (direct and indirect) from steam boilers,
pressure vessels, electrical and mechanical systems, heating, ventilation and
air conditioning ("HVAC") systems or similar apparatus, now or hereafter
installed in the Facility, in an amount reasonably determined by Lessor from
time to time;

(c) Lessee shall provide loss of income/business interruption
insurance/rent insurance on the "Special Form", with proceeds to be in an amount
not less than one year of gross rent and other charges hereunder;

(d) Lessee shall provide commercial general liability
insurance, with amounts not less than $10,000,000, together with excess
liability coverage of not less than $50,000,000, covering each of the following:
bodily injury, death, or property damage liability per occurrence, personal and
advertising injury, general aggregate, products and completed operations, and
"all risk legal liability" (including, but not limited to, liquor law or "dram
shop" liability), all with respect to Lessor, Lessee and the Leased Property;

(e) Except to the extent Lessee is required to pay for the
same, or otherwise required to be provided by Lessor hereunder, Lessor shall
provide insurance covering such other hazards and in such amounts as may be
customary for comparable properties in the vicinity of the Leased Property and
reasonably acceptable to Lessor and is available from insurance companies,
insurance pools or other appropriate companies authorized to do business in the
State, and each with a minimum financial stability rating (A.M. Bests Rating) of
"A minus 7," at rates

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which are economically practicable in relation to the risks
covered as may be reasonably requested by Lessee;

(f) Lessee shall provide fidelity bonds with limits and
deductibles as may be reasonably requested by Lessor, covering Lessee's
employees and other crime insurance as may be reasonably required by Lessor;

(g) Lessee shall provide workmen's compensation insurance to
the extent required by law;

(h) Lessee shall provide vehicle liability and physical
damage insurance for owned, non-owned, and hired vehicles, in the amount of
$10,000,000; and

(i) Lessee shall provide such other insurance as Lessor may
reasonably request for facilities such as the Leased Property and the operation
thereof, consistent with Lessee's and Lessor's obligations hereunder.

13.2 FULL REPLACEMENT COST. The term "full replacement cost" as used
herein shall mean the actual replacement cost of the Leased Property requiring
replacement from time to time including an increased cost of construction
endorsement in the amount of $5,000,000, if available, and the cost of debris
removal in an amount not to exceed twenty-five percent (25%) of the cost of
construction. In the event either party believes that full replacement cost has
increased or decreased at any time during the Lease Term, it shall have the
right to have such full replacement cost redetermined. Lessee shall obtain such
additional insurance as may be required as a result of such redetermination as
full replacement cost.

13.3 WAIVER OF SUBROGATION. All insurance policies covering the Leased
Property, the Fixtures, the Facility or any personal property, including,
without limitation, contents, fire, property and "special perils" insurance,
shall expressly waive any right of subrogation on the part of the insurer
against the other party. Such policies will include such waiver clause or
endorsement so long as the same are obtainable without unreasonable extra cost,
and in the event of such an extra charge the other party, at its election, may
pay the same, but shall not be obligated to do so.

13.4 WAIVER OF COINSURANCE. All insurance policies covering the Leased
Property, the Fixtures, the Facility or any personal property, and all insurance
covering loss of income and business interruption, shall expressly waive any
coinsurance penalty and resulting reduction in insurance proceeds, provided that
a waiver of coinsurance is applicable with respect to a given insurance policy.

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13.5 FORM SATISFACTORY, ETC. All of the policies of insurance referred
to in this Article XIII shall be written in a form satisfactory to Lessor and
Lessee and by insurance companies satisfactory to Lessor and Lessee. Each party
agrees that it will not unreasonably withhold its approval as to the form of the
policies of insurance or as to the insurance companies selected. All premiums
therefor, shall be paid and such policies or binders delivered and followed with
duplicate policies as issued thereof to the other party prior to their effective
date (and, with respect to any renewal policy, thirty (30) days prior to the
expiration of the existing policy), and in the event of the failure of the party
required to provide such insurance either to effect such insurance as herein
called for or to pay the premiums therefor, or to deliver such policies or
certificates thereof at the times required, the other party shall be entitled,
but shall have no obligation, to effect such insurance and pay the premiums
therefor, which premiums shall be repayable upon written demand therefor. Each
insurer mentioned in this Article XIII shall agree, by endorsement to the policy
or policies issued by it, or by independent instrument, that it will give thirty
(30) days' written notice before the policy or policies in question shall be
materially altered, not renewed or cancelled.

13.6 INCREASE IN LIMITS. If either Lessor or Lessee at any time deems
the limits of bodily injury or property damage under the comprehensive public
liability insurance then carried to be either excessive or insufficient, Lessor
or Lessee shall endeavor in good faith to agree on the proper and reasonable
limits for such insurance to be carried; provided, however, that such limits
shall not be reduced below a minimum limit of $10,000,000. Thereafter, such
insurance shall be carried with the limits thus agreed on until further change
pursuant to the provisions of this Section.

13.7 BLANKET POLICY. Notwithstanding anything to the contrary contained
in this Article XIII, Lessee's obligations to carry the insurance provided for
herein may be brought within the coverage of a so-called blanket policy or
policies of insurance; provided, however, that the coverage afforded will not be
reduced or diminished or otherwise be different from that which would exist
under a separate policy meeting all other requirements of this Lease by reason
of the use of such blanket policy of insurance, and provided further that the
requirements of this Article XIII are otherwise satisfied.

13.8 NO SEPARATE INSURANCE. Neither Lessee nor Lessor on its own
initiative, or pursuant to the request or requirement of any third party, shall
(i) take out separate insurance concurrent in form or contributing in the event
of loss, with that required in this Article, or (ii) increase the amount of any
then existing insurance by securing an additional policy or additional policies,
unless all parties having an insurable interest in the subject matter of the
insurance, are included therein as

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additional insureds, and the loss is payable under such additional separate
insurance in the same manner as losses are payable under this Lease. The party
obtaining such separate insurance shall immediately notify the other party of
the obtaining of any such separate insurance or of the increasing of any of the
amounts of the then existing insurance.

13.9 REPORTS OF INSURANCE CLAIMS. Lessee shall promptly investigate and
make a written report to the appropriate insurance company as to all accidents,
claims for damage relating to the ownership, operation, and maintenance of the
Leased Improvements, any damage or destruction to the Leased Improvements and
the estimated cost of repair thereof and shall prepare any and all reports
required by any insurance company in connection therewith. Lessee shall submit
such proposed filings and reports relating to such claims to Lessor for its
review and approval, which approval shall not be unreasonably withheld or
delayed, prior to submitting same to the appropriate insurance company. All
other adjustments, settlements and compromises shall be made only with the prior
written consent of Lessor.

13.10 FAILURE TO OBTAIN INSURANCE. In the event that Lessee shall fail
to obtain or maintain any such insurance, Lessor shall have the right but not
the obligation, to obtain such insurance and to charge the Premium cost of such
to Lessee as Additional Changes.

ARTICLE XIV
-----------

14.1 INSURANCE PROCEEDS. All proceeds payable by reason of any loss or
damage to the Leased Property, or any portion thereof, and insured under any
policy of insurance required by Article XIII of this Lease shall be paid by the
payor to Lessor. If for any reason such proceeds are paid to any Person other
than Lessor, the recipient shall surrender all proceeds to Lessor to be held in
trust by Lessor in an interest-bearing account (subject to the provisions of
Section 14.6). The net proceeds shall be made available for reconstruction or
repair, as the case may be, of any damage to or destruction of the Leased
Property, or any portion thereof, and shall be paid out by Lessor from time to
time for the reasonable costs of such reconstruction or repair upon satisfaction
of reasonable terms and conditions. Any excess proceeds of insurance remaining
after the completion of the restoration or reconstruction of the Leased Property
shall be paid to Lessor. If Lessor is not required to, and elects not to, repair
and restore, and the Lease is terminated as described in Section 14.2(a), all
such insurance proceeds shall be retained by Lessor. All salvage resulting from
any risk covered by insurance shall belong to Lessor.

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14.2 RECONSTRUCTION IN THE EVENT OF DAMAGE OR DESTRUCTION
COVERED BY INSURANCE.

(a) If during the Term the Leased Property is totally or
partially damaged or destroyed by a risk covered by the insurance described in
Article XIII and the Facility thereby is rendered Unsuitable for its Primary
Intended Use or following such casualty the Facility is uneconomic for its
Primary Intended Use, Lessor shall, at Lessor's option, either (1) restore the
Facility to substantially the same condition as existed immediately before the
damage or destruction and otherwise in accordance with the terms of the Lease,
or (2) terminate this Lease by Notice to Lessee given within ninety (90) days of
the date of such damage or destruction. If Lessor determines to terminate this
Lease, the Lease will terminate as of the date specified in Lessor's notice not
later than sixty (60) after such notice without further liability hereunder
(other than liability stated to survive the expiration or termination hereof)
and Lessor shall be entitled to retain all insurance proceeds.

(b) Except as provided in Section 14.6, if during the Term the
Leased Property is partially damaged or destroyed by a risk covered by the
insurance described in Article XIII, but the Facility is not thereby rendered
Unsuitable for its Primary Intended Use, provided the Facility is not unecomonic
for its Primary Intended Use, Lessor shall restore the Facility to substantially
the same condition as existed immediately before the damage or destruction and
otherwise in accordance with the terms of this Lease to the extent it can
reasonably do so with the net insurance proceeds actually received in respect to
such damage or destruction. Such damage or destruction shall not terminate this
Lease; provided, however, that if Lessor cannot within a reasonable time, obtain
all necessary government approvals, including building permits, licenses and
conditional use permits, after diligent efforts to do so, in order to be able to
perform all required repair and restoration work and to operate the Facility for
its Primary Intended Use in substantially the same manner as that existing
immediately prior to such damage or destruction and otherwise in accordance with
the terms of this Lease, this Lease shall terminate on the date which is thirty
(30) days after Lessor shall have notified the Lessee of the passage in such
Lessor's reasonable determination of such reasonable period of time.

(c) If Lessor elects to repair or restore the Leased Property,
and the cost of the repair or restoration exceeds the net amount of proceeds
received by Lessor from the insurance required under Article XIII, Lessor shall
be obligated to contribute any excess amounts needed to restore the Leased
Property.

14.3 RECONSTRUCTION IN THE EVENT OF DAMAGE OR DESTRUCTION
NOT COVERED BY INSURANCE. Except as provided in Section 14.6

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below, if during the Term the Facility is totally or materially destroyed by a
risk not covered by the insurance described in Article XIII (whether or not
actually obtained or in full force), whether or not such damage or destruction
renders the Facility Unsuitable for its Primary Intended Use, Lessor at its
option shall either (a) repair, rebuild or restore the Facility at Lessor's sole
expense to substantially the same condition it was in immediately before such
damage or destruction and such damage or destruction shall not terminate this
Lease, or (b) terminate this Lease by Notice to Lessee given within ninety (90)
days of the date of such destruction and this Lease will terminate as of the
date specified in Lessor's notice not later than 60 days after such notice. If
such damage or destruction is not material, Lessor shall restore the Facility to
substantially the same condition as existed immediately before the damage or
destruction and otherwise in accordance with the terms of the Lease.

14.4 LESSEE'S PERSONAL PROPERTY. All insurance proceeds
payable by reason of any loss of or damage to any of Lessee's
Personal Property shall be paid to Lessee.

14.5 ABATEMENT OF RENT. In the event of a casualty, except as otherwise
provided herein, this Lease shall remain in full force and effect and Lessee's
obligation to make rental payments and to pay all other charges required by this
Lease (whether through the payment of insurance proceeds to Lessor or otherwise)
shall remain unabated.
14.6 DAMAGE NEAR END OF TERM. Notwithstanding any provisions of Section
14.2 or 14.3 to the contrary, if damage to or destruction of the Facility occurs
during the last twenty-four (24) months of the Term, and such damage or
destruction cannot be repaired or restored within the earlier of (i) twelve (12)
months, or (ii) the expiration of the Term, then Lessee shall have the right to
terminate this Lease by giving written notice to Lessor within 60 days after the
date of damage or destruction, whereupon all accrued Rent shall be paid
immediately.

14.7 WAIVER. Lessee hereby waives any statutory rights of termination
that may arise by reason of any damage or destruction of the Facility that
Lessor is obligated to restore or may restore under any of the provisions of
this Lease.

ARTICLE XV
----------

15.1 PARTIES' RIGHTS AND OBLIGATIONS. If during the Term there is any
Condemnation of all or any part of the Leased Property or any interest in this
Lease, the rights and obligations of Lessor and Lessee shall be determined by
this Article XV.

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15.2 TOTAL TAKING. If (i) title to the fee of the whole of the Leased
Property or [(ii) THE ENTIRE GROUND LEASE IS CONDEMNED BY ANY CONDEMNOR], this
Lease shall cease and terminate as of the Date of Taking by the Condemnor. If
title to the fee of less than the whole of the Leased Property is so taken or
condemned, which nevertheless renders the Leased Property Unsuitable or
Uneconomic for its Primary Intended Use, Lessee and Lessor shall each have the
option, by notice to the other, at any time prior to the date that is 30 days
after the Date of Taking, to terminate this Lease as of the Date of Taking. Upon
such date, if such Notice has been given, this Lease shall thereupon cease and
terminate. All Rent paid or payable by Lessee hereunder shall be apportioned as
of the Date of Taking, and Lessee shall promptly pay Lessor such amounts. In the
event of any such termination, the provisions of Section 15.6 shall apply.

15.3 ALLOCATION OF AWARD. The total Award made with respect to the
Leased Property or for loss of rent, or for Lessor's loss of business beyond the
Term of this Lease, shall be solely the property of and payable to Lessor. Any
Award made for the taking of Lessee's Personal Property, or for removal and
relocation expenses of Lessee in any such proceedings shall be the sole property
of and payable to Lessee. In any Condemnation proceedings, Lessor and Lessee
shall each seek its Award in conformity herewith, at its respective expense;
provided, however, Lessee shall not initiate, prosecute or acquiesce in any
proceedings that may result in a diminution of any Award payable to Lessor.

15.4 PARTIAL TAKING. If title to less than the whole of the Leased
Property is condemned, and the Leased Property is still suitable for its Primary
Intended Use, and not Uneconomic for its Primary Intended Use, or if Lessee or
Lessor is entitled but each fails to timely elect to terminate this Lease as
provided in Section 15.3 hereof, Lessor at its cost (not to exceed the net
Condemnation Award) shall with all reasonable dispatch after the payment of such
award to Lessor restore the untaken portion of any Leased Improvements so that
such Leased Improvements constitute a complete architectural unit of the same
general character and condition (as nearly as may be possible under the
circumstances) as the Leased Improvements existing immediately prior to the
Condemnation. During and after the restoration of the untaken portion of the
Leased Property, Base Rent shall be abated in the manner and to the extent that
is fair, just and equitable to both Lessee and Lessor, taking into
consideration, among other relevant factors, the number of usable rooms, the
amount of square footage, and the revenues affected by such partial Taking. In
the event Base Rent is abated, the Threshold Amounts shall also be reduced
accordingly. If Lessor and Lessee are unable to agree upon the amount of such
abatement and for reduction within thirty (30) days after such partial Taking,
the matter may be submitted by either party to a court of competent jurisdiction
for resolution.

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15.5 TEMPORARY TAKING. If the whole or any part of the Leased Property
or of Lessee's interest under this Lease is condemned by any Condemnor for its
temporary use or occupancy, this Lease shall not terminate by reason thereof,
and Lessee shall continue to pay, in the manner and at the terms herein
specified, the full amounts of Rent and Additional Charges, but, if the entire
Leased Property is so condemned, only to the extent of net proceeds of
condemnation awards. Except only to the extent that Lessee may be prevented from
so doing pursuant to the terms of the order of the Condemnor, Lessee shall
continue to perform and observe all of the other terms, covenants, conditions
and obligations hereof on the part of the Lessee to be performed and observed,
as though such Condemnation had not occurred. In the event of any Condemnation
as in this Section 15.5 described, the entire amount of any Award made for such
Condemnation allocable to the Term, whether paid by way of damages, rent or
otherwise, shall be paid to Lessee. Lessor covenants that upon the termination
of any such period of temporary use or occupancy it will, at its sole expense,
restore the Leased Property as nearly as may be reasonably possible to the
condition in which the same was immediately prior to such Condemnation, unless
such period of temporary use or occupancy extends beyond the expiration of the
Term, in which case Lessor shall not be required to make such restoration.

ARTICLE XVI
-----------

16.1 EVENTS OF DEFAULT. If any one or more of the
following events (individually, an "Event of Default") occurs:

(a) Lessee fails to make payment of the Base Rent when the
same becomes due and payable and such condition continues for a period of ten
(10) days; or

(b) Lessee fails to make payment of Percentage Rent when the
same becomes due and payable and such condition continues for a period of ten
(10) days; or

(c) Lessee fails to observe or perform any other term,
covenant or condition of this Lease and such failure is not cured by Lessee
within a period of thirty (30) days after receipt by the Lessee of Notice
thereof from Lessor, unless such failure cannot with due diligence be cured
within a period of thirty (30) days, in which case it shall not be deemed an
Event of Default if Lessee proceeds promptly and with due diligence to cure the
failure and diligently completes the curing thereof; provided, however, in no
event shall such cure period extend beyond one hundred eighty (180) days after
such Notice; or

(d) Lessee shall file a petition in bankruptcy or
reorganization for an arrangement pursuant to any federal or state bankruptcy
law or any similar federal or state law, or

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shall be adjudicated a bankrupt or shall make an assignment for the benefit of
creditors or shall admit in writing its inability to pay its debts generally as
they become due, or if a petition or answer proposing the adjudication of the
Lessee as a bankrupt or its reorganization pursuant to any federal or state
bankruptcy law or any similar federal or state law shall be filed in any court
and the Lessee shall be adjudicated a bankrupt and such adjudication shall not
be vacated or set aside or stayed within sixty (60) days after the entry of an
order in respect thereof, or if a receiver of the Lessee or of the whole or
substantially all of the assets of the Lessee shall be appointed in any
proceeding brought by the Lessee or if any such receiver, trustee or liquidator
shall be appointed in any proceeding brought against the Lessee and shall not be
vacated or set aside or stayed within sixty (60) days after such appointment; or

(e) without Lessor's consent, Lessee is liquidated or
dissolved, or begins proceedings toward such liquidation or dissolution, or, in
any manner, permits the sale or divestiture of substantially all of its assets;
or

(f) the estate or interest of Lessee in the Leased Property or
any part thereof is voluntarily or involuntarily transferred, assigned,
conveyed, levied upon or attached in an proceeding (unless Lessee is contesting
such lien or attachment in good faith in accordance with Article XII hereof); or

(g) except as a result of damage, destruction or a partial or
complete Condemnation, Lessee voluntarily ceases operation of the Leased
Property for a period in excess of ten (10) days;

(h) the Franchise Agreement with respect to the Facility on
the Leased Premises is terminated by the franchisor as a result of any action or
failure to act by the Lessee or any Person with whom the Lessee contracts for
management services at the Facility; or

(i) an Event of Default shall occur under any
Percentage Lease (other than this Lease) between Lessor and
Lessee; or

(j) Robert Boykin, John Boykin and their heirs shall at any
time cease to own directly not less than a collective 51% interest in Lessee or
shall fail to collectively control Lessee unless Lessor shall, in its sole and
absolute discretion, have granted its prior written consent thereto; or

(k) Lessee shall breach the terms of Section 7.2(f),
Article 19, Section 23.1, or Section 24.2; or

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(l) a breach or default shall occur under the Alignment of
Interests Agreement, which breach or default shall continue beyond any
applicable notice or grace period;

then, and in any such event, Lessor may, so long as such Event of Default
continues, exercise one or more remedies available to it herein or at law or in
equity including, but not limited to, its right to terminate this Lease by
giving Lessee the shortest Notice of such termination permitted by law.

If litigation is commenced with respect to any alleged default under
this Lease, the prevailing party in such litigation shall receive, in addition
to its damages incurred, such sum as the court shall determine as its reasonable
attorneys' fees, and all costs and expenses incurred in connection therewith.

No Event of Default (other than a failure to make a payment of money)
shall be deemed to exist under clause (c) during any time the curing thereof is
prevented by an Unavoidable Delay, provided that upon the cessation of such
Unavoidable Delay, Lessee remedies such default or Event of Default without
further delay.

16.2 REMEDIES.

(a) If any one or more Events of Default shall occur and be
continuing, then Lessor shall have the right, in addition to all other rights or
remedies available at law or in equity, at its election:

(i) To give Lessee written notice of Lessor's intention to
terminate this Lease on the earliest date permitted by law or on any later date
specified in such notice, in which case Lessee's right to possession of the
Leased Property shall cease and this Lease will be terminated on such date,
except as to liability of Lessee expressly, stated herein to survive the
termination of this Lease, including, without limitation, liability pursuant to
Section 16.2(d); or

(ii) Without further demand or notice, to reenter and take
possession of the Leased Property or any part of the Leased Property, repossess
the same, expel Lessee and those claiming through or under Lessee, and remove
the effects of both or either, using such force for such purposes as may be
lawful and necessary, without being liable for prosecution, without being deemed
guilty of any manner of trespass, and without prejudice to any remedies for
arrears or future payments of Base Rent, Percentage Rent, Additional Charges or
other amounts payable under this Lease or as a result of any preceding breach of
covenants or conditions; or

(iii) To cure any Event of Default and to charge Lessee
for the cost of effecting such cure, including, without

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limitation, reasonable attorneys, fees and interest on the amount so advanced at
the Overdue Rate, provided that Lessor shall have no obligation to cure any such
Event of Default.

(b) Should Lessor elect to reenter as provided in Section
16.2(a)(ii), or should Lessor take possession pursuant to legal proceedings or
pursuant to any notice provided by law while an Event of Default is continuing,
Lessor may, from time to time, without terminating this Lease, relet the Leased
Property or any part of the Leased Property in Lessor's or Lessee's name, but
for the account of Lessee, for such term or terms (which may be greater or less
than the period which would otherwise have constituted the balance of the Term
of this Lease) and on such conditions and upon such other terms (which may
include concessions of free rent and alteration and repair of the Leased
Improvements) as Lessor, in its reasonable discretion, may determine and Lessor
may collect and receive the rent. No such reentry or taking possession of the
Leased Property by Lessor will be construed as an election on Lessor's part to
terminate this Lease unless a written notice of such intention is given to
Lessee. No notice from Lessor under this Article 16 or under a forcible or
unlawful entry and detainer statute or similar law will constitute an election
by Lessor to terminate this Lease unless such notice specifically so states.
Lessor reserves the right following any such reentry or reletting to exercise
its right to terminate this Lease by giving Lessee such written notice, in which
event this Lease will terminate as specified in such notice.

(c) In the event that Lessor does not elect to terminate this
Lease as permitted in Section 16.2(a)(i), but elects instead to take possession
as provided in Section 16.2(a)(ii), Lessee shall pay to Lessor Base Rent,
Percentage Rent, Additional Charges and other sums as provided in this Lease
which would be payable under this Lease if such repossession had not occurred,
less the net proceeds, if any, of any reletting of the Leased Property, after
deducting all of Lessor's expenses in connection with such reletting, including,
without limitation, all repossession costs, brokerage commissions, attorneys,
fees, expenses of employees, alteration and repair costs and expenses of
preparation for such reletting. If, in connection with any reletting, the new
lease term extends beyond the existing Term of this Lease, or the premises
covered by such new lease include other premises not part of the Leased
Property, a fair apportionment of the rent received from such reletting and the
expenses incurred in connection with such reletting as provided in this
Paragraph will be made in determining the net proceeds from such reletting, and
any rent concessions will be equally apportioned over the term of the new lease.
Lessee shall pay such rent and other sums to Lessor monthly on the date on which
the Base Rent and Additional Charges, and, in the case of Percentage Rent,
quarterly on the day on which Percentage Rent, would have been payable under
this Lease if possession had not

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been retaken, and Lessor shall be entitled to receive such rent and other sums
from Lessee on each such day.

(d) If an Event of Default has occurred and this Lease is
terminated by Lessor, Lessee shall remain liable to Lessor for damages in an
amount equal to Base Rent, Percentage Rent, Additional Charges and other amounts
which would have been owing by Lessee for the balance of the Term of this Lease
had this Lease not been terminated, less the net proceeds, if any, of any
reletting of the Leased Property by Lessor subsequent to such termination, after
deducting all of Lessor's expenses in connection with such reletting, including,
but without limitation, the expenses enumerated in Section 16.2(c) (which
expenses, if the reletting is for a term that will extend beyond the existing
Term, will be apportioned as described in Section 16.2(c)). Lessor shall be
entitled to collect such damages from Lessee monthly on the day on which Base
Rent or Additional Changes, and quarterly on the day on which Percentage Rent,
would have been payable under this Lease if this Lease had not been terminated,
and Lessor shall be entitled to receive such Base Rent and other amounts from
Lessee on each such day. Alternatively, at the option of Lessor, in the event
this Lease is so terminated, Lessor shall be entitled to recover against Lessee
as damages for loss of the bargain and not as a penalty:

(i) The worth at the time of award of the unpaid Base
Rent and Percentage Rent which had been earned at the time of
termination;

(ii) The worth at the time of award of the amount, if any, by
which the unpaid Base Rent, Percentage Rent and all Additional Charges which
would have been earned after termination until the time of award exceeds the
amount of rental loss that Lessee proves could have been reasonable avoided;

(iii) The worth at the time of award of the amount, if any, by
which the unpaid Base Rent, Percentage Rent and Additional Charges for the
balance of the Term (had the same not been so terminated by Lessor) after the
time of award exceeds the amount of such rental loss during such period that
Lessee proves could be reasonably avoided; and

(iv) Any other amount necessary to compensate Lessor for all
the detriment proximately caused by Lessee's failure to perform its obligations
under this Lease or which in the ordinary course of events would be likely to
result therefrom.

The "WORTH AT THE TIME OF AWARD" of the amounts referred to in clauses (i) and
(ii) above shall be computed by adding interest from the date of termination
until the time of the award computed at the Overdue Rate on the date on which
this Lease is terminated. The worth at the time of award of the amount referred
to in clause (iii) above shall be computed by using a

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discount rate of the Federal Reserve Bank of New York at the time of the award
plus one percent (1%).

(e) Percentage Rent for the purposes of this Section 16.2
shall be a sum equal to (i) the average of the annual amounts of the Percentage
Rent for the three (3) Fiscal Years immediately preceding the Fiscal Year in
which the termination, re-entry or repossession takes place, or (ii) if three
(3) Fiscal Years shall not have elapsed, the average of the Percentage Rent
during the preceding Fiscal Years during which the Lease was in effect, or (iii)
if one (1) Fiscal Year has not elapsed, the amount derived by analyzing the
Percentage Rent from the effective date of this Lease.

(f) Any suit or suits for the recovery of the amounts and
damages set forth in Sections 16.2(c) or (d) may be brought by, Lessor, from
time to time, at Lessor, a election, and nothing in this Lease will be deemed to
require Lessor to await the date upon which this Lease or the Term of this Lease
would have expired had there occurred no Event of Default. Each right and remedy
provided for in this Lease as a result of the occurrence of a default is
cumulative and is in addition to every other right or remedy provided for in
this Lease or now or after the date of the commencement of the Term existing at
law or in equity or by statute or otherwise, and the exercise or beginning of
the exercise by Lessor of any one or more of the rights or remedies provided for
in this Lease or now or after the date of the commencement of the Term existing
at law or in equity or by statute or otherwise shall not preclude the
simultaneous or later exercise by Lessor of any or all other rights or remedies
provided for in this Lease or now or after the date of the commencement of the
Term existing at law or in equity or by statute or otherwise. All costs incurred
by Lessor in collecting any amounts and damages owing by Lessee pursuant to the
provisions of this Lease or to enforce any provision of this Lease, including,
but not limited to, reasonable attorneys' fees and related costs, whether or not
one or more actions are commenced by Lessor, shall also be recoverable by Lessor
from Lessee.

(g) Lessor shall have no obligation to mitigate damage
following the occurrence of an Event of Default.

16.3 WAIVER. Lessee hereby waives, to the extent permitted by
applicable law, (a) any right to a trial by jury in the event of summary
proceedings to enforce the remedies set forth in this Article 16; (b) the
benefit of any laws now or hereafter in any force exempting property from
liability for rent or for debt; (c) any equity of redemption; and (d) except as
provided herein, any presentations, demands for payment or for performance, or
notice of non-performance.

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16.4 APPLICATION OF FUNDS. Any payments received by Lessor under any of
the provisions of this Lease during the existence or continuance of any Event of
Default shall, to the extent permitted by applicable law, be applied to Lessee's
obligations in the order that Lessor may determine, in Lessor's discretion.

16.5 SURRENDER. If an Event of Default occurs (and the event giving
rise to such Event of Default has not been cured within the curative period
relating thereto as set forth in Section 16.1) and is continuing, whether or not
this Lease has been terminated pursuant to Section 16.1, Lessee shall, if
requested by Lessor to do so, immediately surrender to Lessor the Leased
Property including, without limitation, any and all books, records, files,
licenses, permits and keys relating thereto, and quit the same and Lessor may
enter upon and repossess the Leased Property by reasonable force, summary
proceedings, ejectment or otherwise, and may remove Lessee and all other persons
and any and all personal property from the Leased Property, subject to rights of
any hotel guests and to any requirement of law. Lessee hereby waives any and all
requirements of applicable law for service of notice to reenter the Leased
Property. Lessor shall be under no obligation to, but may if it so chooses,
relet the Leased Property or otherwise mitigate Lessor's damages.

16.6 WAIVER. If this Lease is terminated pursuant to Section 16.1,
Lessee waives, to the extent permitted by applicable law, (a) any right to a
trial by jury in the event of summary proceedings to enforce the remedies set
forth in this Article XVI, and (B) the benefit of any laws now or hereafter in
force exempting property from liability for rent or for debt and Lessor waives
any right to "pierce the corporate veil" (included limited liability resulting
from LLC status) of Lessee other than to the extent funds shall have been
inappropriately paid any Affiliate of Lessee following a default resulting in an
Event of Default.

ARTICLE XVII
------------

LESSOR'S RIGHT TO CURE LESSEE'S DEFAULT. If Lessee fails to make any
payment or to perform any act required to be made or performed under this Lease
including, without limitation, Lessee's failure to comply with the terms of the
Franchise Agreement, and fails to cure the same within the relevant time periods
provided in Section 16.1, Lessor, without waiving or releasing any obligation of
Lessee, and without waiving or releasing any obligation or default, may (but
shall be under no obligation to) at any time thereafter make such payment or
perform such act for the account and at the expense of Lessee, and may, to the
extent permitted by law, enter upon the Leased Property for such purpose and,
subject to Section 16.2, take all such action thereon as, in Lessor's opinion,
may be necessary or appropriate therefor. No such entry shall be deemed an
eviction

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of Lessee. All sums so paid by Lessor and all costs and expenses (including,
without limitation, reasonable attorney's fees and expenses, in each case to the
extent permitted by law) so incurred, together with a late charge thereon (to
the extent permitted by law) at the Overdue Rate from the date on which such
sums or expenses are paid or incurred by Lessor, shall be paid by Lessee to
Lessor on demand. The obligations of Lessee and rights of Lessor contained in
this Article shall survive the expiration or earlier termination of this Lease.

ARTICLE XVIII
-------------

EXCULPATION. In the event of (a) a sale or transfer of all or any part
of the Leased Property (by operation of law or otherwise), (b) the making of a
lease of all or substantially all of the Leased Property or (c) a sale or
transfer (by operation of law or otherwise) of the leasehold estate under any
such lease, (i) the seller, transferor or lessor, as the case may be, shall be
and hereby is automatically and entirely released and discharged, from and after
the date of such sale, transfer or lease, of all liability in respect of the
performance of any of the terms of this Lease on the part of Lessor thereafter
to be performed and (ii) the term "Lessor" shall thereafter mean only the
purchaser, transferee or lessee, as the case may be, and the covenants and
agreements of Lessor shall thereafter be binding upon such purchaser, transferee
or lessee.

Lessee shall look solely to Lessor's estate and interest in
the Leased Property for the satisfaction of any right of Lessee for the
collection of a judgment or other judicial process or arbitration award
requiring the payment of money by Lessor, and no other property or assets of
Lessor. Lessor's agents, incorporators, subscribers, shareholders, officers,
directors, members, partners, principals (disclosed or undisclosed) an
affiliates, whether directly or through Lessor or through any receiver,
assignee, trustee in bankruptcy or through anyone else, shall not be subject to
levy, lien, execution, attachment, or other enforcement procedure for the
satisfaction of Lessee's rights and remedies under of with respect to or arising
from or in connection with this Lease.

ARTICLE XIX
-----------

19.1 REIT COMPLIANCE. Lessee acknowledges that the general partner of
Lessor intends to qualify as a real estate investment trust under the Code, and
that pursuant to Lessor's limited partnership agreement, Lessor may not take or
omit to take any action, or engage in any business or business transaction or
relationship, that would or could result in the REIT being disqualified from
treatment as a real estate investment trust. As a material inducement to Lessor
to enter into this Lease,

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<PAGE> 57

Lessee hereby agrees that it shall not take or omit to take any action, or
engage in any business or business transaction or relationship, that would or
could result in the REIT being disqualified from treatment as a real estate
investment trust under the Code. Without limiting the generality of the
foregoing, Lessee agrees that:

(A) PERSONAL PROPERTY LIMITATION. Anything contained in this
Lease to the contrary notwithstanding, the average of the adjusted tax bases of
the items of personal property that are leased to Lessee under this Lease at the
beginning and at the end of any Fiscal Year shall not exceed 15% of the average
of the aggregate adjusted tax bases of the Leased Property at the beginning and
at the end of such Fiscal Year. This Section 19.1(a) is intended to ensure that
the Rent qualifies as "rents from real property," within the meaning of Section
856(d) of the Code, or any similar or successor provisions thereto, and shall be
interpreted in a manner consistent with such intent.

(B) SUBLEASE RENT LIMITATION. Anything contained in this Lease
to the contrary notwithstanding, Lessee shall not sublet the Leased Property on
any basis such that the rental to be paid by the sublessee thereunder would be
based, in whole or in part, on either (i) the income or profits derived by the
business activities of the sublessee, or (ii) any other formula such that any
portion of the Rent would fail to qualify as "rents from real property" within
the meaning of Section 856(d) of the Code, or any similar or successor provision
thereto.

19.2 SUBLEASE LESSEE LIMITATION. Anything contained in this Lease to
the contrary notwithstanding, Lessee shall not sublease the Leased Property to
any Person in which Boykin Lodging Trust, Inc., owns, directly or indirectly a
ten percent (10%) or more interest, within the meaning of Section 856(d)(2)(B)
of the Code, or any similar or successor provisions thereto.

19.3 LESSEE OWNERSHIP LIMITATION. Anything contained in this Lease to
the contrary notwithstanding, neither Lessee or an Affiliate of Lessee shall
acquire, directly or indirectly, a 10% or more interest in Boykin Lodging Trust,
Inc., within the meaning of Section 856(d)(2)(B) of the Code, or any similar or
successor provision thereto.

19.4 LESSEE OFFICER AND EMPLOYEE LIMITATION. Anything contained in this
Lease to the contrary notwithstanding, without the prior written consent of
Lessor, no officer or employee of Lessee (or any Person who furnishes or renders
services to the tenants of the Leased Property, or manages or operates the
Leased Property) shall at the same time be an officer of Lessor.

19.5 PAYMENTS TO AFFILIATES OF LESSEE. Except for (i)
payments made pursuant to a Management Agreement as permitted in

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Section 23.3 hereof, and (ii) payments made to acquire insurance as required by
Article XIII, Lessee shall not pay any fees to any Affiliate of Lessee during
the Term in connection with the Facility.

19.6 THIRD-PARTY MANAGEMENT ACTIVITIES. Notwithstanding any provision
of this Lease to the contrary, a subsidiary of Lessee may provide property
management services with respect to properties other than the Leased Property
pursuant to management contracts entered into with Persons other than Lessor;
provided, however, that Lessee may not provide such services with respect to any
hotel facility located within a ten (10) mile radius of any hotel facility owned
by Lessor as of the date hereof unless Lessee obtains the prior written consent
of each of Lessor's independent directors.

ARTICLE XX
----------

HOLDING OVER. If Lessee for any reason remains in possession of the
Leased Property after the expiration or earlier termination of the Term, such
possession shall be as a tenant at sufferance during which time Lessee shall pay
as rental each month the aggregate of 105% of (a) one-twelfth of the aggregate
Base Rent and Percentage Rent payable with respect to the last Fiscal Year of
the Term, (b) all Additional Charges accruing during the applicable month and
(c) all other sums, if any, payable by Lessee under this Lease with respect to
the Leased Property. During such period, Lessee shall be obligated to perform
and observe all of the terms, covenants and conditions of this Lease, but shall
have no rights hereunder other than the right, to the extent given by law to
tenants at sufferance, to continued occupancy and use of the Leased Property.
Nothing contained herein shall constitute the consent, express or implied, of
Lessor to the holding over of Lessee after the expiration or earlier termination
of this Lease.

ARTICLE XXI
-----------

RISK OF LOSS. During the Term, the risk of loss or of decrease in the
enjoyment and beneficial use of the Leased Property in consequences of the
damage or destruction thereof by fire, the elements, casualties, thefts, riots,
wars or otherwise, or in consequences of foreclosures, attachments, levies or
executions is retained by Lessor, and, in the absence of negligence, misconduct
or breach of this Lease by Lessee, Lessee shall in no event be answerable or
accountable therefore.

ARTICLE XXII
------------

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INDEMNIFICATION. Notwithstanding the existence of any insurance
provided for in Article XIII, and without regard to the policy limits of any
such insurance, Lessee will protect, indemnify, hold harmless and defend any
Lessor Indemnified Party from and against all liabilities, obligations, claims,
damages, penalties, causes of action, costs and expenses (including, without
limitation, reasonable attorneys' fees and expenses), to the extent permitted by
law, imposed upon or incurred by or asserted against any Lessor Indemnified
Party by reason of: (a) any accident, injury to or death of persons or loss of
or damage to property occurring on or about the Leased Property or adjoining
sidewalks, including without limitation any claims under liquor liability, "dram
shop" or similar laws, (b) any past, present or future use, misuse, non-use,
condition, management, maintenance or repair or negligence by Lessee, its
agents, invitees, employees or guests, or any other person other than Lessor, of
the Leased Property or Lessee's Personal Property or any litigation, proceeding
or claim by governmental entities or other third parties to which Lessor is made
a party or participant related to such use, misuse, non-use, condition,
management, maintenance, or repair thereof by Lessee, including Lessee's failure
to perform obligations (other than Condemnation proceedings), (c) any
Impositions that are the obligations of Lessee pursuant to the applicable
provisions of this Lease, (d) any failure on the part of Lessee to perform or
comply with any of the terms of this Lease, (e) the nonperformance of any of the
terms and provisions of any and all existing and future subleases of the Leased
Property to be performed by the landlord thereunder, and (f) the sale of or
consumption of alcoholic beverages on or in the Leased Property, (g) claims of
Franchisor and Managers. Any amounts that become payable by Lessee under this
Article shall be paid within ten days after demand therefor by Lessor, and if
not timely paid, shall bear a late charge (to the extent permitted by law) at
the Overdue Rate from the expiration of such ten (10) day period date of such
determination to the date of payment. Lessee, at its expense, shall contest,
resist and defend any such claim, action or proceeding asserted or instituted
against any Lessor Indemnified Party or may compromise or otherwise dispose of
the same as Lessee sees fit. Nothing herein shall be construed as indemnifying
any Lessor Indemnified Party against its own grossly negligent acts or omissions
or willful misconduct.

Lessor shall indemnify and hold any Lessee Indemnified Party
from and against any and all liabilities, losses, interest, damages, costs or
expenses (including, without limitation, reasonable attorneys' fees) assessed
against, levied upon or collected from any Lessee Indemnified Party arising out
of the negligence, misconduct or breach of this Lease by Lessor.

Lessee's and Lessor's liability under the provisions of this
Article shall survive any termination of this Lease.

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ARTICLE XXIII
-------------

23.1 SUBLETTING AND ASSIGNMENT. Except as expressly permitted herein,
Lessee shall not mortgage, assign, sublet, or otherwise transfer its interest in
the Facility and, subject to the provisions of Article XIX and Section 23.2 and
any other express conditions or limitations set forth herein, Lessee may, but
only with the prior written consent of Lessor, which may be granted or withheld
in Lessor's sole and absolute discretion, (a) assign this Lease, (b) sublet all
or any part of the Leased Property, or (c) sublet any retail or restaurant
portion of the Leased Improvements in the normal course of the Primary Intended
Use; provided that any subletting to any party other than an Affiliate of Lessee
shall not individually as to any one such subletting, or in the aggregate,
materially diminish the actual or potential Rent payable under this Lease. In
the case of a subletting, the sublessee shall comply with the provisions of
Section 23.2, and in the case of an assignment, the assignee shall assume in
writing and agree to keep and perform all of the terms of this Lease on the part
of Lessee to be kept and performed and shall be, and become, jointly and
severally liable with Lessee for the performance thereof. An original
counterpart of each such sublease and assignment and assumption, duly executed
by Lessee and such sublessee or assignee, as the case may be, in form and
substance satisfactory to Lessor, shall be delivered promptly to Lessor. In case
of either an assignment or subletting made during the Term, Lessee shall remain
primarily liable, as principal rather than as surety, for the prompt payment of
the Rent and for the performance and observance of all of the covenants and
conditions to be performed by Lessee hereunder.

23.2 ATTORNMENT. Lessee shall insert in each sublease permitted under
Section 23.1 provisions to the effect that (a) such sublease is subject and
subordinate to all of the terms and provisions of this Lease and to the rights
of Lessor hereunder, (b) if this Lease terminates before the expiration of such
sublease, the sublessee thereunder will, at Lessor's option, attorn to Lessor
and waive any right the sublessee may have to terminate the sublease or to
surrender possession thereunder as a result of the termination of this Lease,
and (c) if the sublessee receives a written Notice from Lessor or Lessor's
assignees, if any, stating that an uncured Event of Default exists under this
Lease, the sublessee shall thereafter be obligated to pay all rentals accruing
under said sublease directly to the party giving such Notice, or as such party
may direct. All rentals received from the sublessee by Lessor or Lessor's
assignees, if any, as the case may be, shall be credited against the amounts
owing by Lessee under this Lease.

23.3 MANAGEMENT AGREEMENT. Notwithstanding anything contained in this
Article XXIII to the contrary, Lessee may, with the prior written consent of
Lessor (which consent may be

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withheld in the sole and absolute direction of Lessor), enter into an agreement
(a "Management Agreement") with any third party to assign responsibility for the
management and/or operation of all or any part of the Leased Property, including
any retail or restaurant portion of the Leased Improvements, provided, however,
that Lessee shall not enter into any Management Agreement which will materially
diminish the actual or potential Rent payable under this Lease. Notwithstanding
the above, Lessee shall remain primarily liable, as principal rather than as
surety, for the prompt payment of the Rent and for the performance and
observance of all of the covenants and conditions to be performed by Lessee
hereunder.

ARTICLE XXIV
------------

24.1 OFFICERS' CERTIFICATES; FINANCIAL STATEMENTS; LESSOR'S
ESTOPPEL CERTIFICATES AND COVENANTS.

(a) At any time and from time to time upon not less than
twenty (20) days Notice by Lessor, Lessee will furnish to Lessor an Officer's
Certificate certifying that this Lease is unmodified and in full force and
effect (or that this Lease is in full force and effect as modified and setting
forth the modifications), the date to which the Rent has been paid, whether to
the knowledge of Lessee there is any existing default or Event of Default
thereunder by Lessor or Lessee, and such other information as may be reasonably
requested by Lessor or Lessor's lender. Any such certificate furnished pursuant
to this Article may be relied upon by Lessor, any lender and any prospective
purchaser of the Leased Property.

(b) Lessee will furnish the following statements to
Lessor:

(1) on or before the twentieth (20th) day of each
month, a detailed profit and loss statement for the Leased
Property for the preceding month, a balance sheet for the
Leased Property as of the end of the preceding month, and a
detailed accounting of revenues for the Leased Property for
the preceding month, and such other information as may be
requested by Lessor or required by Lessor's lender, each in
form acceptable to Lessor; and

(2) the most recent Consolidated Financials of Lessee
within forty-five (45) days after each quarter of any Fiscal
Year (or, in the case of the final quarter in any Fiscal Year,
the most recent Audited Consolidated Financials of Lessee
within ninety (90) days) after such final quarter; and

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(3) with reasonable promptness, such information
respecting the financial condition and affairs of
Lessee as may be requested by Lessor.

(c) At any time and from time to time upon not less than
twenty (20) days notice by Lessee, Lessor will furnish to Lessee or to any
person designated by Lessee an estoppel certificate certifying that this Lease
is unmodified and in full force and effect (or that this Lease is in full force
and effect as modified and setting forth the modifications), the date to which
Rent has been paid, whether to the knowledge of Lessor there is any existing
default or Event of Default on Lessee's part hereunder, and such other
information as may be reasonably requested by Lessee.

24.2 LESSEE'S FINANCIAL COVENANTS. Lessee shall not pay any dividends
to its shareholders, except in the amount necessary for such shareholders to pay
their respective federal, state and local income taxes to the extent such taxes
are allocable to Lessee's taxable income and reportable as such on such
shareholders' tax returns, until such time as Lessee has fully complied with the
terms and provisions of the "Alignment of Interests Agreement" dated , (the
"Alignment of Interests Agreement"). Lessee shall not incur any indebtedness
(other than ordinary trade payables) unless required (i) to pay rent, (ii) to
maintain and repair the Leased Property in accordance with Article IX, or (iii)
to make Alterations in accordance with Article X, provided that Lessee shall
thereafter retire such indebtedness prior to making any dividend payments to its
shareholders except to the extent needed to pay federal, state or local income
tax on their respective shares of Lessee's taxable income.

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ARTICLE XXV
-----------

BOOKS AND RECORDS; LESSOR'S RIGHT TO INSPECT. Lessee shall keep full
and adequate books of account and other records reflecting the results of
operation of the Facility on an accrual basis, all in accordance with the
Uniform System and generally accepted accounting principles. The books of
account and all other records relating to or reflecting the operation of the
Facility shall be kept either at the Facility or at Lessee's offices in
Cleveland, Ohio, and shall be available to Lessor and its representatives and
its auditors or accountants, at all reasonable times for examination, audit,
inspection and transcription. All of such books and records pertaining to the
Facility including, without limitation, books of account, guest records and
front office records, at all times shall be the property of Lessee, (subject to
the terms of Section 35.2) but shall not be removed from the Facility or
Lessee's offices by Lessee without Lessor approval.

Lessee shall permit Lessor and its authorized representatives
as frequently as reasonably requested by Lessor to inspect the Leased Property
and Lessee's accounts and records pertaining thereto and make copies thereof,
during usual business hours upon reasonable advance notice, subject only to any
business confidentiality requirements reasonably requested by Lessee.

ARTICLE XXVI
------------

NO WAIVER. No failure by Lessor or Lessee to insist upon the strict
performance of any term hereof or to exercise any right, power or remedy
consequent upon a breach thereof, and no acceptance of full or partial payment
of Rent during the continuance of any such breach, shall constitute a waiver of
any such breach or of any such term. To the extent permitted by law, no waiver
of any breach shall affect or alter this Lease, which shall continue in full
force and effect with respect to any other then existing or subsequent breach.

ARTICLE XXVII
-------------

REMEDIES CUMULATIVE. To the extent permitted by law, each legal,
equitable or contractual right, power and remedy of Lessor or Lessee now or
hereafter provided either in this Lease or by statute or otherwise shall be
cumulative and concurrent and shall be in addition to every other right, power
and remedy and the exercise or beginning of the exercise by Lessor or Lessee of
any one or more of such rights, powers and remedies shall not preclude the
simultaneous or subsequent exercise by Lessor or Lessee of any or all of such
other rights, powers and remedies.

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ARTICLE XXVIII
--------------

ACCEPTANCE OF SURRENDER. No surrender to Lessor of this Lease or of the
Leased Property or any part thereof, or of any interest therein, shall be valid
or effective unless agreed to and accepted in writing by Lessor and no act by
Lessor or any representative or agent of Lessor, other than such a written
acceptance by Lessor, shall constitute an acceptance of any such surrender.

ARTICLE XXIX
------------

NO MERGER OF TITLE. There shall be no merger of this Lease or of the
leasehold estate created hereby by reason of the fact that the same person or
entity may acquire, own or hold, directly or indirectly: (a) this Lease or the
leasehold estate created hereby or any interest in this Lease or such leasehold
estate and (b) the fee estate in the Leased Property.

ARTICLE XXX
-----------

CONVEYANCE BY LESSOR. If Lessor or any successor owner of the Leased
Property conveys the Leased Property in accordance with the terms hereof other
than as security for a debt, and the grantee or transferee of the Leased
Property expressly assumes all obligations of Lessor hereunder arising or
accruing from and after the date of such conveyance or transfer, Lessor or such
successor owner, as the case may be, shall thereupon be released from all future
liabilities and obligations of Lessor under this Lease arising or accruing from
and after the date of such conveyance or other transfer as to the Leased
Property and all such future liabilities and obligations shall thereupon be
binding upon the new owner.

ARTICLE XXXI
------------

QUIET ENJOYMENT. So long as Lessee pays all Rent as the same becomes
due and complies with all of the terms of this Lease and performs its
obligations hereunder, in each case within the applicable grace periods, if any,
Lessee shall peaceably and quietly have, hold and enjoy the Leased Property for
the Term hereof, free of any claim or other action by Lessor or anyone claiming
by, through or under Lessor, but subject to all liens and encumbrances subject
to which the Leased Property was conveyed to Lessor or hereafter consented to by
Lessee or provided for herein. Notwithstanding the foregoing, Lessee shall have
the right by separate and independent action to pursue any claim it may have
against Lessor as a result of a breach by Lessor of the covenant of quiet
enjoyment contained in this Section.

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ARTICLE XXXII
-------------

NOTICES. All notices, demands, requests, consents, approvals and other
communications ("Notice" or "Notices") hereunder shall be in writing and
personally served, mailed (by registered or certified mail, return receipt
requested and postage prepaid) or sent by facsimile transmission, addressed to
Lessor at 50 Public Square, Suite 1500, Cleveland, Ohio 44113, Attention: Robert
W. Boykin, and addressed to Lessee at 50 Public Square, Suite 1500, Cleveland,
Ohio 44113, Attention: Ronald A. Cook, or to such other address or addresses as
either party may hereafter designate, Notice by personal delivery or facsimile
transmission shall be effective upon receipt, and Notice given by mail shall be
complete at the time of deposit in the U.S. Mail system, but any prescribed
period of Notice and any right or duty to do any act or make any response within
any prescribed period or on a date certain after the service of such Notice
given by mail shall be extended five days.

ARTICLE XXXIII
--------------

33.1 LESSOR MAY GRANT LIENS, SUBORDINATION. Without the consent of
Lessee, Lessor may, from time to time, directly or indirectly, create or
otherwise cause to exist, modify or extend any lien, encumbrance, superior lease
or title retention agreement ("Encumbrance") upon the Leased Property, or any
portion thereof or interest therein, whether to secure any borrowing or other
means of financing or refinancing. This Lease and Lessee's interest herein shall
be subordinate to each and every Encumbrance unless the holder thereof elects
otherwise.

(a) The subordination provisions herein contained shall be
self-operative and no further instrument of subordination shall be required. In
confirmation of such subordination, Lessee shall execute and deliver promptly
any certificate that Lessor or its successors in interest may request. Lessee
hereby constitutes and appoints Lessor or its successors in interest as Lessee's
attorney-in-fact to execute and deliver any such certificate or certificates for
and on behalf of Lessee. Notwithstanding any provision in this Lease or any
separate agreement with Lessee, Lessee covenants and agrees that Lessee shall
not do any act, or refrain from doing any act, if doing such act, or refraining
from doing such act, would constitute a default or breach of any Encumbrance.

(b) This Lease has been, or may be, assigned as collateral
security. After Lessee receives notice of such assignment and so long as the
obligations secured by such assignment remain outstanding, Lessee (i) will not
pay any Rent under this Lease more than thirty (30) days in advance of its due
date without the prior written consent of the holder of any such

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assignment (the "Assignee"), (ii) will not surrender or consent to the
modification of any of the terms of the Lease nor to the termination hereof by
Lessor without the Assignee's prior written consent, (iii) will continue to pay
Rent under this Lease to the Lessor or as directed by Lessor in accordance with
the terms of this Lease (unless and until notified otherwise in writing by the
Assignee in case of an event of default under the Assignee's mortgage or other
Encumbrance, in which event Lessee will pay the rent due under this Lease
directly to the Assignee or the Assignee's designee) and (iv) will not seek to
terminate this Lease or seek or assert any set-off or counterclaim against Rent
by reason of any act or omission of the Lessor, until Lessee shall have given
written notice of such act or omission to the Assignee (at the Assignee's last
address furnished to Lessee) and until a reasonable period of time shall have
elapsed following the giving of such notice, during which period the Assignee
shall have the right, but shall not be obligated, to remedy such act or
omission. Any payments made to the Assignee by Lessee shall not affect or impair
the other rights and remedies the Assignee may have under said mortgage or
Encumbrance or otherwise against the Lessor.

(c) Lessee agrees, at the election of the holder of any
interest superior to this Lease pursuant to the terms hereof ("Holder") to fully
and completely attorn to, from time to time, and to recognize Holder or any
person, or such person's successors or assigns, who acquires the interest of
Lessor under the Lease as Lessee's lessor under this Lease (collectively,
"Successor Landlord") upon the then executory terms of this Lease. The foregoing
provisions of this paragraph shall inure to the benefit of any such Successor
Landlord, shall apply notwithstanding that, as a matter of law, the Lease may
automatically terminate, shall be self-operative upon any such demand, and no
further instrument shall be required to give effect to said provisions. Lessee
however, upon demand of any such Successor Landlord agrees to execute, from time
to time, lessor or any instruments to evidence and confirm the provisions of
this paragraph, satisfactory to lessor or any such Successor Landlord. Upon such
attornment and the acceptance thereof in writing by such Successor Landlord,
this Lease shall continue in full force and effect as a direct lease between
such Successor Landlord and Lessee upon all of the then executory terms of the
Lease, except that such Successor Landlord shall not be:

(i) liable for any act or omission of any prior
lessor (including Lessor); or

(ii) liable for the return of any security deposit
(unless actually received by such Successor Lessor); or

(iii) bound by any waiver or forbearance of any prior
lessor (including Lessor); or

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(iv) be liable for any damages or other relief
attributable to any latent or patent defects in
construction; or

(v) bound by any covenant to perform or complete
any construction or to pay any sum to Lessee; or

(vi) subject to any offsets or defenses which might
have against any prior Lessor (including Lessor); or

(vii) bound by any Rent which Lessee might have paid for more
than the current quarter to any prior lessor (including Lessor); or

(viii) bound by any amendment or modification of the
Lease made without its consent.

(d) If a lender or prospective lender shall request
modifications to this Lease, Lessee shall not unreasonably withhold, delay or
defer Lessee consent thereto.

(e) Lessor shall request of each Holder that such Holder enter
into a so-called "non-disturbance agreement" with Lessee on such Holder's
standard form, and Lessor shall make good faith reasonable efforts to obtain
such non-disturbance agreement.

33.2 LESSEE'S RIGHT TO CURE. Subject to the provisions of Section 33.3,
if Lessor breaches any covenant to be performed by it under this Lease, Lessee,
after Notice to and demand upon Lessor, without waiving or releasing any
obligation hereunder, and in addition to all other remedies available to Lessee,
may (but shall be under no obligation at any time thereafter to) make such
payment or perform such act for the account and at the expense of Lessor. All
sums so paid by Lessee and all costs and expenses (including, without
limitation, reasonable attorneys' fees) so incurred, together with interest
thereon at the Overdue Rate from the date on which such sums or expenses are
paid or incurred by Lessee, shall be paid by Lessor to Lessee on demand or,
following entry of a final, nonappealable judgment against Lessor for such sums,
may be offset by Lessee against the Base Rent payments next accruing or coming
due. The rights of Lessee hereunder to cure and to secure payment from Lessor in
accordance with this Section 34.2 shall survive the termination of this Lease
with respect to the Leased Property.

33.3 BREACH BY LESSOR. It shall be a breach of this Lease if Lessor:
[(i)] fails to observe or perform any term, covenant or condition of this Lease
on its part to be performed and such failure continues for a period of thirty
(30) days after Notice thereof from Lessee, unless such failure cannot with due
diligence be cured without a period of thirty (30) days, in which case such
failure shall not be deemed to continue if Lessor,

-62-

<PAGE> 68

within such thirty (30) day period, proceeds promptly and with due diligence to
cure the failure and diligently completes the curing thereof, or [(ii) defaults
under the Ground Lease if such default is not cured within thirty (30) days
after Notice thereof from the ground lessor of the Ground Lease.] The time
within which Lessor shall be obligated to cure any such failure also shall be
subject to extension of time due to the occurrence of any Unavoidable Delay.

33.4 LESSEE'S COOPERATION. In connection with the termination of this
Lease due to the expiration of the Term or otherwise, Lessee shall cooperate
with Lessor in transferring possession of the Leased Property to a new tenant,
including, without limitation, cooperating with the transfer of any licenses or
permits necessary for the operation of the Facility.

ARTICLE XXXIV
-------------

34.1 MISCELLANEOUS. Anything contained in this Lease to the contrary
notwithstanding, all claims against, and liabilities of, Lessee or Lessor
arising prior to any date of termination of this Lease shall survive such
termination. If any term or provision of this Lease or any application thereof
is invalid or unenforceable, the remainder of this Lease and any other
application of such term or provisions shall not be affected thereby. If any
late charges or any interest rate provided for in any provision of this Lease
are based upon a rate in excess of the maximum rate permitted by applicable law,
the parties agree that such charges shall be fixed at the maximum permissible
rate. Neither this Lease nor any provision hereof may be changed, waived,
discharged or terminated except by a written instrument in recordable form
signed by Lessor and Lessee. All the terms and provisions of this Lease shall be
binding upon and inure to the benefit of the parties hereto and their respective
successors and assigns. The headings in this Lease are for convenience of
reference only and shall not limit or otherwise affect the meaning hereof. This
Lease shall be governed by and construed in accordance with the laws of the
State, but not including its conflicts of laws rules.

34.2 TRANSITION PROCEDURES. Upon the expiration or termination of the
Term of this Lease, for whatever reason, Lessor and Lessee shall do the
following (and the provisions of this Section 35.2 shall survive the expiration
or termination of this Lease until they have been fully performed) and, in
general, shall cooperate in good faith to effect an orderly transition of the
management of the Facility.

(a) TRANSFER OF LICENSES. Upon the expiration or
earlier termination of the Term, Lessee shall use its reasonable
efforts (i) to transfer to Lessor or Lessor's nominee, to the
extent assignable or transferable, the Franchise Agreement, any

-63-

<PAGE> 69

liquor licenses, and all other licenses, operating permits and other
governmental authorizations and all contracts, including contracts with
governmental or quasi-governmental entities, that may be necessary for the
operation of the Facility (collectively, "Licenses"), or (ii) if such transfer
is prohibited by law or Lessor otherwise elects, to cooperate with Lessor or
Lessor's nominee in connection with the processing by Lessor of Lessor's nominee
of any applications for, all Licenses; provided, in either case, except in the
case of a termination resulting from an Event of Default by Lessee, that the
costs and expenses of any such transfer or the processing of any such
application shall be paid by Lessor or Lessor's nominee.

(b) LEASES AND CONCESSIONS. Lessee shall assign to Lessor or
Lessor's nominee simultaneously with the termination of this Lease, and the
assignee shall assume any and all subleases and concession agreements in effect
with respect to the Facility which Lessor elects to have assigned and to assume.

(c) BOOKS AND RECORDS. Any and all books, records files and
keys for the Facility kept by Lessee pursuant to this Lease or otherwise shall
be delivered promptly to Lessor or Lessor's nominee, simultaneously with the
termination of this Agreement, but such books and records shall thereafter be
available to Lessee at all reasonable times for inspection, audit, examination,
and transcription for a period of three (3) years and Lessee may retain (on a
confidential basis) copies or computer records thereof.

(d) TRANSITION ADJUSTMENTS. Lessee shall pay all accounts
payable and accrued expenses relating to the Leased Property as of the date of
termination of this Lease, to the extent such accounts payable and accrued
expenses are required to be paid by Lessee under this Lease, and Lessee shall be
entitled to receive and retain all accounts receivable, and an amount equal to
all prepaid expenses paid by Lessee, as of the date of this termination. All
advance bookings deposits and credits shall be paid to Lessor.

(e) The provisions of this Section 34.2 shall survive the
termination or expiration of this Lease.

34.3 CHANGE OF FRANCHISE. Lessee may change the existing franchise
covering the Leased Property with the prior written consent of Lessor, which
consent may be withheld in sole and absolute discretion of Lessor.

34.4 WAIVER OF PRESENTMENT, ETC. Lessee waives all presentments,
demands for performance, notices of nonperformance, protests, notices of
protest, notices of dishonor, and notices of acceptance and waives all notices
of the existence, creation or incurring of new or additional obligations, except
as expressly granted herein.

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<PAGE> 70

ARTICLE XXXV
------------

MEMORANDUM OF LEASE. Lessor and Lessee shall promptly upon the request
of either enter into a short form memorandum of this Lease, in form suitable for
recording under the laws of the State in which reference to this Lease, and all
options contained herein, shall be made. Lessee shall pay all costs and expenses
of recording such memorandum of this Lease.

ARTICLE XXXVI
-------------

LESSOR'S OPTION TO PURCHASE ASSETS OF LESSEE. Effective on not less
than ninety (90) days' prior Notice given at any time within one hundred eighty
(180) days before the expiration of the Term, but not later than ninety (90)
days prior to such expiration, or upon such shorter Notice period as shall be
appropriate if this Lease is terminated prior to its expiration date, Lessor
shall have the option to purchase some or all of the assets of Lessee, tangible
and intangible, relating to the Leased Property (other than this Lease and those
matters covered by Section 35.2), at the expiration or earlier termination of
this Lease for an amount (payable in cash on the expiration or earlier
termination date of this Lease) equal to the then book value thereof.
Notwithstanding any such purchase, Lessor shall obtain no rights to any trade
name or logo used in connection with the Franchise Agreement unless separate
agreement as to such use is reached with the applicable franchisor.

ARTICLE XXXVII
--------------

LESSOR'S OPTION TO TERMINATE LEASE. In the event Lessor enters into a
bona fide contract to sell the Leased Property to a non-Affiliate, Lessor may
terminate the Lease by giving not less than thirty (30) days' prior Notice to
Lessee of Lessor's election to terminate this Lease effective upon the closing
under such contract. In the event a closing under such contract does not occur,
this Lease shall continue to be in full force and effect. Effective upon such
closing, this Lease shall terminate and be of no further force and effect except
as to any obligations of the parties existing as of such date that survive
termination of this Lease. As compensation for the early termination of its
leasehold estate under this Article XXXVIII, Lessor shall within ninety (90)
days of such closing pay to Lessee the fair market value of Lessee's leasehold
estate hereunder as of the closing of the sale of the Leased Property. In the
event Lessor and Lessee are unable to agree upon the fair market value of the
original leasehold estate, it shall be determined by appraisal using the
appraisal procedure set forth in Article XXXIII.

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<PAGE> 71

For the purposes of this Article, fair market value of the leasehold
estate means, as applicable, an amount equal to the price that a willing buyer
not compelled to buy would pay a willing seller not compelled to sell for
Lessee's leasehold estate under this Lease.

ARTICLE XXXVIII
---------------

COMPLIANCE WITH FRANCHISE AGREEMENT. To the extent any of the
provisions of the Franchise Agreement impose a greater obligation on Lessee than
the corresponding provisions of this Lease, then Lessee shall be obligated to
comply with, and the provisions of this Lease are deemed modified to the extent
necessary to comply with, the provisions of the Franchise Agreement, it being
the intent of the parties hereto that Lessee comply in every respect with the
provisions of the Franchise Agreement so as to avoid any default thereunder. In
addition, and notwithstanding any other provisions to the contrary contained in
this Lease, in the event that Franchisor terminates the Franchise Agreement for
any reason, Lessor shall have the right to terminate this lease in which case
neither party shall thereafter have any liability to the other.

ARTICLE XXXIX
-------------

LESSOR'S LIMITATION ON LIABILITY. To the extent Lessor's obligations
hereunder are covered by the obligations or are the subject of the obligations
of parties to Contribution Agreements other than Lessor under the Contribution
Agreements, Lessor's liability shall be limited to amounts received under such
Contribution Agreements at the sole cost and expense of Lessee.

[ARTICLE XXXX]
--------------

CONDITION. THIS LEASE IS CONDITIONAL UPON LESSOR HAVING ACQUIRED THE
LEASED PREMISES AND THE OTHER 8 HOTEL PROPERTIES THROUGH AN INITIAL PUBLIC
OFFERING OF STOCK IN LESSOR. IN THE EVENT THAT THE INTITIAL PUBLIC OFFERING DOES
NOT OCCUR AND LESSOR DOES NOT ACQUIRE THE LEASED PREMISES AND THE OTHER 8 HOTEL
PROPERTIES, THEN THIS LEASE SHALL BE VOID AB INITIO, OF NO FURTHER FORCE AND
EFFECT AND THE PARTIES SHALL THEREAFTER HAVE NO LIABILITY TO THE OTHER
HEREUNDER.

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<PAGE> 72

IN WITNESS WHEREOF, the parties have executed this Lease under
seal by their duly authorized officers as of the date first above written.

"LESSOR"

BOYKIN HOTEL PROPERTIES, L.P.

By:___________________________
Title:________________________

"LESSEE"

BOYKIN MANAGEMENT COMPANY
LIMITED LIABILITY COMPANY

By:___________________________
Title:________________________

[CORPORATE SEAL]

STATE OF OHIO )
) SS:
COUNTY OF CUYAHOGA )

The foregoing instrument was acknowledged before me this _____
day of ____________, 1996, by _________________ as _______________ of Boykin
Hotel Properties, L.P., an Ohio limited partnership.

My commission expires: ______________________.

------------------------------
Notary Public

-67-

<PAGE> 73

STATE OF OHIO )
) SS:
COUNTY OF CUYAHOGA )

The foregoing instrument was acknowledged before me this _____
day of ____________, 1996, by _________________ as _______________ of Boykin
Management Company Limited Liability
Company, an Ohio limited liability company.

My commission expires: ______________________.

------------------------------
Notary Public

-68-

<PAGE> 74

Master Lease
Exhibit A

PROPERTY DESCRIPTION

-69-

<PAGE> 1
Exhibit 10.9
CONVERTIBLE PROMISSORY NOTE

$40,000,000 Cleveland, Ohio
October __, 1996

FOR VALUE RECEIVED, BOYKIN HOTEL PROPERTIES, L.P. (hereinafter referred
to as "Maker"), promises to pay to the order of BOYKIN LODGING COMPANY, at its
office at 50 Public Square, Suite 1500, Cleveland, Ohio 44113-2258 (hereinafter
referred to as "Payee"), or at such other place as the holder hereof may from
time to time designate in writing, the principal sum of FORTY MILLION DOLLARS
($40,000,000), in lawful money of the United States of America, together with
interest thereon to be computed from the date hereof through September __, 1999,
at the rate of nine percent (9.0%) per annum, and thereafter at the rate of nine
and one-quarter percent (9.25%) per annum, until maturity. Payments of accrued
interest shall be due and payable on January __, 1997, and on the same date in
each April, July, October and January thereafter, until maturity (each, an
"Interest Payment Date"). This Note shall mature and the entire unpaid principal
amount hereof, together with all accrued and unpaid interest, shall be due and
payable, without notice or demand, on October __, 2001. Interest on the
principal amount of this Note shall be calculated on the basis of a 360-day year
consisting of twelve (12) months of thirty (30) days each.

This Note is secured by mortgages granted by Maker to Payee with
respect to two hotel properties, located in Buffalo, New York and Berkeley,
California, respectively (each, a "Mortgage" and together, the "Mortgages").
Reference is made to the Mortgages for the obligations of Maker and the rights
of Payee with respect thereto. Repayment of amounts due hereunder has been
guaranteed by the persons listed on Schedule A hereto (collectively, the
"Guarantors"), pursuant to Guaranties in favor of Payee of even date herewith
(collectively, the "Guaranties"). Reference is made to the Guaranties for the
obligations of the respective Guarantors and the rights of the Payee with
respect thereto.

This Note is the "Intercompany Convertible Note" referred to in the
Registration Statement filed on Form S-11 with the Securities and Exchange
Commission on June 19, 1996, as amended, effective _________, 1996, relating to
the initial public offering of the shares of Payee. Payee's right to payment
hereunder is hereby subordinated in right of payment to all other indebtedness
of the Maker.

Each of the following events constitutes an "Event of Default" under
this Note:

(a) Failure by Maker to make any payment of the Debt
as required by the terms of this Note;
<PAGE> 2

(b) Any default by Maker under either Mortgage;

(d) Maker shall:

(i) be generally unable or admit in writing its
inability to pay its debts as they become due;

(ii) have an order for relief entered in any case
commenced by it under the federal bankruptcy laws, as
now or hereafter in effect;

(iii) commence a proceeding under any federal or
state bankruptcy, insolvency, reorganization or
similar law, or have such a proceeding commenced
against it and either have an order of insolvency or
reorganization entered against it or have the
proceeding remain undismissed and unstayed for ninety
(90) days; (iv) make an assignment for the benefit of
creditors; or (v) have a receiver, trustee or
custodian appointed for the whole or any substantial
part of its properties.

Upon the occurrence of an Event of Default, Payee, at its option and without
notice to Maker, may declare the full amount of the principal indebtedness of
this Note, together with all interest accrued hereunder to the date of said
declaration, to be immediately due and payable. After any such declaration, to
the extent permitted by applicable law, interest shall accrue on said principal
and interest at a rate per annum equal to twenty-five percent (25%), until said
principal and interest is paid in full to Payee. In the event that it should
become necessary to employ counsel to collect any amount due under this Note
(all such amounts collectively, the "Debt"), enforce any of the agreements
contained in this Note or protect the rights of the holder of this Note, Maker
shall also pay all attorneys' fees and disbursements actually incurred for the
services of such counsel whether or not suit is brought.

Payee shall have the absolute right and option after the day two years
from the date of this Note to convert the entire principal balance hereof, in
whole but not in part, into a number of partnership units of the Maker ("Units")
equal to the product of the original principal amount of this Note divided by
the initial public offering price per share for common shares of the Payee (the
"Option"). The Units shall be general partner interests in Maker. The Option is
exercisable by delivery to Maker of (i) written notice to Maker at the address
set forth herein, and (ii) this Note. The Option shall be deemed to have been
effected on the day immediately following the day on which the next regular
quarterly dividend declared by Payee on its common stock is payable to its
shareholders (the "Effective Date"). This Note shall be deemed

-2-
<PAGE> 3

cancelled on the Effective Date. All accrued but unpaid interest at the time of
conversion shall be paid to Payee within 10 days of the Effective Date.
Notwithstanding the two year limitation in the first sentence of this paragraph,
Payee shall have the right to exercise the Option at any time for a period of
not fewer than thirty days and not more than sixty days after delivery by Maker
of a notice of prepayment as set forth in the following paragraph. Upon exercise
of the Option as provided herein, Payee shall deliver to Maker releases and
terminations of the Mortgages and shall execute and deliver documents and
instruments satisfactory to Maker to assume all obligations of a general partner
of Maker with respect to the Units.

Subject to the preceding paragraph, this Note may be prepaid on any
Interest Payment Date in whole, but not in part, by Maker upon no fewer than
thirty and no more than sixty days prior written notice to Payee.

This Note is subject to the express condition that at no time will
Maker be obligated or required to pay interest on the principal balance due
hereunder at a rate which could subject Payee to either civil or criminal
liability as a result of being in excess of the maximum interest rate which
Maker is permitted by applicable law to contract or agree to pay. If by the
terms of this Note, Maker is at any time required or obligated to pay interest
on the principal balance due hereunder at a rate in excess of such maximum rate,
the interest rate shall be deemed to be immediately reduced to such maximum rate
and all previous payments in excess of the maximum rate shall be deemed to have
been payments in partial reduction of principal and not on account of the
interest due hereunder to the extent needed to comply with the law.

This Note may not be modified, amended, waived, extended, changed,
discharged or terminated orally or by any act or failure to act on the part of
Maker or Payee, but this Note may be modified, amended, waived, extended,
changed, discharged or terminated only by an instrument in writing signed by the
party against whom enforcement of any modification, amendment, waiver,
extension, change, discharge or termination is sought.

Maker does hereby waive presentment and demand for payment, notice of
dishonor, protest, and notice of protest. No alteration, amendment or waiver of
any provision of this Note made by agreement between Payee and any other person
or party shall release, modify, amend, waive, extend, change, discharge,
terminate or affect the liability of Maker, and any others who may become liable
for the payment of all or any part of the Debt, under this Note.

Maker represents that it has full power, authority and legal right to
execute and deliver this Note and that this Note

-3-
<PAGE> 4

constitutes the valid and binding obligation of Maker, enforceable against it in
accordance with its terms.

This Note shall be governed by and construed in accordance with the
laws of the State of New York and the applicable laws of the United States of
America.

Any notice to Maker required or permitted hereunder shall be deemed to
have been duly given and made if in writing and served either by personal
delivery to Maker or by being deposited, postage prepaid, registered or
certified mail, return receipt requested (or such form of mail as may be
substituted therefor by postal authorities), in the United States mail, to Maker
at 50 Public Square, Suite 1500, Cleveland, Ohio 44113-2258.

Notwithstanding any implication to the contrary in this Note, or the
Mortgages, Payee shall not enforce the liability and obligation of Maker to
perform and observe the obligations contained in this Note by an action or
proceeding wherein a money judgment shall be sought against any partner of
Maker. The preceding sentence shall not limit the right of Payee to seek a money
judgment against Maker, to bring a foreclosure action on the Mortgages, to
attach and levy against assets of the Maker, or to take any other appropriate
action or proceeding against Maker (as opposed to partners of Maker) to enable
Payee to enforce and realize upon this Note. Payee, by accepting this Note and
the Mortgages, agrees that it shall not sue for, seek or demand any deficiency
judgment against any partner of Maker in any such action or proceeding, under,
by reason of or in connection with this Note or the Mortgages. The provisions of
this paragraph shall not affect the validity or enforceability of the
Guaranties.

IN WITNESS WHEREOF, this Note has been executed by Maker as of
the day and year first above written.

BOYKIN HOTEL PROPERTIES, L.P.

By: BOYKIN LODGING COMPANY,
its general partner

By: /s/Robert W. Boykin
------------------------------
Robert W. Boykin, President
and Chief Executive Officer

-4-

<PAGE> 1
EXHIBIT 10.10

Form of Contribution Agreement:

(All Agreements dated June 18, 1996, except the Agreement with the Anthony W.
Weigand Revocable Living Trust which is dated June 10, 1996)

1. Richard E. Jacobs Revocable Living Trust
2. David H. Jacobs Trust
3. Anthony W. Weigand Revocable Living Trust
4. Edward H. Crane Revocable Living Trust
5. M & P Partners
6. DAN-JVJ Trust
7. Albert E. Pawlisch Revocable Living Trust
8. R. F. Coffin Revocable Living Trust

<PAGE> 2
Schedule of Loan Receivable

Section 2 Balance on Loan Receivable:

<TABLE>
<CAPTION>
Percentage
Interest Principal Interest Total
--------- ---------- ------------- -----------
<S> <C> <C> <C> <C>
1. M & P Partners 1.0% $15,686.96 $ 32,300.51 $ 47,987.47
2. R. F. Coffin Revocable Living Trust 4.0 62,747.84 129,202.04 191,949.88
3. Edward H. Crane Revocable Living Trust 4.0 62,747.84 129,202.04 191,949.88
4. David H. Jacobs Trust 31.6 495,707.93 1,020,696.07 1,516,404.00
5. Richard R. Jacobs Revocable Living Trust 55.4 869,058.00 1,789,447.00 2,658,505.00
6. Albert E. Pawlisch Revocable Living Trust 2.0 31,373.92 64,601.02 95,974.94
7. Anthony W. Weigand Revocable Living Trust 2.0 31,373.92 64,601.02 95,974.94

</TABLE>

The DAV-JVJ Trust's Contribution Agreement is substantially identical to the
Form of Contribution Agreement attached hereto, except there are no provisions
relating to: (i) The Loan Receivable; (ii) New York Transfer Taxes; and (iii)
Buffalo Future Development Parcel (Section 15).

<PAGE> 3
Schedule of Consideration for Partnership Interests:

(Section 3)

<TABLE>
<S> <C>
1. Richard E. Jacobs Revocable Living Trust $7,064,500
2. David H. Jacobs Trust $4,322,280
3. Anthony W. Weigand Revocable Living Trust $ 247,120
4. Edward H. Crane Revocable Living Trust $ 494,240
5. M & P Partners $ 88,500
6. DAN-JVJ Trust $ 42,000
7. Albert E. Pawlisch Revocable Living Trust $ 247,120
8. R. F. Coffin Revocable Living Trust $ 494,240
</TABLE>

<PAGE> 4
Schedule of Allocation -- Section 4:

<TABLE>
<CAPTION>
Beachwood Buffalo and Columbus
--------- --------------------
<S> <C> <C>
1. Richard E. Jacobs Revocable Living Trust $1,393,000 $5,671,500
2. David H. Jacobs Trust 1,085,280 3,237,000
3. Anthony W. Weigand Revocable Living Trust 43,120 204,000
4. Edward H. Crane Revocable Living Trust 86,240 408,000
5. M & P Partners 21,000 67,500
6. DAN-JVJ Trust [Not Applicable]
7. Albert E. Pawlisch Revocable Living Trust 43,120 204,000
8. R. F. Coffin Revocable Living Trust 86,240 408,000
</TABLE>

<PAGE> 5
Richard E. Jacobs Revocable Living Trust

EXHIBIT A
---------

Interest Partnership Hotel Name
- -------- ----------- ----------
<S> <C> <C>
27.85% Buffalo Hotel Joint Buffalo Marriott
Venture

27.7% Columbus Hotel Joint Columbus Marriott North
Venture

32.3375% Beachwood Hotel Joint Cleveland Marriott East
Venture

</TABLE>

-21-

<PAGE> 6
David H. Jacobs Trust

EXHIBIT A
---------

Interest Partnership Hotel Name
- -------- ----------- ----------
<S> <C> <C>
15.9% Buffalo Hotel Joint Buffalo Marriott
Venture

15.8% Columbus Hotel Joint Columbus Marriott North
Venture

25.194% Beachwood Hotel Joint Cleveland Marriott East
Venture

</TABLE>

-22-
<PAGE> 7
Anthony W. Weigand Revocable Living Trust

EXHIBIT A
---------

Interest Partnership Hotel Name
- -------- ----------- ----------
<S> <C> <C>
1.0% Buffalo Hotel Joint Buffalo Marriott
Venture

1.0% Columbus Hotel Joint Columbus Marriott North
Venture

1.001% Beachwood Hotel Joint Cleveland Marriott East
Venture

</TABLE>

-22-

<PAGE> 8
Edward H. Crane Revocable Living Trust

EXHIBIT A
---------

Interest Partnership Hotel Name
- -------- ----------- ----------
<S> <C> <C>
2.0% Buffalo Hotel Joint Buffalo Marriott
Venture

2.0% Columbus Hotel Joint Columbus Marriott North
Venture

2.002% Beachwood Hotel Joint Cleveland Marriott East
Venture

</TABLE>

-22-
<PAGE> 9
M & P Partners

EXHIBIT A
---------

Interest Partnership Hotel Name
- -------- ----------- ----------
<S> <C> <C>
0.25% Buffalo Hotel Joint Buffalo Marriott
Venture

0.5% Columbus Hotel Joint Columbus Marriott North
Venture

0.4875% Beachwood Hotel Joint Cleveland Marriott East
Venture

</TABLE>

-22-
<PAGE> 10
DAN-JVJ Trust

EXHIBIT A
---------

Interest Partnership Hotel Name
- -------- ----------- ----------
<S> <C> <C>
0.975% Beachwood Hotel Joint Cleveland Marriott East
Venture

</TABLE>

-18-
<PAGE> 11
R. F. Coffin Revocable Living Trust

EXHIBIT A
---------

Interest Partnership Hotel Name
- -------- ----------- ----------
<S> <C> <C>
2.0% Buffalo Hotel Joint Buffalo Marriott
Venture

2.0% Columbus Hotel Joint Columbus Marriott North
Venture

2.002% Beachwood Hotel Joint Cleveland Marriott East
Venture

</TABLE>

-22-
<PAGE> 12
Albert E. Pawlisch Revocable Living Trust

EXHIBIT A
---------

Interest Partnership Hotel Name
- -------- ----------- ----------
<S> <C> <C>
1.0% Buffalo Hotel Joint Buffalo Marriott
Venture

1.0% Columbus Hotel Joint Columbus Marriott North
Venture

1.001% Beachwood Hotel Joint Cleveland Marriott East
Venture

</TABLE>

-22-
<PAGE> 13

All Agreements
--------------

EXHIBIT B
---------

<TABLE>
<CAPTION>
Ownership
Entity Partners in Entity
------ -------- ---------
<S> <C> <C>
JVJ Buffalo Joint Venture R.E. Jacobs Trust 55.700%
D.H. Jacobs Trust 31.800%
M&P Partners 0.500%
R.F. Coffin Trust 4.000%
E.H. Crane Trust 4.000%
A.W. Weigand Trust 2.000%
A.E. Pawlisch Trust 2.000%
--------

Entity Total 100.000%
========

<CAPTION>
General Ownership
Entity Partners in Entity
------ -------- ---------
<S> <C> <C>
JVJ Columbus Joint Venture R.E. Jacobs Trust 55.400%
D.H. Jacobs Trust 31.600%
M&P Partners 1.000%
R.F. Coffin Trust 4.000%
E.H. Crane Trust 4.000%
A.W. Weigand Trust 2.000%
A.E. Pawlisch Trust 2.000%
--------

Entity Total 100.000%
========

<CAPTION>
Ownership
Entity Partners in Entity
------ -------- ---------
<S> <C> <C>
JVJ Beachwood Joint Venture R.E. Jacobs Trust 49.750%
D.H. Jacobs Trust 38.760%
DAV-JVJ Trust 1.500%
M&P Partners 0.750%
R.F. Coffin Trust 3.080%
E.H. Crane Trust 3.080%
A.W. Weigand Trust 1.540%
A.E. Pawlisch Trust 1.540%
--------

Entity Total 100.000%
========

</TABLE>

-23-

<PAGE> 14

CONTRIBUTION AGREEMENT
----------------------

THIS CONTRIBUTION AGREEMENT (this "Agreement"), made as of the
____ day of ____, 1996, by and between __________________, TRUSTEE of the
__________________________________________________ ("Assignor"), and BOYKIN ARES
HOTEL PROPERTIES, L.P., an Ohio limited partnership ("Assignee"),

W I T N E S S E T H :
- - - - - - - - - -

WHEREAS, Assignor owns a general partnership interest
in __________________________, (the "JVJ Joint Ventures");

WHEREAS, Assignor agrees at the time of the Closing (as
hereinafter defined) to take all action necessary to effectuate the distribution
of (i) the interest held by the JVJ Joint Ventures in the partnership listed on
Exhibit A attached hereto and made a part hereof (the "Partnership") and (ii)
the Loan Receivable (as hereafter defined), from the JVJ Joint Ventures to the
Assignor and the other Partners of the JVJ Joint Ventures;

WHEREAS, after said distribution, Assignor will own the
percentage of general partnership interest (the "Partnership Interests") in the
Partnership shown on Exhibit A;

WHEREAS, the Partnership owns the property listed on Exhibit A
attached hereto and made a part hereof (individually a "Property" and
collectively the "Properties"); and

WHEREAS, after said distribution, Assignor will own a __%
interest in a certain loan to Columbus Hotel Joint Venture pursuant to
advances made by JVJ Columbus Joint Venture in the aggregate principal amount
of $1,568,696, which at December 31, 1995, represented a total balance of
principal and accrued interest of $4,798,747 (the "Loan Receivable");

WHEREAS, Assignee desires to acquire from Assignor, and
Assignor desires to assign the Partnership Interests to Assignee, on the terms
and subject to the conditions hereinafter stated; and

WHEREAS, Assignee has agreed to cause Columbus Hotel Joint
Venture to pay Assignor his percentage share of the Loan Receivable, on the
terms and subject to the conditions hereinafter stated;

NOW, THEREFORE, for good and valuable consideration received
to the full satisfaction of each of them, the parties agree as follows:

<PAGE> 15

1. TRANSFER OF PARTNERSHIP INTEREST. Upon the terms and
subject to the conditions set forth herein, Assignor agrees to convey, transfer,
assign and deliver to Assignee at the Closing, and Assignee agrees to accept an
assignment from Assignor at the Closing, all of Assignor's right, title, estate
and interest in and to the Partnership Interests, free and clear of all liens,
security interests and encumbrances whatsoever.

2. PAYMENT OF LOAN RECEIVABLE. Upon the terms and subject to
the conditions set forth herein, Assignee agrees to cause Columbus Hotel Joint
Venture to pay Assignor his percentage share of the Loan Receivable at Closing.
Assignor agrees that as of December 31, 1995, the balance due on Assignor's
percentage share of the Loan Receivable was $__________, consisting of
$_________ of principal and $__________ of interest, which sum shall increase
until the Closing, based upon additional amounts advanced, if any, and accrued
interest at the rate of 10% per annum, compounded annually and shall decrease
until the Closing, based upon any payments made on the Loan Receivable.

3. CONSIDERATION FOR PARTNERSHIP INTEREST. The consideration
to be paid by Assignee for the Partnership Interest shall be __________________
___________________ ($______________), plus or minus the amount of the Capital
Adjustment (as hereinafter defined), and less the following: the Loan
Receivable Payment, the New York Transfer Taxes and the CIGNA Prepayment
Penalty, if any, as such term is defined below.

The "Capital Adjustment" shall be Assignor's percentage share
of any capital contributions from the date hereof until the Closing with respect
to the Partnership Interest, decreased by Assignor's percentage share of any
distributions from the date hereof until the Closing with respect to the
Partnership Interest.

The "Loan Receivable Payment" shall be Assignor's percentage
share of the amount paid at Closing to repay the Loan Receivable as set forth
in Section 2 of this Agreement.

The "New York Transfer Taxes" shall be the sum of the New
York State Real Property Transfer Gains Tax, the New York State Real Property
Transfer Tax, the Erie County, New York Transfer Tax and any successor taxes
thereto appliable and to the transfer of Assignor's percentage interest in
Buffalo Hotel Joint Venture or the Buffalo Marriott Property.

The "CIGNA Prepayment Penalties" shall be an amount equal to
the sum of (a) Assignor's percentage interest in Buffalo Hotel Joint Venture as
shown on Exhibit A multiplied by the actual amount of the prepayment penalty
paid to Connecticut General Life Insurance Company in connection with the
payoff, if any, at Closing of its loan to Buffalo Hotel Joint Venture in the
approximate aggregate amount of $14.6 million, and (b) Assignor's percentage
interest in Beachwood Hotel Joint Venture as shown on Exhibit A multiplied by
the actual amount of prepayment penalty paid to Connecticut General Life
Insurance Company in connection with the payoff, if any, at Closing of its loan
to Beachwood Hotel Joint Venture in the approximate aggregate amount of $28.5
million.

The sum of the payment for the Loan Receivable and the
consideration for the Partnership Interests shall be payable by wire transfer
in immediately available federal funds at Closing, which payment is conditional
upon the completion of the offering to the public of common shares ("Shares")
of stock (the "IPO") by the general partner of the Assignee and the closing
conditions set forth in Section 7 of this Agreement.

In the event of the completion of the IPO as described
aforesaid, the Assignee shall be obligated, subject to the closing conditions
set forth in Section 7 of this Agreement, to acquire the Partnership Interests
and to cause Columbus Hotel Joint Venture to make payment of Assignor's
percentage share of the Loan Receivable to Assignor and the other general
partners in the JVJ Joint Ventures, all of whom are listed on Exhibit B,
attached hereto and made a part hereof.

-2-

<PAGE> 16

4. OPTIONAL ALTERNATIVE FORM OF CONSIDERATION FOR PARTNERSHIP
INTEREST. At least thirty (30) days prior to the filing of a Registration
Statement (the "Registration Statement") with the Securities and Exchange
Commission with respect to the IPO, Assignee shall send a written offer,
together with copies of the most recent drafts of the Registration Statement,
Limited Partnership Agreement of Assignee and Registration Rights Agreement, if
any, to Assignor, providing for an optional alternative form of consideration
with respect to the acquisition of the Partnership Interest (the "Offer"). Such
optional alternative form of consideration shall consist of a Limited
Partnership interest in Assignee (the "Units"). An Offer of Units shall be made
to Assignor based upon the cash consideration for the Partnership Interest
described in Section 3. The number of Units (which shall be exchangeable on a
one-to-one basis with the Shares) to be provided by Assignee shall equal the
same number of Shares

-3-

<PAGE> 17

which will be issued at the time of the IPO for the equivalent cash amount,
which number shall be computed by dividing the cash consideration for the
Partnership Interest specified in Section 3 by the price per share of the Shares
of the general partner of the Assignee, as such price is set forth in that
entity's final Prospectus filed with the Securities and Exchange Commission.
Notwithstanding the foregoing, Assignor shall have the option of electing to
take Units for only a portion of the Partnership Interest and cash for the other
portion, on the basis of valuing the Partnership Interests in Beachwood Hotel
Joint Venture separately from a collective valuation of the Partnership
Interests in Buffalo Hotel Joint Venture and Columbus Hotel Joint Venture. The
parties agree that the total consideration for the Partnership Interests shall
be allocated $_________ to Beachwood and $_________ to Buffalo and Columbus,
subject to the Capital Adjustment and subject to deductions for the Loan
Receivable Payment, the New York Transfer Taxes and the CIGNA Prepayment
Penalties, if any.

If the Offer is not accepted by Assignor within ten (10) days
of the date that the Offer is received, said Offer shall be deemed revoked and
of no further force and effect.

The Units represented by the Offer shall be the same in form,
terms, conditions, registration rights, exchange or conversion rights and
distribution rights as Units received by William J. Boykin, Robert W. Boykin,
John E. Boykin and any member of their respective immediate families or any
trusts for their or their families' benefit (collectively, the "Boykin Family").
If Assignor elects to accept the alternative consideration of Units, Assignor
shall be required to execute similar documents to those executed by any member
of the Boykin Family who elects to take Units. Assignee shall extend to Assignor
the same opportunities to structure the acquisition ofthe Units so as to avoid
the recognition of taxable income or gain upon the exchange as are extended to
the Boykin Family. Notwithstanding the foregoing, in the event that following
the election by Assignor to receive Units

-4-

<PAGE> 18

in exchange for some or all of the Partnership Interest, the opportunity to
structure the acquisition of the Units so as to avoid the recognition of taxable
income or gain by Assignor is not available to Assignor for whatever reason,
then Assignor shall have the right, exercisable within ten (10) days after
Assignor has been made aware of a change in law or facts that prevents such an
opportunity from being realized by written notice to Assignee, to inform
Assignee of his revocation of the election to take such Units and, therefore,
shall receive the consideration for the Partnership Interest in cash.

5. ASSIGNOR'S REPRESENTATIONS AND WARRANTIES. Assignor
hereby represents and warrants to Assignee as of the date hereof that:

(a) Assignor is the sole trustee of the _____________________
_________________ (the "Trust"), and that the investment powers of the
Trust permit the Assignor, as trustee, to enter into this Agreement.

(b) Assignor has all necessary power and authority to enter
into this Agreement, to perform its obligations hereunder and to
consummate the transactions contemplated hereby, without the consent or
authorization of, or notice to, any third party, except those third
parties to whom such consents or authorizations have been or will be
obtained, or to whom notices have been or will be given, prior to the
Closing. This Agreement constitutes, and the other documents and
instruments to be delivered by Assignor pursuant hereto

-5-

<PAGE> 19

when delivered will constitute, the legal, valid and binding
obligations of Assignor, enforceable against Assignor in accordance
with their respective terms.

(c) To the best of Assignor's knowledge, there is no
litigation, proceeding or action pending or threatened against or
relating to Assignor which might materially and adversely affect
Assignor or which questions the validity of this Agreement or any
action taken or to be taken by Assignor pursuant hereto.

(d) Neither the execution of this Agreement nor the
consummation of the transactions contemplated hereby will, in any
material respect, constitute a violation of or be in conflict with or
constitute a default under any term or provision of any agreement,
instrument or lease to which Assignor is a party.

(e) At Closing, Assignor will own good, valid and marketable
title to the Partnership Interest, free and clear of all mortgages,
pledges, liens, security interests, encumbrances and restrictions of
any nature whatsoever.

(f) To the best of Assignor's knowledge, the only
partners of the JVJ Joint Ventures are the general partners
listed on Exhibit B.

Subject to Section 10 hereof, Assignor also makes the further
representation that nothing in this Agreement shall operate to release Assignor
from any liabilities or obligations for which he would otherwise be responsible
arising out of or in connection

-6-

<PAGE> 20

with the ownership of the Partnership Interest or the Property relating to any
periods prior to the Closing.

All of the representations and warranties set forth in this
Section 5 shall be deemed renewed by Assignor on the Closing Date as if made at
such time.

6. REPRESENTATIONS AND WARRANTIES OF ASSIGNEE. Assignee
represents and warrants to Assignor that:

(a) Assignee is, and will be at the Closing, a limited
partnership duly organized, validly existing and in good standing under
the laws of the State of Ohio and is, or at Closing will be, registered
as a foreign limited partnership in each jurisdiction in which it is
engaging in business or expects to do so. Assignee has, and at the
Closing will have, the power and authority to carry on the business for
which it has been organized. The persons executing this Agreement on
behalf of Assignee are duly authorized to do so, and all requisite
action has been taken by Assignee to authorize the execution and
delivery of this Agreement, the performance by Assignee of its
obligations hereunder and the consummation of the transactions
contemplated hereby.

(b) To the best of Assignee's knowledge, there is no
litigation, proceeding or action pending or threatened against or
related to Assignee which might materially and adversely Assignee or
which questions the validity of this Agreement or any action taken or
to be taken by Assignor pursuant hereto.

-7-

<PAGE> 21

(c) Assignee has all necessary power and authority to enter
into this Agreement, to perform its obligations hereunder and to
consummate the transactions contemplated hereby, without the consent or
authorization of, or notice to, any third party, except those third
parties to whom such consents or authorizations have been or will be
obtained, or to whom notices have been or will be given, prior to the
Closing. This Agreement constitutes, and the other documents and
instruments to be delivered by Assignee pursuant hereto when delivered
will constitute, the legal, valid and binding obligations of Assignee,
enforceable against Assignee in accordance with their respective terms.

(e) The Boykin Family is not and will not be receiving more
favorable terms or treatment than Assignor with respect to the release
from or assumption of (and indemnification against) obligations,
liabilities and claims in connection with any sale, assignment,
transfer or contribution of assets or other property to Assignee.

All of the representations and warranties set forth in this
Section 6 shall be deemed renewed by Assignee on the Closing

-8-

<PAGE> 22

Date as if made at such time and shall survive the closing of the transactions
contemplated hereby for a period of six months.

6. DELIVERIES; CONDITIONS.

(a) Assignor shall execute and deliver to Assignee, on or
prior to the Closing Date a good and sufficient Assignment and
Assumption of Partnership Interest, in the form attached hereto as
Exhibit C, conveying, selling, transferring, assigning and delivering
to Assignee good and marketable title to the Partnership Interest, in
the condition referenced in Section 1 (the "Assignment Agreement") and
(ii) written evidence of full satisfaction of the Loan Receivable.

(b) Assignee shall issue or deliver the following to
or for the benefit of Assignor on or prior to the Closing Date:

(i) the amount required to prepay the Loan
Receivable in full, by wire transfer of
immediately available federal funds;

(ii) the consideration for the Partnership
Interest, by wire transfer of immediately
available federal funds, or payable in the
manner determined pursuant to Section 3 or
Section 4 hereof, or both;

(iii) duly executed resolutions adopted by
Assignee authorizing the execution and
delivery of this Agreement by Assignee,
the performance by Assignee of its
obligations hereunder and the
consummation of the transactions
contemplated hereby;

(iv) the Assignment Agreement duly executed
by Assignee;

(v) the releases required pursuant to Section 10
hereof; and

(vi) the Marriott Consent (as hereinafter
defined).

-9-

<PAGE> 23

delivering to Assignee identical (except for amount of consideration)
forms of a Contribution Agreement.

8. CLOSING DATE. Unless the parties otherwise agree in
writing, the transactions contemplated hereby shall be closed (the "Closing")
simultaneously with the completion of the IPO, provided such offering occurs on
or before August 15, 1996 (the "Closing Date"). If the Closing has not occurred
by the Closing Date, this Agreement shall terminate, in which event all
documents and instruments which may have been delivered by one party to the
other party shall be returned, and neither party hereto shall thereafter be
under any further liability to the other party hereto.

9. CERTAIN EXPENSES AND CHARGES. Assignee shall be
charged the following amounts at Closing: the Purchase Price, and all other
costs and expenses necessary to effect the purchase of the Partnership
Interest and the satisfaction of the Loan Receivable. Assignee shall also be
charged with and shall pay any and all Ohio conveyance fees and/or transfer
taxes in the event Assignee desires to directly acquire, pursuant to Section 13
hereof, the Properties located in the State of Ohio.

10. RELEASES; INDEMNIFICATION.

(a) Assignee shall use reasonable efforts to attempt to obtain
releases of Assignor (in form and substance acceptable to Assignor in
his reasonable discretion) and to the extent such releases are not
obtained, hereby agrees to assume and indemnify Assignor, from any and
all personal liability to any lenders of the Partnership that accrues
from and after the Closing Date.

-10-

<PAGE> 24

(b) Assignee shall fully indemnify and hold Assignor and
Assignor's trustee, heirs, representatives, successors and assigns
harmless from and against any and all claims, demands, losses,
liabilities, damages and expenses (including reasonable attorneys'
fees) arising out of or in connection with (i) the failure of Assignee
to perform in any material respect any of its obligations hereunder,
(ii) the inaccuracy of any representation or warranty made by Assignee
hereunder (except to the extent that such indemnification obligation
would arise directly as a result of the inaccuracy of any
representation, warranty or covenant made by Assignor hereunder), and
(iii) the activity of the Partnership and/or the operation of the
Property from and after the Closing.

(c) Assignee shall cause the current management agreement for
the Property to be terminated as of the Closing Date and shall provide
a written release of the Partnership from the manager and Assignee
shall obtain from Marriott International, Inc. a written consent to
all of the transactions contemplated by this Agreement (the "Marriott
Consent").

(d) Assignor shall fully indemnify Assignee and hold Assignee,
its officers, directors and partners and their respective
representatives, successors and assigns harmless from and against any
and all claims, demands, losses, liabilities, damages and expenses
(including reasonable attorneys' fees) arising out of or in connection
with (i) the

-11-

<PAGE> 25

failure of Assignor to perform in any material respect any of its
obligations hereunder or (ii) the inaccuracy of any representation or
warranty made by Assignor hereunder (except to the extent that such
indemnification obligation would arise directly as a result of the
inaccuracy of any representation, warranty or covenant made by
Assignee hereunder).

11. SECURITIES ACT INDEMNITY. Assignee agrees to defend, protect,
indemnify, and hold harmless Assignor from and against any and all losses,
claims, damages and liabilities (including, without limitation, any legal or
other expenses reasonably incurred by Assignor in connection with defending or
investigating any such action or claim except to the extent that such
indemnification obligation would arise directly as a result of the inaccuracy of
any representation or warranty or the breach of any covenant or obligation of
Assignor hereunder), including any of the foregoing incurred in settlement of
any litigation, commenced or threatened, arising out of or based on any untrue
statement or alleged untrue statement of a material fact contained in the
Registration Statement or any amendment thereof, including the Preliminary
Prospectus and the final prospectus filed with the SEC pursuant to Rule 424(b)
promulgated under the Securities Act of 1933 (the "Securities Act") (the "Final
Prospectus") contained therein (as amended or supplemented, if applicable) or
any other document contained therein, or based on any omission or alleged
omission to state therein a material fact required to be stated therein or
necessary to make the statements therein not misleading,

-12-

<PAGE> 26

or any violation by Assignee or its general partner of the Securities Act or
the Securities Exchange Act of 1934 (the "Exchange Act") or any rule or
regulations promulgated thereunder applicable to Assignee or its general
partner (collectively, the "Indemnified Matters"), and Assignee shall reimburse
Assignor for any legal and other expenses reasonably incurred in connection
with investigating, preparing or defending any such claim, loss, damage,
liability or action. Assignor shall give notice to Assignee promptly after
Assignor has actual knowledge of any claim as to which indemnity under this
Section 10 may be sought, and shall permit Assignee to assume the defense of
any such claim or any litigation resulting therefrom, provided that Assignor
may participate in such defense at its expense, and provided further that
Assignee shall not assume the defense for matters as to which there is a
conflict of interest or separate and different defenses. Assignee, in
the defense of any such claim or litigation, shall not, except with the consent
of Assignor, consent to entry of any judgment or enter into any settlement
which does not include as an unconditional term thereof the giving by the
claimant or plaintiff to Assignor a release from all liability in respect to
such claim or litigation.

12. CONSENTS. Assignee has entered into or will enter into
agreements to purchase other general partnership interests from other general
partners of the Partnership and hereby consents to each and every transaction
contemplated by this Agreement. Assignor hereby consents to (i) the transfer by
any general partner

-13-

<PAGE> 27

of the Partnership of such partner's Partnership Interest to Assignee or
Assignee's nominee, (ii) the transfer by the Partnership in connection with the
transactions contemplated by this Agreement, of all or substantially all the
assets of the Partnership, including, without limitation, the liquor licenses
and Franchise Agreement with Marriott Corporation, to Assignee or Assignee's
nominee and (iii) a waiver of any rights of first refusal, options or other
rights which could be asserted by Assignor in connection with any agreements
regarding the transfer of the Partnership Interest to Assignee or related to the
ownership or operation of the Property. Assignor also consents to the
substitution of Assignee as a partner in the Partnership upon completion of the
transfer referenced above. Assignor agrees to execute any documents and
instruments, and shall take or cause to be taken such further action, as may be
necessary at any time or from time to time in order to effectuate Assignor's
consent referenced herein.

In the event the Closing does not occur as provided in Section
8, the various consents referenced above shall be automatically deemed revoked
by Assignor and Assignor and Assignee agree to execute any documents and
instruments necessary in order to effect said revocation and to place Assignor
in the same position as if this Agreement had not been executed by Assignor.

13. ACQUISITION OF THE PROPERTY OR PROPERTIES. At any time
prior to ten (10) days before the Closing Date, Assignee may elect by written
notice to Assignor to acquire any or all of the Properties in lieu of the

-14-

<PAGE> 28

Partnership Interests (along with the payment of assignor's percentage share of
the Loan Receivable) for the Purchase Price. In such event, Assignor shall
provide the requisite consents to convey the Property or Properties to the
Assignee pursuant to the terms and conditions of this Agreement by causing the
Partnership to deliver to Assignee on the Closing Date a limited warranty deed
conveying to Assignee fee simple title to the Property or Properties. Assignor
shall also provide Assignee with such other action as Assignee shall reasonably
request in order to convey the Property or Properties to Assignee. Finally,
Assignor and Assignee agree to cause the liquidation of the JVJ Joint Ventures
and the Partnerships, as the case may be, in the event Assignee elects to
purchase the Property. If Assignor elects to take Units as a portion of the
Purchase Price, Assignee shall extend to Assignor the same opportunities to
structure the acquisition of the Units so as to avoid the recognition of
taxable income or gain upon the exchange as are extended to the Boykin Family.

14. ASSIGNMENT. (a) Assignee has the right, upon five (5)
days' written notice to Assignor, to assign and transfer its interest in this
Agreement to an entity that is taxable as a partnership and that is controlled
by Assignee or the Boykin Family. In such event, provided that any such
transferee agrees in writing to assume all of Assignee's obligations hereunder,
Assignee shall be released from any and all liability hereunder as of the
effective date of such assignment.

(b) Assignor has the right to assign his interest in the JVJ
Joint Ventures in accordance with the terms of the partnership agreement
governing the JVJ Joint Ventures and, if applicable, the

-15-

<PAGE> 29

Partnerships, at any time prior to the Closing Date, and upon such assignment,
to assign his interest in this Agreement to the assignee of such interests in
the JVJ Joint Ventures and, provided such assignee agrees in writing to assume
all of Assignor's obligations hereunder, Assignor shall be released from any
and all liability hereunder as of the effective date of such assignment.

15. BUFFALO FUTURE DEVELOPMENT PARCEL. Assignee hereby agrees
to cause the Boykin Family, prior to the Closing Date, to participate, with
Assignor and his other partners in JVJ Buffalo Joint Venture, in causing
Buffalo Hotel Joint Venture, an Ohio general partnership that is one of the
Partnerships, to grant, for the benefit of the owner(s) of the Future
Development Parcel (as hereinfafter defined) (collectively, the "Development
Parcel Owners"), such access and utility easements (the "Easements") over and
across the Buffalo Property as are necessary for the development of a parcel of
land, adjacent to the Buffalo Property, identified as the "Future Development
Parcel" in Section 57 of that certain Mortgage, Security Agreement and Fixture
Filings, dated as of January 29, 1996 (the "Mortgage"), granted by Buffalo
Hotel Joint Venture in favor of Connecticut General Life Insurance Company
("Lender"), and more particularly described on Exhibit D attached hereto and
made a part hereof. Assignor and Assigneee agree to cause the agreement
containing such easements to also contain a convenant from the Development
Parcel Owners restricting the Future Development Parcel from development as a
Hotel (as hereinafter defined), to be recorded in the Erie County, New York
Clerk's Office. Assignor and Assignee also agree to participate in causing
Lender to consent to the Easements and to subordinate the lien of the Mortgage
to the Easements. For purposes of this Agreement, the term "Hotel" shall mean a
hotel, motel, residence inn, suite inn, suite hotel or other similar type
multi-unit transient or temporary housing facility.

16. MISCELLANEOUS.

(a) This Agreement, including the Exhibits attached hereto,
shall be deemed to contain all of the terms and conditions agreed upon
with respect to the subject matter hereof, it being understood that
there are no outside representations or oral agreements.

(b) This Agreement shall be binding upon and inure to the
benefit of the parties hereto and their respective successors,
permitted assigns, heirs and personal representatives.

(c) The parties shall execute and deliver such further
documents and instruments of conveyance, sale, assignment, transfer or
otherwise, and shall take or cause to be taken such other or further
action as either party shall reasonably request at any time or from
time to time in order to effectuate the terms and provisions of this
Agreement.

-16-

<PAGE> 30

(d) This Agreement shall be governed by and construed
in accordance with the laws of the State of Ohio.

(e) This Agreement will survive the Closing and the
delivery of the documents contemplated herein.

IN WITNESS WHEREOF, the parties hereto have signed three
counterparts of this Agreement, each of which shall be deemed to be an original
document, as of the date set forth above.

ASSIGNOR:

By: ______________________________

ASSIGNEE:

BOYKIN ARES HOTEL PROPERTIES, L.P.,
an Ohio limited partnership

By: Boykin Ares Hotel Properties,
Inc., General Partner

By: _____________________________
Robert W. Boykin, President

-17-

<PAGE> 31

EXHIBIT A
---------

%
Interest Partnership Hotel Name
-------- ----------- ----------

-18-

<PAGE> 32

EXHIBIT B
---------

Ownership
Entity Partners in Entity
------ -------- ---------

---------
Entity Total
=========

-19-

<PAGE> 33

EXHIBIT C
---------

ASSIGNMENT AND ASSUMPTION OF
----------------------------
PARTNERSHIP INTEREST
--------------------

KNOW ALL PERSONS BY THESE PRESENTS, that _____________________________
______ ("Assignor"), for good and valuable consideration the receipt of which is
hereby acknowledged as being to Assignor's full satisfaction, does hereby sell,
convey and assign to BOYKIN ARES HOTEL PROPERTIES, L.P., an Ohio limited
partnership ("Assignee"), a _______ general partnership interest in ___________
___________________, an Ohio general partnership (the "Partnership"), and in and
to the Partnership Agreement forming the Partnership dated as of _______________
___________________, as may have been amended from time to time (as so amended,
the "Partnership Agreement").

Assignee hereby agrees to assume, discharge and release Assignor as
general partner of the Partnership to the extent of the interest hereby assigned
from, and agrees to indemnify Assignor against, all obligations which may accrue
from and after the date hereof by virtue of the Partnership or the Partnership
Agreement applicable to the interest hereby assigned and does further agree to
be bound by all the terms, conditions and provisions of the Partnership
Agreement and to be a general partner in the Partnership for all purposes and to
the full extent of the interest hereby assigned.

IN WITNESS WHEREOF, this Assignment and Assumption of Partnership
Interest has been executed by Assignor and Assignee as of the ____ day of
________, 1996.

ASSIGNOR:

By: ______________________________

ASSIGNEE:

BOYKIN ARES HOTEL PROPERTIES, L.P.,
an Ohio limited partnership

By: Boykin Ares Hotel Properties,
Inc., General Partner

By: _____________________________
Robert W. Boykin, President

-20-

<PAGE> 34
EXHIBIT D
---------

LEGAL DESCRIPTION OF FUTURE DEVELOPMENT PARCEL
----------------------------------------------

ALL that certain plot, piece or parcel of land, with the buildings and
improvements thereon erected, situate, lying and being in the Town of Amherst,
County of Erie and State of New York, being part of Lot No. 72, Township 12,
Range 7, of the Holland Land Company's Survey, bounded and described as
follows:

BEGINNING at the point of intersection of the southerly line of the
first parcel of land conveyed to Niagara Mohawk Power Corporation by deed
recorded in the Erie County Clerk's Office in Liber 5852 of Deeds at page 135
with the northeasterly line of the Power Line Expressway; running thence
southeasterly along said northeasterly line 677.01 feet to a monument; thence
continuing southeasterly and easterly along a curve to the left along said line
of the Power Line Expressway through 2 monuments, a total distance of 775.31
feet to a point in a line which is parallel to and 80 feet southwesterly at
right angles from the southwesterly line of lands conveyed to Niagara, Lockport
& Ontario Power Corporation by deed recorded in the Erie County Clerk's Office
in Liber 2145 of Deeds at page 535; running thence northwesterly along said
parallel line 1216 feet more or less to the first described southerly line of
Niagara Mohawk Power Corporation; thence westerly along said line 145.15 feet
to the point or place of beginning.

<PAGE> 35
(All First Amendment to Contribution Agreement dated June 19, 1996, except
Anthony W. Weigand Revocable Living Trust which is dated June 10, 1996)

- --------------------

SCHEDULE OF PARAGRAPH 5 TO First Amendment to Contribution Agreement:

<TABLE>
<CAPTION>
FROM TO
---- --
<S> <C> <C>
1. Richard E. Jacobs Revocable Living Trust $7,064,500 $8,104,700
2. David H. Jacobs Trust $4,322,280 $5,040,200
3. Anthony W. Weigand Revocable Living Trust $ 247,120 $ 281,600
4. Edward H. Crane Revocable Living Trust $ 494,240 $ 563,200
5. M & P Partners $ 88,500 $ 105,500
6. DAV-JVJ Trust $ 42,000 $ 60,000
7. Albert E. Pawlish Revocable Living Trust $ 247,120 $ 286,600
8. R.F. Coffin Revocable Living Trust $ 494,240 $ 563,200
</TABLE>

<PAGE> 36
FIRST AMENDMENT TO CONTRIBUTION AGREEMENT
-----------------------------------------

THIS FIRST AMENDMENT TO CONTRIBUTION AGREEMENT (the "Amendment"), made
as of the 19th day of June, 1996, by and between ____________________________
("Assignor"), and BOYKIN HOTEL PROPERTIES, L.P., an Ohio limited partnership
("Assignee"),

W I T N E S S E T H :
- - - - - - - - - -

WHEREAS, Assignor and Assignee entered into that certain Contribution
Agreement dated as of June 19, 1996 (the "Original Agreement"); and

WHEREAS, the parties have agreed to modify the Original Agreement in
certain respects and have entered into this Amendment to reflect those
agreements;

NOW, THEREFORE, for good and valuable consideration received to the
full satisfaction of each of them, the parties agree as follows:

1. The last sentence of Section 4 is hereby deleted in its
entirety and the following inserted in lieu thereof: "Notwithstanding the
foregoing, in the event that following the election by Assignor to receive
Units in exchange for some or all of the Partnership Interests, the opportunity
to structure the acquisition of the Units so as to avoid the recognition of
taxable income or gain by Assignor is not available to Assignor because of a
change outside of Assignor's control in law or facts after the date hereof,
then Assignor shall have the right, exercisable within ten (10) days after
Assignor has been made aware of that change in law or facts that prevents such
an opportunity from being realized, by written notice to Assignee at any time
up to five (5) days prior to the Closing Date, to inform Assignee of his
revocation of the election to take such Units and, therefore, shall receive the
consideration for the Partnership Interests in cash."

2. Section 4 of the Original Agreement is hereby further modified
by adding the following sentence at the end of such section: "As a material
inducement to Assignor's election to receive Units rather than cash, Assignee
covenants and agrees that with respect to the Amended and Restated Agreement of
Limited Partnership of Assignee, attached hereto as Exhibit A (the "OP
Agreement"), it will not, after the date hereof (a) change Section 5.3(a) of
the OP Agreement in a manner materially adverse to Assignor; (b) change Section
7.4 of the OP Agreement to (i) lengthen the time after the closing of the IPO
at which Assignor may require redemption of Partnership Units, (ii) reduce the
redemption price, (iii) lengthen the Payout Period, (iv) reduce the rate of
interest payable on the cash amount, (v) materially increase the minimum number
of Units for which the Redemption Right may be exercised, (vi) materially
impair or eliminate the rights of transferees of Assignors, (vii) alter the
rights of the general partner in Section 7.4(b) in a manner materially adverse
to the Assignor, or (viii) change the last sentence of Section 7.4(c) in a
manner materially adverse to the Assignor; (c) change Section 7.8 of the OP
Agreement in a manner materially adverse to Assignor; (d) change Section 8.1 of
the OP Agreement in a manner materially adverse to Assignor; or (e) change
Section 9.5

<PAGE> 37
of the OP Agreement to prohibit or materially restrict any donative transfer
referred to in Section 9.5(d) or to otherwise impose materially greater
restrictions on Assignor's ability to transfer its limited partnership
interests."

3. Section 4 of the Original Agreement is hereby further modified
by adding the following paragraph at the end of such section: "In the event
Assignor elects to take all or a portion of the consideration for the
Partnership Interests in Units, at the sole election of Assignee, Assignee upon
written notice to Assignor, may elect to deposit (the "Deposit") a sum equal to
the lesser of: (a) five percent (5%) of the value of the Units to be paid to
Assignor or (b) $25,000. The amount of the Deposit (together with any interest
earned thereon) shall apply as a credit towards the Purchase Price. The
Deposit, if paid, shall be payable to Assignor by certified or bank check. In
the event the Closing does not occur as provided in Section 8, the Assignor
shall be obligated to return said Deposit, together with any interest earned
thereon, to Assignee by certified or bank check within ten days of such request
by Assignee."

4. Section 7(c) of the Original Agreement is hereby modified by
adding the following sentence at the end of such section: "Assignor's
obligation to close the transaction contemplated by this Agreement is
conditioned upon each of Assignee's covenants and agreements contained in this
Agreement to be performed or completed on or before the Closing Date having
been so performed and complied with on or before the Closing Date."

5. Section 8 of the Original Agreement is hereby deleted in its
entirety and the following inserted in lieu thereof: "Unless the parties
otherwise agree in writing, the transactions contemplated hereby shall be
closed (the "Closing") simultaneously with the completion of the IPO, provided
such offering is completed on or before August 15, 1996 (the "Closing Date").
Notwithstanding the foregoing sentence, Assignor hereby consents to an
extension of the Closing Date to not later than February 15, 1997 provided (i)
that a registration statement on Form S-11 has been filed with Securities and
Exchange Commission on or before August 15, 1996 and (ii) the total
consideration to be paid by Assignee to Assignor for the Partnership Interests
shall be increased from $______ to $______. If the Closing has not been
completed by the Closing Date, or as so may be extended, this Agreement shall
terminate, in which event all documents and instruments which may have been
delivered by one party to the other party shall be returned, and neither party
hereto shall thereafter be under any further liability to the other party
hereto."

6. Section 10(a) of the Original Agreement is hereby deleted in
its entirety and the following inserted in lieu thereof:

"(a) Assignee shall use reasonable efforts to attempt to obtain
releases of Assignor from any lenders of the Partnership in respect of any
and all personal liability of Assignor to such lenders accruing from and
after the Closing Date (in form and substance acceptable to Assignor in
his reasonable discretion) and to the extent such releases are not
obtained, hereby agrees to assume and indemnify Assignor, from any and

-2-
<PAGE> 38
all personal liability to any lenders of the Partnerships that accrues from
and after the Closing Date."

7. Section 11 of the Original Agreement is hereby deleted in its
entirety and the following inserted in lieu thereof:

"SECURITIES ACT INDEMNITY. Assignee agrees to defend, protect,
indemnify, and hold harmless Assignor from and against any and all losses,
claims, damages and liabilities (including, without limitation, any legal or
other expenses reasonably incurred by Assignor in connection with defending or
investigating any such action or claim except to the extent that such
indemnification obligation would arise directly as a result of the inaccuracy
of any representation or warranty or the breach of any covenant or obligation
of Assignor hereunder), arising out of or based on any untrue statement or
alleged untrue statement of a material fact contained in the Registration
Statement or any amendment thereof, including the Preliminary Prospectus and
the final prospectus filed with the SEC pursuant to Rule 424(b) promulgated
under the Securities Act of 1933 (the "Securities Act") (the "Final
Prospectus") contained therein (as amended or supplemented, if applicable) or
any other document contained therein, or based on any omission or alleged
omission to state therein a material fact required to be stated therein or
necessary to make the statements therein not misleading, or any violation by
Assignee or its general partner of the Securities Act or the Securities
Exchange Act of 1934 (the "Exchange Act") or any rule or regulations
promulgated thereunder applicable to Assignee or its general partner including
any of the foregoing incurred in settlement of any litigation, commenced or
threatened; provided, however, that there shall be no indemnification
obligation of Assignee hereunder to the extent that any such losses, claims,
damages and liabilities (or any related expenses) of Assignor arise out of or
are based upon any materially false or untrue statement or omission which has
been omitted from or made in the Final Prospectus or any other document
contained therein in reliance upon and in conformity with the information
relating to Assignor and/or the Partnership furnished in writing to Assignee by
Assignor (collectively, the "Indemnified Matters"), and Assignee shall
reimburse Assignor for any legal and other expenses reasonably incurred in
connection with investigating, preparing or defending any such claim, loss,
damage, liability or action. Assignor shall give notice to Assignee promptly
after Assignor has actual knowledge of any claim as to which indemnity under
this Section 11 may be sought, and shall permit Assignee to assume the defense
of any such claim or any litigation resulting therefrom, provided that Assignor
may participate in such defense at its expense, and provided further that
Assignee shall not assume the defense for matters as to which there is a
conflict of interest or separate and different defenses. Assignee, in the
defense of any such claim or litigation, shall not, except with the consent of
Assignor, consent to entry of any judgment or enter into any settlement which
does not include as an unconditional term thereof the giving by the claimant or
plaintiff to Assignor a release from all liability in respect to such claim or
litigation."

-3-
<PAGE> 39
8. MISCELLANEOUS.

(a) This Amendement, including the Exhibits attached hereto, shall
be deemed to contain all of the terms and conditions agreed upon with
respect to the subject matter hereof, it being understood that there are
not outside representations or oral agreements.

(b) This Amendment shall be binding upon and inure to the benefit
of the parties hereto and their respective successors, permitted assigns,
heirs and personal representatives.

(d) This Amendment will survive the Closing and the delivery of the
documents contemplated herein.

(e) Except as expressly modified by this Amendment, the Original
Agreement shall remain in full force and effect and unmodified hereby.

IN WITNESS WHEREOF, the parties hereto have signed three counterparts
of this Agreement, each of which shall be deemed to be an original document, as
of the date set forth above.

ASSIGNOR:

By:
---------------------------

ASSIGNEE:

BOYKIN HOTEL PROPERTIES, L.P.

By: Boykin Lodging Trust, Inc.,
General Partner

By:
---------------------------
Robert W. Boykin, President

-4-
<PAGE> 40
The following form of Assignment and Assumption of Partnership Interest
Agreement is Applicable to:

<TABLE>
<CAPTION>
Execution Date
--------------
<S> <C>
1. Paul A. O'Neil June 18, 1996
2. Raymond P. Heitland June 18, 1996
</TABLE>
<PAGE> 41

ASSIGNMENT AND ASSUMPTION OF
----------------------------

PARTNERSHIP INTEREST AGREEMENT
------------------------------

THIS ASSIGNMENT AND ASSUMPTION OF PARTNERSHIP INTEREST AGREEMENT (this
"Agreement"), made as of the ____ day of June, 1996, by and between _______
"Assignor"), and BOYKIN HOTEL PROPERTIES, L.P., an Ohio limited partnership
("Assignee"),

W I T N E S S E T H :
---------------------

WHEREAS, Assignor owns general partnership interests in Boykin Amherst
Joint Venture and Boykin Columbus Joint Venture as each is identified in
Exhibit A of the Offer to Exchange Limited Partnership Interests in Boykin
Hotel Properties, L.P. for Interests In Certain Other Partnerships ("Exchange
Offer") (collectively the "Participation Interests");

WHEREAS, Assignee desires to acquire from Assignor and Assignor desires to
assign the Participation Interests to Assignee, on the terms and subject to the
conditions hereinafter stated; and

NOW, THEREFORE, for good and valuable consideration received to the full
satisfaction of each of them, the parties agree as follows:

A. TRANSFER OF PARTICIPATION INTERESTS. Upon the terms and subject to the
conditions set forth herein, Assignor agrees to convey, transfer, assign and
deliver to Assignee at the Closing, and Assignee agrees to accept an assignment
from Assignor at the Closing, all of Assignor's right, title, estate and
interest in and to the Participation Interests, free and clear of all liens,
security interests and encumbrances whatsoever.

B-1
<PAGE> 42

Closing, which payment is conditional upon the completion of the offering to the
public of common shares ("Shares") of stock (the "IPO") by the general partner
of the Assignee and the closing conditions set forth in Section F of this
Agreement.

In the event of the completion of the IPO as described above, the Assignee
shall be obligated, subject to the closing conditions set forth in Section F of
this Agreement, to acquire the Participation Interests.

At the sole election of the Assignee, Assignee upon written notice to
Assignor, may elect to deposit (the "Deposit") a sum equal to the lesser of:
(a) five percent (5%) of the value of the Units to be paid to Assignor or (b)
$25,000. The amount of the Deposit (together with any interest earned thereon)
shall apply as a credit towards the Purchase Price (see Exhibit A of the
Exchange Offer). The Deposit, if paid, shall be payable to Assignor by
certified or bank check. In the event the Closing does not occur as provided in
Section G, the Assignor shall be obligated to return said Deposit, together
with any interest earned thereon, to Assignee by certified or bank check within
ten days of such request by Assignee.

C. CONFIDENTIAL OFFERING MEMORANDUM. Assignee has delivered the Exchange
Offer, together with copies of the most recent drafts of the Registration
Statement to be filed with the Securities and Exchange Commission with respect
to the IPO (the "Registration Statement") and Partnership Agreement of Assignee
to Assignor, offering to acquire the Participation Interests in exchange for
Units.

D. ASSIGNOR'S REPRESENTATIONS AND WARRANTIES. Assignor hereby represents
and warrants to Assignee as of the date hereof that:

(1) Assignor is the owner of the Partnership Interests as identified
on Exhibit A of the Exchange Offer.

(2) Assignor has all necessary power and authority to enter into this
Agreement, to perform its obligations hereunder and to consummate the
transactions contemplated hereby, without the consent or authorization of,
or notice to, any third party, except those third parties to whom such
consents or authorizations have been or will be obtained, or to whom
notices have been or will be given, prior to the Closing. This Agreement
constitutes, and the other documents and instruments to be delivered by
Assignor pursuant hereto when delivered will constitute, the

B-2
<PAGE> 43

legal, valid and binding obligations of Assignor, enforceable against
Assignor in accordance with their respective terms.

(3) To the best of Assignor's knowledge, there is no litigation,
proceeding or action pending or threatened against or relating to Assignor
which might materially and adversely affect Assignor or which questions the
validity of this Agreement or any action taken or to be taken by Assignor
pursuant hereto.

(4) Neither the execution of this Agreement nor the consummation of
the transactions contemplated hereby will, in any material respect,
constitute a violation of or be in conflict with or constitute a default
under any term or provision of any agreement, instrument or lease to which
Assignor is a party.

(5) Neither Assignor, nor, to the best of Assignor's knowledge any
prior owner of the hotels owned by the Columbus Hotel Joint Venture
(Columbus Marriott) or the Buffalo Hotel Joint Venture (Buffalo Mariott)
(hereafter the Columbus Mariott and the Buffalo Mariott collectively the
"Boykin Marriott Hotels") has: (a) caused or permitted the generation,
manufacture, refinement, transportation, treatment, storage, handling,
installation, removal, disposal, transfer, production or processing of
Hazardous Substances (as hereinafter defined) or other dangerous or toxic
substances, or solid wastes, except in strict compliance with all laws:
(b) caused or permitted or received any written notice or have any actual
knowledge of the Release (as hereinafter defined) or existence of any
Hazardous Substances on or about the Boykin Marriott Hotels or property
surrounding the Boykin Marriott Hotels which might affect the Boykin
Marriott Hotels; (c) caused or permitted or received any written notice or
have any actual knowledge of any substances or conditions on or about the
Boykin Marriott Hotels or on property surrounding the Boykin Marriott
Hotels which may support a claim or cause of action, whether by any
governmental authority or any other person, under any laws ("Environmental
Laws") in effect as of the date of this Agreement and all rules and
regulations promulgated thereunder, including, but not limited to: the
Comprehensive Environmental Response, Compensation and Liability Act of
1980, 42 U.S.C. Sections 9601 et seq. (the "Superfund Act"); the
Resource Conservation and Recovery Act of 1976,

B-3
<PAGE> 44

42 U.S.C. Sections 6921 et seq.; the Toxic Substances Control Act, 15
U.S.C. Section 2601 et seq.; the Federal Insecticide, Fungicide and
Rodenticide Act, 7 U.S.C. Section 136; the Federal Water Pollution Control
Act, 33 U.S.C. Sections 1251 et seq.; the Hazardous Materials
Transportation Act, 49 U.S.C. Sections 1801 et seq.; the Federal Solid
Waste Disposal Act, 42 U.S.C. Sections 6901 et seq.; the Clean Air Act, 42
U.S.C. Section 7401 et seq.; or any other Law. For the purposes of this
Agreement the terms "Hazardous Substances" and "Release" shall have the
definitions used in the Superfund Act; provided, however, that the
definition of the term "Hazardous Substances" shall also include (if not
included within definition contained in the Superfund Act), petroleum and
related by products, hydrocarbons, radon, asbestos, urea formaldehyde and
polychlorinated biphenyl compounds ("PCB's").

(6) At Closing, Assignor will own good, valid and marketable title to the
Participation Interests, free and clear of all mortgages, pledges, liens,
security interests, encumbrances and restrictions of any nature
whatsoever.

Assignor also makes the further representation that nothing in this
Agreement shall operate to release Assignor from any liabilities or obligations
for which Assignor would otherwise be responsible arising out of or in
connection with the ownership of the Participation Interests or the Boykin
Marriott Hotels relating to any periods prior to the Closing.

All of the representations and warranties set forth in this Section D shall
be deemed renewed by Assignor on the Closing Date as if made at such time.

E. REPRESENTATIONS AND WARRANTIES OF ASSIGNEE. Assignee represents and
warrants to Assignor that:

(1) Assignee is, and will be at the Closing, a limited partnership duly
organized, validly existing and in good standing under the laws of the
State of Ohio and is, or at Closing will be, registered as a foreign
limited partnership in each jurisdiction in which it is engaging in
business or expects to do so. Assignee has, and at the Closing will have,
the power and authority to carry on the business for which it has been
organized. The persons executing this Agreement on behalf of Assignee are
duly authorized to do so, and all requisite action has been taken by

B-4
<PAGE> 45

Assignee to authorize the execution and delivery of this Agreement, the
performance by Assignee of its obligations hereunder and the consummation
of the transactions contemplated hereby.

(2) To the best of Assignee's knowledge, there is no litigation,
proceeding or action pending or threatened against or related to Assignee
which might materially and adversely affect Assignee or which questions the
validity of this Agreement or any action taken or to be taken by Assignor
pursuant hereto.

(3) Assignee has all necessary power and authority to enter into this
Agreement, to perform its obligations hereunder and to consummate the
transactions contemplated hereby, without the consent or authorization of,
or notice to, any third party, except those third parties to whom such
consents or authorizations have been or will be obtained, or to whom
notices have been or will be given, prior to the Closing. This Agreement
constitutes, and the other documents and instruments to be delivered by
Assignee pursuant hereto when delivered will constitute, the legal, valid
and binding obligations of Assignee, enforceable against Assignee in
accordance with their respective terms.

All of the representations and warranties set forth in this Section E shall
be deemed renewed by Assignee on the Closing Date as if made at such time and
shall survive the closing of the transactions contemplated hereby for a period
of six months.

F. DELIVERIES; CONDITIONS. Assignee shall issue or deliver the following to
or for the benefit of Assignor on or prior to the Closing Date:

(1) the consideration for the Participation Interests;

(2) duly executed resolutions adopted by Assignee authorizing the
execution and delivery of this Agreement by Assignee, the performance by
Assignee of its obligations hereunder and the consummation of the
transactions contemplated hereby;

B-5
<PAGE> 46

(3) the releases required pursuant to Section I hereof;

G. CLOSING DATE. Unless the parties otherwise agree in writing, the
transactions contemplated hereby shall be closed (the "Closing") simultaneously
with the completion of the IPO, provided such offering occurs on or before
December 31, 1996 (the "Closing Date"). If the Closing has not occurred by on
or before December 31, 1996, either party, provided such party is not in
default under this Agreement, shall have the right to terminate this Agreement
by giving notice to the other party, in which event all documents and
instruments which may have been delivered by one party to the other party shall
be returned, and neither party hereto shall thereafter be under any further
liability to the other party hereto.

H. CERTAIN EXPENSES AND CHARGES. Assignee shall be charged the following
amounts at Closing: the Purchase Price, and all other costs and expenses
necessary to effect the purchase of the Participation Interests.

I. RELEASES; INDEMNIFICATION.

(1) Assignee shall use reasonable efforts (at no more than a nominal
cost to Assignee) to attempt to obtain releases of Assignor from any
lenders of the Partnerships in respect to any and all personal liability of
Assignor to such lenders accruing from and after the Closing Date (in form
and substance acceptable to Assignor in his reasonable discretion) and to
the extent such releases are not obtained, hereby agrees to assume and
indemnify Assignor, from any and all personal liability to any lenders of
the Partnerships that accrues from and after the Closing Date.

(2) Assignee shall fully indemnify and hold Assignor and Assignor's
trustee, heirs, representatives, successors and assigns harmless from and
against any and all claims, demands, losses, liabilities, damages and
expenses (including reasonable attorneys' fees) arising out of or in
connection with (i) the failure of Assignee to perform in any material
respect any of its obligations hereunder, (ii) the inaccuracy of any
representation or warranty made by Assignee hereunder (except to the extent
that such indemnification obligation would arise directly as a result of
the inaccuracy of any representation, warranty or covenant made by Assignor
hereunder), and (iii) the activity of the Partnerships and/or the operation
of the Boykin Marriott Hotels from and after the Closing.

B-6
<PAGE> 47

(3) Assignor shall fully indemnify Assignee and hold Assignee, its
officers, directors and partners and their respective representatives,
successors and assigns harmless from and against any and all claims,
demands, losses, liabilities, damages and expenses (including reasonable
attorneys' fees) arising out of or in connection with (i) the failure of
Assignor to perform in any material respect any of its obligations
hereunder, (ii) the inaccuracy of any representation or warranty made by
Assignor hereunder (except to the extent that such indemnification
obligation would arise directly as a result of the inaccuracy of any
representation, warranty or covenant made by Assignee hereunder) or (iii)
the activity of the Partnerships and the operation of the Boykin Marriott
Hotels prior to the Closing.

J. CONSENTS. Assignee has entered into or will enter into an agreement to
purchase other Participation Interests in the Partnerships and Assignor hereby
consents to each and every transaction contemplated by this Agreement. Assignor
hereby consents to (i) the transfer by any partner of their interests in the
entities covered by this Agreement to Assignee or Assignee's nominee, (ii) the
transfer by any entity listed on Exhibit A of the Exchange Offer in connection
with the transactions contemplated by this Agreement, of all or substantially
all the assets of such entity, including, without limitation, the liquor
licenses and Franchise Agreements, to Assignee or Assignee's nominee and (iii)
a waiver of any rights of first refusal, options or other rights which could be
asserted by Assignor in connection with any agreements regarding the transfer
of the Participation Interests to Assignee or related to the ownership or
operation of the properties. Assignor also consents, as the case may be, to the
substitution of Assignee as a partner in the partnerships covered by the
Participation Interests. Assignor agrees to execute any documents and
instruments, and shall take or cause to be taken such further action, as may be
necessary at any time or from time to time in order to effectuate Assignor's
consent referenced herein.

In the event the Closing does not occur as provided in Section G, the
various consents referenced above shall be automatically deemed revoked by
Assignor and Assignor and Assignee agree to execute any documents and
instruments necessary in order to effect said revocation and to place Assignor
in the same position as if this Agreement had not been executed by Assignor.

B-7
<PAGE> 48

K. ASSIGNMENT. Assignee has the right, upon five (5) days' written notice
to Assignor, to assign and transfer its interest in this Agreement to an entity
that is taxable as a partnership and that is controlled by Assignee or its
affiliates. In such event, provided that any such transferee agrees in
writing to assume all of Assignee's obligations hereunder, Assignee shall be
released from any and all liability hereunder as of the effective date of such
assignment.

L. ASSIGNMENT AND ASSUMPTION OF PARTICIPATION INTERESTS. Subject to the
terms and conditions herein as of the Closing Date:

(1) Assignor does hereby sell, convey and assign to Assignee the
interests identified on Exhibit A to the Exchange Offer (the "Participation
Interests"), and in and to the partnership agreements forming the
Partnerships, as each may have been amended from time to time.

(2) Assignee hereby agrees to assume, discharge and release Assignor
as a general partner of the Partnerships to the extent of the interest
hereby assigned from, and agrees to indemnify Assignor against, all
obligations which may accrue from and after the Closing Date by virtue of
the Partnerships or the partnership agreements applicable to the
Participation Interests hereby assigned and does further agree to be bound
by all the terms, conditions and provisions of the partnership agreements
and to be a partner of the Partnerships.

M. MISCELLANEOUS.

(1) This Agreement, together with the Exchange Offer together with the
exhibits thereto shall be deemed to contain all of the terms and conditions
agreed upon with respect to the subject matter hereof, it being understood
that there are no outside representations or oral agreements.

(2) This Agreement shall be binding upon and inure to the benefit of
the parties hereto and their respective successors, permitted assigns,
heirs and personal representatives.

(3) The parties shall execute and deliver such further documents and
instruments of conveyance, sale, assignment, transfer or otherwise, and
shall take or cause to be taken such other or further action as either
party shall reasonably request at any time or from time to time in order to
effectuate the terms and provisions of this Agreement.

B-8
<PAGE> 49

(4) This Agreement shall be governed by and construed in accordance
with the laws of the State of Ohio.

(5) This Agreement will survive the Closing and the delivery of the
documents contemplated herein.

(6) In the event of a default by either party to this Agreement, the
non-defaulting party shall have all rights available at law or in equity.
In the event the non-defaulting party prevails in any litigation related
to this Agreement, the defaulting party shall be obligated to reimburse the
non-defaulting party of all its reasonable costs and expenses related to
such litigation (including reasonable attorneys' fees).

IN WITNESS WHEREOF, the parties hereto have signed three counterparts of
this Agreement, each of which shall be deemed to be an original document, as of
the date set forth above.

ASSIGNOR:

-----------------------------
(signature)

-----------------------------
(printed name)

ASSIGNEE:

BOYKIN HOTEL PROPERTIES, L.P. an Ohio limited partnership

By: Boykin Lodging Trust, Inc., its general partner

/s/ Robert W. Boykin
-----------------------------
Robert W. Boykin,
President

B-9

<PAGE> 50
Exchange Offer

EXHIBIT A

Confidential Offering Memorandum

PARTICIPATING PARTNER

Offeree:

1) Raymond P. Heitland ("Heitland")

2) Paul A. O'Neil ("O'Neil")

- --------------------------------------------------
Participation Interests to be Exchanged:
- ----------------------------------------

I. Heitland:

a) 4.143% general partnership interests in Boykin Columbus Joint Venture
("BCJV")(1), including the amount owned by BCJV (if any) at Closing
pursuant to an advance made by Heitland on or about November 2, 1991
in the original principal amount of approximately $6,250 (the "Partner
Loan")

b) 4.286% general partnership interest in Boykin Amherst Joint Venture
("BAJV")(2)

II. O'Neil:

a) .552% general partnership interest in BCJV(1), including the amount
owed by BCJV (if any) at Closing pursuant to an advance made by
O'Neil's predecessor in interest on or about November 2, 1991 in the
original principal amount of approximately $833 (the "Partner Loan")

b) .571% general partnership interest in BAJV(2)

Operating Partnership Interests to be Received:
- -----------------------------------------------

I. HEITLAND. The number of Operating Partnership Interests to be received by
Heitland shall equal ($213,000) Two Hundred Thirteen Thousand Dollars
divided by the Offering Price of the REIT Shares in the REIT Offering.

II. O'NEIL. The number of Operating Partnership Interests to be received by
O'Neil shall equal ($28,000) Twenty Eight Thousand Dollars divided by the
Offering Price of the REIT Shares in the REIT Offering.

- --------------------
(1) Joint owner of Columbus Hotel Joint Venture which owns the Columbus
Marriott.

(2) Joint owner of Buffalo Hotel Joint Venture which owns the Buffalo Marriott.

A-1
<PAGE> 51
The following (i) Assignment and Assumption Agreement is applicable to:
<TABLE>
<CAPTION>
Execution Date
--------------
<S> <C>
1. Charles Bray June 12, 1996
2. Joseph Gillespie June 12, 1996
</TABLE>

<PAGE> 52

ASSIGNMENT AND ASSUMPTION
-------------------------
AGREEMENT
---------

THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (this "Agreement"), made as of
the 12th day of June, 1996, by and between CHARLES BRAY ("Assignor"), and BOYKIN
HOTEL PROPERTIES, L.P., an Ohio limited partnership ("Assignee"),

W I T N E S S E T H :

WHEREAS, Assignor owns interests in Chuck & Joe, L.L.C., a Georgia
limited liability company;

WHEREAS, Assignor agrees prior to the time of the Closing (as
hereinafter defined) to take all action necessary to liquidate Chuck & Joe,
L.L.C. whereby Assignor will acquire a _____% interest in BBG, I, L.L.C.,
a Georgia limited liability company ("BBG") (the "Membership Interests");

WHEREAS, the assets of BBG include two hotel properties located in
Cornelius, North Carolina (the "Lake Norman Hotels");

WHEREAS, pursuant to the Offer to Exchange Limited Partnership
Interests in Boykin Hotel Properties, L.P. for Interests in BBG ("Exchange
Offer") dated May 15, 1996, Assignee desires to acquire from Assignor, and
Assignor desires to assign the Membership Interests to Assignee, on the terms
and subject to the conditions hereinafter stated; and

NOW, THEREFORE, for good and valuable consideration received to the
full satisfaction of each of them, the parties agree as follows:

A. TRANSFER OF INTERESTS. Upon the terms and subject to the conditions
set forth herein, Assignor agrees to convey, transfer, assign and deliver to
Assignee at the Closing, and Assignee agrees to accept an assignment from
Assignor at the Closing, of all of Assignor's right, title, estate and interest
in and to the Membership Interests, free and clear of all liens, security
interests and encumbrances whatsoever.

B. CONSIDERATION FOR MEMBERSHIP INTERESTS. The consideration to be paid
by Assignee for the Membership Interests shall be a limited partnership interest
in the Assignee (the "Units") identified on Exhibit A of the Exchange Offer. The
payment of consideration for the Membership Interests shall be payable at
Closing, which payment is conditional upon the completion of the offering to the
public of common shares ("Shares") of

<PAGE> 53

stock (the "IPO") by the general partner of the Assignee and the closing
conditions set forth in Section F of this Agreement.

In the event of the completion of the IPO as described above, the
Assignee shall be obligated, subject to the closing conditions set forth in
Section F of this Agreement, to acquire the Membership Interests.

The Units represented by the Exchange Offer shall be the same in form,
terms, conditions and registration rights as Units received by William J.
Boykin, Robert W. Boykin, John E. Boykin and any member of their respective
immediate families or any trusts for their or their families' benefit, except
that the exchange rights permitting Assignor to convert the Units into Shares
shall be available to Assignor at any time after the Closing pursuant to Section
7.4(a) of the Partnership Agreement, which is referred to in the Exchange Offer.

C. CONFIDENTIAL OFFERING MEMORANDUM. Assignee has delivered the
Exchange Offer, together with copies of the most recent drafts of the
Registration Statement to be filed with the Securities and Exchange Commission
with respect to the IPO (the "Registration Statement") and Partnership Agreement
of Assignee to Assignor, offering to acquire the Membership Interests in
exchange for Units.

D. ASSIGNOR'S REPRESENTATIONS AND WARRANTIES. Assignor hereby
represents and warrants to Assignee as of the date hereof that:

(1) After the liquidation of Chuck & Joe, L.L.C. and prior to
the Closing Date, Assignor will be the owner of Membership Interests in
BBG representing 29.7% ownership of BBG.

(2) Assignor has all necessary power and authority to enter
into this Agreement, to perform its obligations hereunder and to
consummate the transactions contemplated hereby, without the consent or
authorization of, or notice to, any third party, except those third
parties to whom such consents or authorizations have been or will be
obtained, or to whom notices have been or will be given, prior to the
Closing. This Agreement constitutes, and the other documents and
instruments to be delivered by Assignor pursuant hereto when delivered
will constitute, the legal, valid and binding obligations of Assignor,
enforceable against Assignor in accordance with their respective terms.

(3) To the best of Assignor's knowledge, there is no
litigation, proceeding or action pending or threatened against or
relating to Assignor which might materially and adversely affect

<PAGE> 54

Assignor or which questions the validity of this Agreement or any
action taken or to be taken by Assignor pursuant hereto.

(4) Neither the execution of this Agreement nor the
consummation of the transactions contemplated hereby will, in any
material respect, constitute a violation of or be in conflict with or
constitute a default under any term or provision of any agreement,
instrument or lease to which Assignor is a party.

(5) Neither Assignor, nor, to the best of Assignor's knowledge
any prior owner of the Lake Norman Hotels has: (a) caused or permitted
the generation, manufacture, refinement, transportation, treatment,
storage, handling, installation, removal, disposal, transfer,
production or processing of Hazardous Substances (as hereinafter
defined) or other dangerous or toxic substances, or solid wastes,
except in strict compliance with all laws: (b) caused or permitted or
received any written notice or have any actual knowledge of the Release
(as hereinafter defined) or existence of any Hazardous Substances on or
about the Lake Norman Hotel or property surrounding the Lake Norman
Hotels which might affect the Lake Norman Hotels; (c) caused or
permitted or received any written notice or have any actual knowledge
of any substances or conditions on or about the Lake Norman Hotels or
on property surrounding the Lake Norman Hotels which may support a
claim or cause of action, whether by any governmental authority or any
other person, under any laws ("Environmental Laws") in effect as of the
date of this Agreement and all rules and regulations promulgated
thereunder, including, but not limited to: the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, 42
U.S.C. Sections 9601 et seq. (the "Superfund Act"); the Resource
Conservation and Recovery Act of 1976, 42 U.S.C. Sections 6921 et seq.;
the Toxic Substances Control Act, 15 U.S.C. Section 2601 et seq.; the
Federal Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. Section
136; the Federal Water Pollution Control Act, 33 U.S.C. Sections 1251
et seq.; the Hazardous Materials Transportation Act, 49 U.S.C. Sections
1801 et seq.; the Federal Solid Waste Disposal Act, 42 U.S.C. Sections
6901 et seq.; the Clean Air Act, 42 U.S.C. Section 7401 et seq.; or any
other Law. For the purposes of this Agreement the terms "Hazardous
Substances" and "Release" shall have the definitions used in the
Superfund Act; provided, however, that the definition of the term
"Hazardous Substances"

<PAGE> 55

shall also include (if not included within definition contained in the
Superfund Act), petroleum and related by products, hydrocarbons, radon,
asbestos, urea formaldehyde and polychlorinated biphenyl compounds
("PCB's").

(6) At Closing, Assignor will own good, valid and marketable
title to the Membership Interests, free and clear of all mortgages,
pledges, liens, security interests, encumbrances and restrictions of
any nature whatsoever.

Assignor also makes the further representation that nothing in this
Agreement shall operate to release Assignor from any liabilities or obligations
for which he would otherwise be responsible arising out of or in connection with
the ownership of the Membership Interests or the Lake Norman Hotels held by BBG
relating to any periods prior to the Closing.

All of the representations and warranties set forth in this Section D
shall be deemed renewed by Assignor on the Closing Date as if made at such time.

E. REPRESENTATIONS AND WARRANTIES OF ASSIGNEE. Assignee represents and
warrants to Assignor that:

(1) Assignee is, and will be at the Closing, a limited
partnership duly organized, validly existing and in good standing under
the laws of the State of Ohio and is, or at Closing will be, registered
as a foreign limited partnership in each jurisdiction in which it is
engaging in business or expects to do so. Assignee has, and at the
Closing will have, the power and authority to carry on the business for
which it has been organized. The persons executing this Agreement on
behalf of Assignee are duly authorized to do so, and all requisite
action has been taken by Assignee to authorize the execution and
delivery of this Agreement, the performance by Assignee of its
obligations hereunder and the consummation of the transactions
contemplated hereby.

(2) To the best of Assignee's knowledge, there is no
litigation, proceeding or action pending or threatened against or
related to Assignee which might materially and adversely affect
Assignee or which questions the validity of this Agreement or any
action taken or to be taken by Assignee pursuant hereto.

<PAGE> 56

(3) Assignee has all necessary power and authority to enter
into this Agreement, to perform its obligations hereunder and to
consummate the transactions contemplated hereby, without the consent or
authorization of, or notice to, any third party, except those third
parties to whom such consents or authorizations have been or will be
obtained, or to whom notices have been or will be given, prior to the
Closing. This Agreement constitutes, and the other documents and
instruments to be delivered by Assignee pursuant hereto when delivered
will constitute, the legal, valid and binding obligations of Assignee,
enforceable against Assignee in accordance with their respective terms.

(4) Neither the execution of this Agreement nor the
consummation of the transactions contemplated hereby will, in any
material respect, constitute a violation of or be in conflict with or
constitute a default under any term or provision of any agreement,
instrument or lease to which Assignee is a party.

All of the representations and warranties set forth in this Section E
shall be deemed renewed by Assignee on the Closing Date as if made at such time
and shall survive the closing of the transactions contemplated hereby for a
period of six months.

F. DELIVERIES; CONDITIONS. Assignee shall issue or deliver the
following to or for the benefit of Assignor on or prior to the Closing Date:

(1) the consideration for the Membership Interests;

(2) duly executed resolutions adopted by Assignee authorizing
the execution and delivery of this Agreement by Assignee, the
performance by Assignee of its obligations hereunder and the
consummation of the transactions contemplated hereby;

(3) the releases required pursuant to Section I hereof;

<PAGE> 57

H. CERTAIN EXPENSES AND CHARGES. Assignee shall be charged the
following amounts at Closing: the Purchase Price, one-half of Assignor's
attorney fees in connection with this Agreement (which sum shall not exceed
$3,750) and all other costs and expenses necessary to effect the purchase of the
Membership Interests. Assignee also agrees at Closing to prepare statement of
working capital for BBG, including current assets such as cash, accounts
receivable, inventory and deposits; and current liabilities such as accounts
payable and accrued expenses and approved capital expenditures not expended. To
the extent that a statement reflects a positive amount of working capital, a pro
rata cash distribution to Assignor shall be made by the BBG. To the extent that
a statement reflects a deficit in working capital, the Assignor shall be
required to make a pro rata cash contribution to BBG. In the event of a
disagreement between Assignor and Assignee regarding the statement of working
capital, Assignor may, upon ten (10) days notice to Assignee, conduct an audit
of the relevant financial records of BBG. In the event such audit discloses a
sum of five percent (5%) or more in excess of the original amount is owed to
Assignor, Assignee shall either pay such sum or submit the dispute to binding
mediation in Cleveland, Ohio. In the event such audit discloses a difference of
less than five percent (5%) in excess of the original amount, Assignee shall pay
such sum to Assignor unless Assignee, in good faith, disputes the audit findings
in which event the dispute shall be submitted to binding mediation in Cleveland,
Ohio.

Finally, Assignee and Assignor shall cause BBG to also pay to Assignor
at the Closing any unpaid asset management fees or other amounts due and owing
to Assignor or its affiliates.

I. RELEASES; INDEMNIFICATION.

(1) Assignee shall use reasonable efforts (at no more than a
nominal cost to Assignee) to attempt to obtain releases of Assignor
from any lenders of BBG in respect to any and all personal liability of
Assignor to such lenders accruing from and after the Closing Date (in
form and substance acceptable to Assignor in his reasonable discretion)
and to the extent such releases are not obtained, hereby agrees to
assume and indemnify Assignor, from any and all personal liability to
any lenders of BBG that accrues from and after the Closing Date.
Assignee also agrees to pay off the outstanding mortgage debt on the
Lake Norman Hotels within thirty (30) days after the Closing.

(2) Assignee shall fully indemnify and hold Assignor and
Assignor's trustee, heirs, representatives, successors and assigns
harmless from and against any and all claims, demands, losses,

<PAGE> 58

liabilities, damages and expenses (including reasonable attorneys'
fees) arising out of or in connection with (i) the failure of Assignee
to perform in any material respect any of its obligations hereunder,
(ii) the inaccuracy of any representation or warranty made by Assignee
hereunder (except to the extent that such indemnification obligation
would arise directly as a result of the inaccuracy of any
representation, warranty or covenant made by Assignor hereunder), and
(iii) the activity of BBG and/or the operation of the properties (Lake
Norman Hotels) from and after the Closing.

(3) Assignor shall fully indemnify Assignee and hold Assignee,
its officers, directors and partners and their respective
representatives, successors and assigns harmless from and against any
and all claims, demands, losses, liabilities, damages and expenses
(including reasonable attorneys' fees) arising out of or in connection
with (i) the failure of Assignor to perform in any material respect any
of its obligations hereunder, (ii) the inaccuracy of any representation
or warranty made by Assignor hereunder (except to the extent that such
indemnification obligation would arise directly as a result of the
inaccuracy of any representation, warranty or covenant made by Assignee
hereunder) or (iii) the activity of BBG and the operation of the
properties (Lake Norman Hotels) prior to the Closing.

J. CONSENTS. Assignee has entered into or will enter into an agreement
to purchase other Membership Interests in BBG and Assignor hereby consents to
each and every transaction contemplated by this Agreement. Assignor hereby
consents to (i) the transfer by any member of BBG of such member's Membership
Interest to Assignee or Assignee's nominee, (ii) the transfer by BBG in
connection with the transactions contemplated by this Agreement, of all or
substantially all the assets of BBG, including, without limitation, the liquor
licenses and Franchise Agreements, to Assignee or Assignee's nominee and (iii) a
waiver of any rights of first refusal, options or other rights which could be
asserted by Assignor in connection with any agreements regarding the transfer of
the Membership Interests to Assignee or related to the ownership or operation of
the properties. Assignor also consents to the substitution of Assignee as a
member in BBG or the liquidation or termination of BBG upon completion of the
transfer referenced above. Assignor agrees to execute any documents and
instruments, and shall take or cause to be taken such further action, as may be
necessary at any time or from time to time in order to effectuate Assignor's
consent referenced herein.

<PAGE> 59

K. ASSIGNMENT. Assignee has the right, upon five (5) days' written
notice to Assignor, to assign and transfer its interest in this Agreement to an
entity that is taxable as a partnership and that is controlled by Assignee or
the Boykin Family. In such event, provided that any such transferee agrees in
writing to assume all of Assignee's obligations hereunder, Assignee shall be
released from any and all liability hereunder as of the effective date of such
assignment.

L. ASSIGNMENT AND ASSUMPTION OF MEMBERSHIP INTERESTS. Subject to the
terms and conditions herein:

(1) Assignor does hereby sell, convey and assign to Assignee a
29.7% Membership Interest in BBG, a Georgia limited liability company,
and in and to the Operating Agreement and Article of Organization
forming BBG dated as of February 2, 1996, as may have been amended from
time to time.

(2) Assignee hereby agrees to assume, discharge and release
Assignor as a member of BBG to the extent of the interest hereby
assigned from, and agrees to indemnify Assignor against, all
obligations which may accrue from and after the Closing Date by virtue
of BBG or the Articles of Organization or Operating Agreement
applicable to the interest hereby assigned and does further agree to be
bound by all the terms, conditions and provisions of the Articles of
Organization and Operating Agreement and to be a member of BBG, or to
cause BBG's liquidation or termination in a timely manner.

M. MISCELLANEOUS.

(1) This Agreement, together with the Exchange Offer together
with the exhibits thereto shall be deemed to contain all of the terms
and conditions agreed upon with respect to the subject matter hereof,
it being understood that there are no outside representations or oral
agreements.

<PAGE> 60

(2) This Agreement shall be binding upon and inure to the
benefit of the parties hereto and their respective successors,
permitted assigns, heirs and personal representatives.

(3) The parties shall execute and deliver such further
documents and instruments of conveyance, sale, assignment, transfer or
otherwise, and shall take or cause to be taken such other or further
action as either party shall reasonably request at any time or from
time to time in order to effectuate the terms and provisions of this
Agreement.

(4) This Agreement shall be governed by and construed in
accordance with the laws of the State of Ohio.

(5) This Agreement will survive the Closing and the delivery
of the documents contemplated herein.

(6) In the event of a default by either party to this
Agreement, the non-defaulting party shall have all rights available at
law or in equity. In the event the non-defaulting party prevails in any
litigation related to this Agreement, the defaulting party shall be
obligated to reimburse the non-defaulting party all of its reasonable
costs and expenses related to such litigation (including reasonable
attorneys' fees).

IN WITNESS WHEREOF, the parties hereto have signed three
counterparts of this Agreement, each of which shall be deemed to be an original
document, as of the date set forth above.

ASSIGNOR:

--------------------------------

ASSIGNEE:

BOYKIN HOTEL PROPERTIES, L.P. an Ohio limited partnership

By: Boykin Lodging Trust, Inc.

By: /s/ Robert W. Boykin
--------------------------------
Robert W. Boykin,
President

<PAGE> 61

EXHIBIT A

Confidential Offering Memorandom
PARTICIPATING INVESTORS
- -----------------------

1) Offeree: JOSEPH GILLESPIE - 24.3% interest in BBG, I, L.L.C.

2) Offeree: CHARLES BRAY - 29.7% interest in BBG, I, L.L.C.

===============================================================================
VALUATION FORMULA

A. The Purchase Price for the BBG Interests of the Offeree shall be
calculated in the following manner:

(1) Definitions:

(a) "Value of the REIT Shares" shall mean the total value of the
REIT Shares issued by the REIT and partnership interest
("Units") issued by the Operating Partnership at the time of
the REIT Offering computed by multiplying the number of REIT
Shares and Units to be issued times the midpoint dollar amount
specified in the preliminary prospectus (and any amendments
thereto) to be filed by the REIT with the Securities and
Exchange Commission (the "SEC"). In computing the number of
Units to be issued, any convertible debt of the Operating
Partnership shall be considered converted;

(b) "Gross Purchase Price" shall be the product of the Value of
the REIT Shares times the Lake Norman Share;

(c) The "Lake Norman Share" shall be a fraction computed by
dividing the Net Operating Income ("NOI") of the Lake Norman
Hotels (the Lake Norman Holiday Inn and the Lake Norman
Hampton Inn) by the total NOI of all hotels to be included
in the REIT offering, based upon the preliminary prospectus
(and any amendments thereto) filed with the SEC;

(d) In each case, NOI shall be computed as follows:

Start with the net income for the most recent twelve (12)
month period as disclosed in the financial statements
contained in the preliminary prospectus,

Add:

1. Depreciation and amortization;

2. Interest expense;

3. Extraordinary or Unusual losses not
affecting the pro forma net income of the
Lessee;

4. Other nonoperating expenses or losses (such
as any loss on disposal of fixes assets) not
affecting the pro forma net income of the
Lessee;

5. Pro forma adjustments made in the
preliminary prospectus, to the extent that
they increase the pro forma net income of
the Lessee or the REIT, for instance, any
adjustment increasing departmental profits,
or decreasing real estate taxes, franchise
fees expense or other item which increases
the pro forma net income of the Lessee; and

<PAGE> 62

6. The excess (if any) a management fee expense
of 2.5% of revenues over the actual
management fee expense.

Subtract:

1. Interest income;

2. Extraordinary gains or income not affecting
the pro forma net income of the Lessee;

3. Other nonoperating income or gains (such as
any gain on disposal of fixed assets) not
affecting the pro forma net income of the
Lessee;

4. Pro forma adjustments made in the
preliminary prospectus, to the extent that
they decrease the pro forma net income of
the Lessee or the REIT, for instance, real
estate taxes, franchise fees expense or
other item which decrease the pro forma net
income of the REIT or the Lessee;

5. A reserve for replacements of furniture,
fixtures and equipment equal to four percent
(4%) of the total revenues disclosed in the
preliminary prospectus; and

6. The excess (if any) of actual management fee
expense over a management fee expense of
2.5% of revenues.

(e) "Lake Norman Costs" shall mean the sum of the amounts
referenced below, as reflected in the preliminary prospectus
under the use of proceeds:

1. costs directly related to the Lake Norman
Hotels including, without limitation, the
following: third party mortgage debts,
notes payable to franchisor, transfer
costs, accounting and audit, due diligence
costs, such as title commitment and title
insurance, environmental, engineering,
renovation of the Properties, agreed upon
by the Offeree and the Operating
Partnership and, if applicable, the
Franchisor and which may include property
upgrades as required by the Franchisor
including any Property Improvement Plans
("PIP") or otherwise), appraisals,
conveyance or transfer taxes any and all
sales taxes payable in connection marketing
fees or any other costs specifically
attributable to the Properties and all
other costs incurred in connection with
the Closing of this transaction as are
customary in the local of each hotel; PLUS

2. (i) costs unallocated to a specific property
attributable to the REIT Offering excluding
underwriters fees, but including without
limitation, working capital, registration
cost, legal and accounting fees, printing
expenses, marketing and travel expenses
multiplied by the (ii) Lake Norman Share;
and PLUS

3. An allocable portion of the underwriters
fees computed by multiplying (i) 7.5269% by
(ii) the sum of the Lake Norman costs
referred to in 1 and 2 aforesaid.

(f) "Purchase Price" shall mean the Gross Purchase Price less Lake
Norman Costs, with the result multiplied by Offeree's
effective ownership of BBG.

B. The Purchase Price shall be paid on the form of Units. The number of
Units to be received shall equal the Purchase Price divided by the
midpoint of price per share disclosed in the preliminary prospectus and
any amendments thereto.

<PAGE> 63
STANDBY TO PURCHASE STOCK CONDITIONED
-------------------------------------
UPON EXERCISE OF REDEMPTION RIGHT
---------------------------------

THIS STANDBY TO PURCHASE STOCK (the "Agreement") is made and entered
into as of the 12th day of June, 1996, by and among CHARLES BRAY ("Bray") and
JOSEPH GILLESPIE ("Gillespie"), individual residents of the State of Georgia
(collectively, the "Seller") and BOYKIN GROUP, INC., an Ohio corporation (the
"Purchaser").

W I T N E S S E T H:

WHEREAS, Bray and Gillespie own all of the interest in Chuck & Joe,
L.L.C., a Georgia limited liability company ("C&J"); and

WHEREAS, C&J and Boycorn, L.L.C., an Ohio limited liability company
and an affiliate of Purchaser are the owners of BBG, I L.L.C. ("BBG"); and

WHEREAS, BBG is the owner of certain improved real property known as the
Lake Norman Holiday Inn and the Lake Norman Hampton Inn located in Cornelius,
North Carolina; and

WHEREAS, Seller desires to dissolve C&J and then exchange its interest
in BBG (the "Exchange") pursuant to that certain Offer to Exchange Limited
Partnership Interest dated May 15, 1996, said interest for limited partnership
units (the "Units") in Boykin Hotel properties, L.P., an Ohio limited
partnership (the "Partnership") whose general partner, Boykin Lodging Trust,
Inc. (the "REIT"), a newly formed Ohio corporation, expects to qualify as a
"real estate investment trust" for federal income tax purposes; and

WHEREAS, the Partnership will be governed by an Agreement of Limited
Partnership of Boykin Hotel Properties, L.P. (the "LP Agreement") pursuant to
which each limited partner of the Partnership shall have the right to require
the Partnership to redeem, on a specified date, all or a portion of the Units
held by such limited partner for cash in an amount specified in the LP
Agreement or for shares of the REIT (the "Shares"); and

WHEREAS, in order to induce Seller to effectuate the Exchange,
Purchaser has agreed, upon the happening of certain conditions, to purchase
Seller's Units; and

WHEREAS, in the event Seller exercises its redemption rights pursuant
to the LP Agreement on or after February 8, 1997, and in the event the
Partnership elects to pay Seller in Shares of the REIT rather than to pay
Seller in cash for the Units, which election shall be in the sole and absolute
discretion of the Partnership, Purchaser and Seller desire that Purchaser
purchase and Seller sell the Units on the terms and conditions herein set forth.

<PAGE> 64
NOW THEREFORE, for and in consideration of the premises, the mutual
covenants, promises, agreements, representations and warranties contained in
this Agreement, and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereto, intending to
be legally bound, do hereby covenant, promise, agree, represent and warrant as
follows:

The above recitals are hereby incorporated into this Agreement by
reference.

1. PURCHASE OF UNITS IN THE EVENT REIT ELECTS NOT TO PAY CASH FOR UNITS

1.1 REDEMPTION RIGHT. Pursuant to Section 7.4 of the LP
Agreement, Seller, at anytime after the closing of the initial public offering
of the Shares, shall have the right to require the Partnership to redeem all or
a portion of Seller's Units for cash in an amount specified in the LP
Agreement, or for Shares in the amount specified in the LP Agreement, which
election shall be in the sole discretion of the Partnership. Notwithstanding
this right, the Seller shall have the following rights:

(a) If on or anytime after February 8, 1997, pursuant
to Section 7.4 of the LP Agreement, Seller shall give written notice to the
Partnership that Seller wishes to exercise its redemption right (the "First
Redemption") and the Partnership indicates to Seller that it will elect the
"Share Election" as hereinafter defined rather than the "Cash Election" as
hereinafter defined, then, if Seller so elects, Purchaser shall purchase and
Seller shall sell to Purchaser Units with an aggregate value (as calculated for
redemption purposes under the LP Agreement) of up to $500,000.00. Upon notice
to the Partnership of Seller's wish to redeem, Seller shall copy Purchaser and
Purchaser shall cause the Partnership to make its indication within ten
business days of the date of notice to the Partnership.

(b) If on or anytime after July 8, 1997, pursuant to
Section 7.4 of the LP Agreement, Seller shall give written notice to the
Partnership that Seller wishes to exercise its redemption right (the "Second
Redemption") and the Partnership indicates to Seller that it will elect the
Share Election rather than the Cash Election, then, if Seller so elects,
Purchaser shall purchase and Seller shall sell to Purchaser Units with an
aggregate value (as calculated for redemption purposes under the LP Agreement)
of up to $300,000.00. Upon notice to the Partnership of Seller's wish to
redeem, Seller shall copy Purchaser and Purchaser shall cause the Partnership
to make its indication within ten business days of the date of notice to the
Partnership.

(c) If on or anytime after July 8, 1997, pursuant to
Section 7.4 of the LP Agreement, Seller shall give written notice to the
Partnership that Seller wishes to exercise its redemption right (the "Prorata
Redemption"), which notice shall not be given more than once a month or for
more than the "Prorata

2
<PAGE> 65
Amount" (as hereinafter defined) on a cumulative basis (i.e. if a redemption
is done after three months, then the Prorata Amount shall be the Prorata Amount
multiplied by three), and the Partnership indicates to Seller that it will
elect the Share Election rather than the Cash Election, then, if Seller so
elects, Purchaser shall purchase and Seller shall sell to Purchaser Units with
an aggregate value (as calculated for redemption purposes under the LP
Agreement) of up to the Prorata Amount for each redemption. Upon notice to the
Partnership of Seller's wish to redeem, Seller shall copy Purchaser and
Purchaser shall cause the Partnership to make its indication within ten
business days of the date of notice to the Partnership.

1.2. CERTAIN DEFINITIONS.

For purposes of this Agreement:

(a) the term "Share Election" shall mean the Partnership's indication
to Seller that it will elect (upon the exercise of either the First Redemption,
the Second Redemption or any Prorata Redemption) to pay to the Seller Shares,
in an amount specified in the LP Agreement, rather than to pay the Seller cash
in exchange for Seller's Units or the failure to pay cash to Seller after a
Cash Election upon Seller's exercise of either the First, Second, or Prorata
Redemption right, within 10 business days of Seller's exercise of such rights.
The term "Cash Election" shall mean the Partnership's indications to Seller
that it will elect (upon the exercise of either the First Redemption, the
Second Redemption or any Prorata Redemption) by the Partnership to pay cash to
the Seller in an amount specified in the LP Agreement and the payment thereof
within 10 business days.

(b) the term "Prorata Amount" shall mean the total value of all Units
of Seller minus the First Redemption and Second Redemption amounts divided by
twenty-four.

2. PURCHASE PRICE; TRANSFER OF SECURITIES.

2.1 PURCHASE PRICE. The full, entire and aggregate
amount that shall be paid at any Closing by the Purchaser to the Seller shall
be the number of Units sold multiplied by the per Unit consideration as
calculated under the LP Agreement up to $500,000.00 for the First Redemption,
the number of Units sold multiplied by the per Unit consideration up to
$300,000.00 for the Second redemption, and the number of Units sold multiplied
by the per Unit consideration as calculated under the LP Agreement up to the
Prorata Amount for each Prorata Redemption (the "Purchase Price"). Seller shall
allocate the Purchase Price among Bray and Gillespie pursuant to a separate
agreement and Seller shall indemnify Purchaser against any claim of any nature
of any person or entity that may arise from that allocation.

3
<PAGE> 66
2.2 METHOD OF PAYMENT. The Purchase Price shall be paid in
cash at the Closing by (i) a certified check drawn upon, or cashier's check of,
a national bank approved by the Seller, or (ii) by wire delivery of funds
through the Federal Reserve Systems to an account designated by the Seller.

2.3 SALE OF UNITS; WARRANTY. The Seller shall deliver to the
Purchaser at the Closing, concurrently with the payment of the Purchase Price,
certificates representing the Seller's Units to be sold at the Closing. Seller
hereby represents and warrants that it has good title to the Units, free and
clear of any liens, claims, charges, options or other encumbrances.

3. CLOSING. The closing (the "Closing") of the purchase and sale of
the Seller's Units to be purchased and sold pursuant to this Agreement shall be
held at a place and at such time and on such date as is mutually determined by
the Purchaser and the Seller (the "Closing Date") and specified by written
notice from the Purchaser to the Seller not less than ten (10) days prior
thereto; provided, however, that the Closing Date shall be on or before twenty
(20) days after the earlier of (i) the date on which the Partnership indicates
to Seller that it will make the Share Election for the applicable redemption
right, or (ii) the date on which that indication was required to be made in
accordance with Section 1.2.

4. REPRESENTATIONS AND WARRANTIES.

4.1 REPRESENTATIONS AND WARRANTIES OF THE SELLER. The Seller
represents and warrants to the Purchaser that:

4.1.1. VALIDITY OF AGREEMENT. The Seller has the legal
capacity and authority to enter into this Agreement. This Agreement is a valid
and legally binding obligation of the Seller and is fully enforceable against
the Seller in accordance with its terms, except as such enforceability may be
limited by general principles of equity, bankruptcy, insolvency, moratorium and
similar laws relating to creditors' rights generally. The execution delivery
and performance of this Agreement by Seller does not conflict with or result in
a violation of any judgment, order or decree of any court or arbiter in any
proceeding to which Seller is a party, and does not conflict with or constitute
a material breach of, or constitute a material default under, any contract,
agreement or other instrument by which Seller is bound or to which Seller is a
party.

4.1.2. NO BROKERAGE. The Seller has not incurred any
obligation or liability, contingent or otherwise, for brokerage fees, finder's
fees, agent's commissions or the like in connection with this Agreement or the
transactions contemplated hereby.

4.2 REPRESENTATIONS AND WARRANTIES OF THE PURCHASER.
The Purchaser represents and warrants to the Seller that:

4
<PAGE> 67
4.2.1. VALIDITY OF AGREEMENT. The Purchaser has the
legal capacity and authority to enter into this Agreement. This Agreement is
a valid and legally binding obligation of the Purchaser and is fully enforceable
against the Purchaser in accordance with its terms, except as such
enforceability may be limited by general principles of equity, bankruptcy,
insolvency, moratorium and similar laws relating to creditors's rights
generally. The execution delivery and performance of this Agreement by
Purchaser does not conflict with or result in a violation of any judgment,
order or decree of any court or arbiter in any proceeding to which Purchaser is
a party, and does not conflict with or constitute a material breach of, or
constitute a material default under, any contract, agreement or other instrument
by which Purchaser is bound or to which Purchaser is a party.

4.2.2. NO BROKERAGE. The Purchaser has not incurred
any obligation or liability, contingent or otherwise, for brokerage fees,
finder's fees, agent's commissions, or the like in connection with this
Agreement or the transactions contemplated hereby.

4.3. DISCLAIMER. The Purchaser acknowledges that,
except as expressly set forth herein, the Seller's Units are being conveyed to
the Purchaser without representation or warranty of any kind.

4.4 VALUE OF UNITS. The LP Agreement operates in a
manner that makes one Unit equivalent in value to one common share in the REIT.

5. ADDITIONAL REPRESENTATIONS AND WARRANTIES OF THE PURCHASER. The
Purchaser further represents and warrants to the Seller that:

5.1 ACCREDITED INVESTOR. Purchaser is an "accredited
investor" as that term is defined in Rule 501(a) of Regulation D of the
Securities Act of 1933 (the "Act"), and has substantial experience in
evaluating and investing in private placement transactions so that Purchaser is
capable of evaluating the merits and risks associated with the purchase of the
Units. Furthermore, Purchaser has evaluated such merits and risks, and, on the
basis of such evaluation desires to enter into the transactions contemplated
hereby. Purchaser, by reason of its business or financial experience or the
business or financial experience of its professional advisors, has the capacity
to protect its own interest in connection with purchase of the Units hereunder.
Purchaser acknowledges that it has been given access to all information of the
Partnership which Purchaser considers necessary or appropriate, and Purchaser
has fully considered and used this information to evaluate the merits and the
risks of this purchase.

5.2. INVESTMENT INTENT. The Purchaser is acquiring the
Seller's Units for investment only, for the Purchaser's own account, and not
with a view to, or for offer for sale or for sale

5
<PAGE> 68
in connection with, the distribution or transfer thereof. The Seller's Units
are not being purchased for subdivision or fractionalization thereof, and the
Purchaser has no contract, undertaking, agreement or arrangement with any
Person to sell, hypothecate, pledge, donate or otherwise transfer (with or
without consideration) to any such Person any of the Seller's Units which the
Purchaser is acquiring hereunder, and the Purchaser has no present plans or
intentions to enter into any such contract, undertaking, agreement or
arrangement.

5.3 RULE 144. Purchaser acknowledges that the Units must be
held indefinitely unless subsequently registered under the Act and the
applicable state securities laws, or an exemption from such registration is
available. Purchaser is aware of the provision of Rule 144 promulgated under
the Act which permits limited resale of shares purchased in a private placement
subject to satisfaction of certain conditions, including (except as limited by
Rule 144(k)), among other things, the availability of certain public
information about the Partnership, the resale occurring not less than two years
after a party has purchased and paid for the security to be sold, the sale
being effected through a "broker transaction" or in transactions directly with
a "market maker" (as provided by Rule 144(f)), and the number of shares being
sold during any three month period not exceeding specified limitations.
Purchaser acknowledges that a legend to this effect shall be affixed to the
certificate representing the Units.

6. WAIVER OF PIGGYBACK REGISTRATION RIGHTS.

Seller and Purchaser acknowledge that, pursuant to that certain
Registration Rights Agreement (the "Registration Agreement") by and among
Boykin Lodging Trust, Inc. and Seller to be executed on completion of the
REIT's initial public offering, when the REIT proposes to make certain
registrations of its securities under the Act, Seller will have certain rights
(the "Piggyback Registration Right") to have Shares included in such
registration. In the event that Seller fails to exercise its Piggyback
Registration Right, upon the receipt of notice of its right to participate in a
registration pursuant to the Registration Agreement, Purchaser shall have no
further obligation to Purchase Units from Seller so long as the underwriter
would have allowed for the sale of all of the Seller's Shares and such offering
is thereafter consummated.

7. MISCELLANEOUS.

7.1. SURVIVAL OF REPRESENTATIONS, WARRANTIES AND AGREEMENTS.
All of the representations, warranties, covenants, promises and agreements of
the parties contained in this Agreement (or in any document delivered or to be
delivered pursuant to this Agreement or in connection with the Closing) shall
survive the execution and delivery of this Agreement and the consummation of
the transactions contemplated hereby.

6
<PAGE> 69
7.2 NOTICES. All notices, requests, demands, consents and
other communications which are required or may be given under this Agreement
(collectively, the "Notices") shall be in writing and shall be given either (i)
by personal delivery against a receipted copy, or (ii) by facsimile
transmission followed by certified or registered U. S. mail, postage prepaid,
to the following addresses:

(a) If to the Seller:

Charles Bray and Joseph Gillespie
The Grand
75 Fourteenth Street, Suite 2370
Atlanta, Georgia 30309
Facsimile (404) 870-7110

with a copy to:

Wade H. Stribling, Esq.
Nelson Mullins Riley & Scarborough, L.L.P.
400 Colony Square, Suite 2200
1201 Peachtree Road, N.E.
Atlanta, Georgia 30361
Facsimile: (404) 817-6050

(b) If to the Purchaser:

Mr. Robert W. Boykin
Boykin Group, Inc.
1500 Terminal Tower
Cleveland, Ohio 44113
Facsimile: (216) 241-1329

with a copy to:

Albert T. Adams, Esq.
Baker & Hostetler
3200 National City Center
1900 East Ninth Street
Cleveland, Ohio 44114-3485
Facsimile: (216) 696-0740

or to other address of which written notice in accordance with this Section 7.2
shall have been provided by such party to the others. Notices may only be given
in the manner hereinabove described in this Section 7.2 and shall be deemed
received when given in such manner.

7.3 ENTIRE AGREEMENT. This Agreement constitutes the full,
entire and integrated agreement between the parties hereto with respect to the
subject matter hereof, and supersedes all prior negotiations, correspondence,
understandings and agreement among the parties hereto respecting the subject
matter hereof.

7
<PAGE> 70

7.4. ASSIGNABILITY. This Agreement shall not be assignable by any
party hereto without the prior written consent of the other party hereto.

7.5. BINDING EFFECT; BENEFIT. This Agreement shall inure to the
benefit of and be binding upon the parties hereto, and their respective heirs,
personal and legal representatives, guardians, successors and permitted
assigns. Nothing in this Agreement, express or implied, is intended to confer
upon any other person or entity any rights, remedies, obligations or
liabilities.

7.6. SEVERABILITY. Any provision of this Agreement which is held by
a court of competent jurisdiction to be prohibited or unenforceable shall be
ineffective to the extent of such prohibition or unenforceability, without
invalidating or rendering unenforceable the remaining provisions of this
Agreement.

7.7. AMENDMENT; WAIVER. No provision of this Agreement may be
amended, waived or otherwise modified without the prior written consent of all
of the parties hereto. No action taken pursuant to this Agreement, including
any investigation by or on behalf of any party, shall be deemed to constitute a
waiver by the party taking such action of compliance with any representation,
warranty, covenant or agreement herein contained. The waiver by any party
hereto of a breach of any provision or condition contained in this Agreement
shall not operate or be construed as a waiver of any subsequent breach or of
any other conditions hereof.

7.8. SECTION HEADINGS. The section and other headings contained in
this Agreement are for reference purposes only and shall not affect the meaning
or interpretation of this Agreement.

7.9. COUNTERPARTS. This Agreement may be executed in any number of
counterparts, each of which shall be deemed to be an original and all of which
together shall be deemed to be one and the same Agreement.

7.10. APPLICABLE LAW. This Agreement is made and entered into, and
shall be governed by and construed in accordance with, the laws of the State of
Georgia.

7.11. REMEDIES. The parties hereto acknowledge that the Seller's
Units are unique, that any claim for monetary damages may not constitute an
adequate remedy, and that it may therefore be necessary for the protection of
the parties and to carry out the terms of this Agreement to apply for the
specific performance of the provisions hereof. It is accordingly hereby agreed
by all parties that no objection to the form of the action or the relief prayed
for in any proceeding for specific performance of this Agreement shall be raised
by any party, in order that such relief may be expeditiously obtained by an
aggrieved party. All parties may proceed to protect and enforce their rights
hereunder by a suit in equity or at law or other appropriate proceeding, whether
for specific performance or for an injunction against a violation of

<PAGE> 71

the terms hereof or in aid of the exercise of any right, power or remedy
granted hereunder or by law, equity or statute or otherwise. No course of
dealing and no delay on the part of any party hereto in exercising any right,
power or remedy shall operate as a waiver thereof or otherwise prejudice its
rights, powers or remedies, and no right, power or remedy conferred hereby
shall be exclusive of any other right, power or remedy referred to herein or
now or hereafter available at law, in equity, by statute or otherwise.

7.12. FURTHER ASSURANCES. The Seller agrees to execute and deliver,
after the date hereof, without additional consideration, such further
assurances, instruments and documents, and to take such further actions, as the
Purchaser may reasonably request in order to fulfill the intent of this
Agreement and the transactions contemplated hereby.

IN WITNESS WHEREOF, the parties hereto have executed and sealed this
Stock Purchase Agreement on the date first above written.

SELLER:

Joseph Gillespie
____________________________(seal)
Joseph Gillespie

Charles Bray 6/11/96
____________________________(seal)
Charles Bray

PURCHASER:

Boykin Group, Inc.

By: Robert W. Boykin
------------------------------

Title: President
---------------------------

Attest: Paul A. O'Neil
--------------------------

Title: Secretary
---------------------------
[corporate seal]

9
<PAGE> 72
EXHIBIT B

ASSIGNMENT AND ASSUMPTION OF
----------------------------

PARTNERSHIP INTEREST AGREEMENT
------------------------------

THIS ASSIGNMENT AND ASSUMPTION OF PARTNERSHIP INTEREST AGREEMENT (this
"Agreement"), made as of the 24th day of May, 1996, by and between DONALD K.
HALL and BARBARA L. HALL, trustees of the trust held under the Donald K. Hall
and Barbara L. Hall Trust dated November 19, 1991 (the "Hall Trust") (Donald K.
Hall and Barbara L. Hall, collectively as trustees for the Hall Trust
hereinafter referred to as "Assignor"), and BOYKIN HOTEL PROPERTIES, L.P., an
Ohio limited partnership ("Assignee"),

W I T N E S S E T H :
---------------------

WHEREAS, Assignor owns general partnership interests in Boykin Amherst
Joint Venture and Boykin Columbus Joint Venture and the partner loan receivable
as each is identified in Exhibit A of the Offer to Exchange Limited Partnership
Interests in Boykin Hotel Properties, L.P. for Interests In Certain Other
Partnerships ("Exchange Offer") (collectively the "Participation Interests");

WHEREAS, Assignee desires to acquire from Assignor and Assignor desires to
assign the Participation Interests to Assignee, on the terms and subject to the
conditions hereinafter stated; and

NOW, THEREFORE, for good and valuable consideration received to the full
satisfaction of each of them, the parties agree as follows:

B-1

<PAGE> 73

in and to the Participation Interests, free and clear of all liens, security
interests and encumbrances whatsoever.

B. CONSIDERATION FOR PARTICIPATION INTERESTS. The consideration to be paid
by Assignee for the Participation Interests shall be limited partnership
interests in the Assignee (the "Units") identified on Exhibit A of the Exchange
Offer. The payment of consideration for the Participation Interests (which shall
be payable to the Trustee(s) of the trust held under the Barbara L. Hall Trust
dated December 20, 1995) shall be payable at Closing, which payment is
conditional upon the completion of the offering to the public of common shares
("Shares") of stock (the "IPO") by the general partner of the Assignee and the
closing conditions set forth in Section F of this Agreement.

C. CONFIDENTIAL OFFERING MEMORANDUM. Assignee has delivered the Exchange
Offer, together with copies of the most recent drafts of the Registration
Statement to be filed with the Securities and Exchange Commission with respect
to the IPO (the "Registration Statement") and Limited Partnership Agreement of
Assignee to Assignor, offering to acquire the Participation Interests in
exchange for Units.

D. ASSIGNOR'S REPRESENTATIONS AND WARRANTIES. Assignor hereby represents
and warrants to Assignee as of the date hereof that:

(1) Assignor is the sole owner of the Partnership Interests
identified on Exhibit A of the Exchange Offer.

(2) Assignor has all necessary power and authority to enter into
this Agreement, to perform its obligations hereunder and to consummate
the transactions contemplated hereby, without the consent or
authorization of, or notice to, any third party, except those third
parties to whom such consents or authorizations have been or will be
obtained, or to whom notices have been or will be given, prior to the
Closing. This Agreement constitutes, and the other documents and
instruments to be delivered by Assignor pursuant hereto when delivered
will constitute, the

B-2

<PAGE> 74

legal, valid and binding obligations of Assignor, enforceable against
Assignor in accordance with their respective terms.

(3) To the best of Assignor's knowledge, there is no litigation,
proceeding or action pending or threatened against or relating to
Assignor which might materially and adversely affect Assignor or which
questions the validity of this Agreement or any action taken or to be
taken by Assignor pursuant hereto.

(4) Neither the execution of this Agreement nor the consummation
of the transactions contemplated hereby will, in any material respect,
constitute a violation of or be in conflict with or constitute a
default under any term or provision of any agreement, instrument or
lease to which Assignor is a party.

(5) At Closing, Assignor will own good, valid and marketable
title to the Participation Interests (identify on Exhibit A of the
Exchange Offer), free and clear of all mortgages, pledges, liens,
security interests, encumbrances and restrictions of any nature
whatsoever.

All of the representations and warranties set forth in this Section D shall
be deemed renewed by Assignor on the Closing Date as if made at such time.

E. REPRESENTATIONS AND WARRANTIES OF ASSIGNEE. Assignee represents and
warrants to Assignor that:

(1) Assignee is, and will be at the Closing, a limited
partnership duly organized, validly existing and in good standing
under the laws of the State of Ohio and is, or at Closing will be,
registered as a foreign limited partnership in each jurisdiction in
which it is engaging in business or expects to do so. Assignee has,
and at the Closing will have, the power and authority to carry on the
business for which it has been organized. The persons executing this
Agreement on behalf of Assignee are duly authorized to do so, and all
requisite action has been taken by

B-3

<PAGE> 75

Assignee to authorize the execution and delivery of this Agreement,
the performance by Assignee of its obligations hereunder and the
consummation of the transactions contemplated hereby.

(2) To the best of Assignee's knowledge, there is no litigation,
proceeding or action pending or threatened against or related to
Assignee which might materially and adversely Assignee or which
questions the validity of this Agreement or any action taken or to be
taken by Assignor pursuant hereto.

(3) Assignee has all necessary power and authority to enter into
this Agreement, to perform its obligations hereunder and to consummate
the transactions contemplated hereby, without the consent or
authorization of, or notice to, any third party, except those third
parties to whom such consents or authorizations have been or will be
obtained, or to whom notices have been or will be given, prior to the
Closing. This Agreement constitutes, and the other documents and
instruments to be delivered by Assignee pursuant hereto when delivered
will constitute, the legal, valid and binding obligations of Assignee,
enforceable against Assignee in accordance with their respective
terms.

(4) Neither the execution of this Agreement nor the consummation
of the transactions contemplated hereby will, in any material respect,
constitute a violation of or be in conflict with or constitute a
default under any term or provision of any agreement, instrument or
lease to which Assignee is a party.

F. DELIVERIES; CONDITIONS. Assignee shall issue or deliver the following to
or for the benefit of Assignor on or prior to the Closing Date:

(1) the consideration for the Participation Interests;

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<PAGE> 76

(3) the releases required pursuant to Section I hereof;

I. RELEASES; INDEMNIFICATION.

(1) Assignee shall use reasonable efforts to attempt to obtain
releases of Assignor (in form and substance acceptable to Assignor in his
reasonable discretion) and to the extent such releases are not obtained,
hereby agrees to assume and indemnify Assignor, from any and all personal
liability to any lenders of Boykin Amherst Joint Venture and Boykin
Columbus Joint Venture that accrues from and after the Closing Date.

(2) Assignee shall fully indemnify and hold Assignor and Assignor's
trustee, heirs, representatives, successors and assigns harmless from and
against any and all claims, demands, losses, liabilities, damages and
expenses (including reasonable attorneys' fees) arising out of or in
connection with (i) the failure of Assignee to perform in any material
respect any of its obligations hereunder, (ii) the inaccuracy of any
representation or warranty made by Assignee hereunder (except to the extent
that such indemnification obligation would arise directly as a result of
the inaccuracy of any representation, warranty or covenant made by Assignor
hereunder), and (iii) the activity of Boykin Amherst Joint Venture and
Boykin Columbus Joint Venture and/or the operation of the Boykin Marriott
Hotels from and after the Closing.

(3) Assignor shall fully indemnify Assignee and hold Assignee, its
officers, directors and partners and their respective representatives,
successors and assigns harmless from and against

B-5

<PAGE> 77

any and all claims, demands, losses, liabilities, damages and expenses
(including reasonable attorneys' fees) arising out of or in connection with
(i) the failure of Assignor to perform in any material respect any of its
obligations hereunder, (ii) the inaccuracy of any representation or
warranty made by Assignor hereunder (except to the extent that such
indemnification obligation would arise directly as a result of the
inaccuracy of any representation, warranty or covenant made by Assignee
hereunder) or (iii) the activity of Boykin Amherst Joint Venture and Boykin
Columbus Joint Venture and the operation of the Boykin Marriott Hotels
prior to the Closing.

J. CONSENTS. Assignee has entered into or will enter into an agreement to
purchase other partnership interest from other general partners of the
partnership whose interests are the subject of this Agreement and hereby
consents to each and every transaction contemplated by this Agreement. Assignor
hereby consents to (i) the transfer by any partner of such partner's interest to
Assignee or Assignee's nominee, (ii) the transfer by the partnerships in
connection with the transactions contemplated by this Agreement, of all or
substantially all the assets of the partnerships, including, without limitation,
the liquor licenses and Franchise Agreements with Marriott Corporation, to
Assignee or Assignee's nominee and (iii) a waiver of any rights of first
refusal, options or other rights which could be asserted by Assignor in
connection with any agreements regarding the transfer of the Participation
Interests to Assignee or related to the ownership or operation of the Boykin
Marriott Hotels. Assignor also consents to the substitution of Assignee as a
partner in Boykin Amherst Joint Venture and Boykin Columbus Joint Venture upon
completion of the transfer referenced above. Assignor agrees to execute any
documents and instruments, and shall take or cause to be taken such further
action, as may be necessary at any time or from time to time in order to
effectuate Assignor's consent referenced herein.

K. ASSIGNMENT. Assignee has the right, upon five (5) days' written notice
to Assignor, to assign and transfer its interest in this Agreement to an entity
that is taxable as a partnership and that is

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<PAGE> 78

controlled by Assignee or the Boykin Family. In such event, provided that any
such transferee agrees in writing to assume all of Assignee's obligations
hereunder, Assignee shall be released from any and all liability hereunder as of
the effective date of such assignment.

L. ASSIGNMENT AND ASSUMPTION OF PARTICIPATION INTERESTS. Subject to the
terms and conditions herein:

(1) Assignor does hereby sell, convey and assign to Assignee its
rights and interests in (i) the partner loan identified on Exhibit A to the
Exchange Offer, (ii) a 4.286% general partnership Boykin Amherst Joint
Venture, an Ohio general partnership, and (iii) a 4.143% general
partnership interest in Boykin Columbus Joint Venture, an Ohio general
partnership (the "Partnerships"), and in and to the partnership agreements
forming the Partnerships dated as of ____________, 19__ for the Boykin
Amherst Joint Venture, and dated as of ____________, 19__ for the Boykin
Columbus Joint Venture, as each may have been amended from time to time.

(2) Assignee hereby agrees to assume, discharge and release Assignor
as general partner of the Partnerships to the extent of the interest hereby
assigned from, and agrees to indemnify Assignor against, all obligations
which may accrue from and after the Closing Date by virtue of Partnerships
or the partnership agreements applicable to the interests hereby assigned
and does further agree to be bound by all the terms, conditions and
provisions of the partnership agreement and to be a general partner in the
Partnerships for all purposes and to the full extent of the interest hereby
assigned.

M. MISCELLANEOUS.

(2) This Agreement shall be binding upon and inure to the benefit of
the parties hereto and their respective successors, permitted assigns,
heirs and personal representatives.

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<PAGE> 79

(4) This Agreement shall be governed by and construed in accordance
with the laws of the State of Ohio.

(5) This Agreement will survive the Closing and the delivery of the
documents contemplated herein.

IN WITNESS WHEREOF, the parties hereto have signed three counterparts
of this Agreement, each of which shall be deemed to be an original document, as
of the date set forth above.

ASSIGNOR:

/s/ Donald K. Hall, Trustee
-----------------------------
Donald K. Hall, Trustee
of the Hall Trust

/s/ Barbara L. Hall, Trustee
-----------------------------
Barbara L. Hall, Trustee
of the Hall Trust

ASSIGNEE:

BOYKIN HOTEL PROPERTIES, L.P. an Ohio limited partnership

By: Boykin Hotel Properties, Inc., its general partner

/s/ Robert W. Boykin
-----------------------------
Robert W. Boykin,
President

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<PAGE> 80

EXHIBIT A

Confidential Offering Memorandum

PARTICIPATING PARTNER
- ---------------------

Offeree:

Donald K. Hall and Barbara L. Hall Trustees the trust held under the
Donald K. Hall and Barbara L. Hall Trust dated November 19, 1991
(the "Hall Trust")

- ----------------------------------------
Participation Interests to be Exchanged:
- ----------------------------------------

1) 4.143% general partnership interest in Boykin Columbus Joint Venture
("BCJV")(1), including the amount owed by BCJV (if any) at Closing pursuant
to an advance made by the predecessor in interest to the Hall Trust on or
about November 2, 1991 in the original principal amount of approximately
$6,250 (the "Partner Loan")

2) 4.286% general partnership interest in Boykin Amherst Joint Venture(2)

Operating Partnership Interests to be Received:
- -----------------------------------------------

The number of Operating Partnership Interests to be received shall equal
($213,000) Two Hundred Thirteen Thousand Dollars divided by the Offering Price
of the REIT Shares in the REIT Offering.

- --------------------

(1) Joint owner of Columbus Hotel Joint Venture which owns the Columbus
Marriott.

(2) Joint owner of Buffalo Hotel Joint Venture which owns the Buffalo Marriott.

A-1
<PAGE> 81
Form of Partnership Interest and Partner Loan Purchase
Agreement Applicable To:

<TABLE>
<CAPTION>
Date % Boykin Amherst % Boykin Columbus Partner Loan Purchase Price
---- ---------------- ----------------- ------------ --------------
<S> <C> <C> <C> <C> <C>
1. Paul W. Sestina 3/18/96 .857 .829 $1,250 $56,000

2. Edward L. Patton 5/22/96 .857 .829 1,250 56,000

3. Irene Bryant 5/22/96 .857 .829 1,250 56,000

4. Edward J. Ceiless 5/22/96 3.429 3.315 5,000 224,000

5. Howard J. Griffiths 5/22/96 2.571 2.486 3,750 168,000

6. Thomas J. O'Leary 3/21/96 1.143 1.105 1,667 57,560

7. Joseph P. Berardi 3/22/96 .857 .829 1,250 56,000
</TABLE>

<PAGE> 82
PARTNERSHIP INTEREST AND PARTNER LOAN
PURCHASE AGREEMENT
------------------

THIS PURCHASE AGREEMENT (this "Agreement"), made as of the __th day of
_____, 1996, by and between _______________________, an individual ("Seller"),
and BOYKIN ARES HOTEL PROPERTIES, L.P., an Ohio limited partnership, or its
nominee(s) ("Buyer"),

W I T N E S S E T H :
- - - - - - - - - -

WHEREAS, Seller owns a general partnership interest (collectively the
"Partnership Interests") of _____% in Boykin Amherst Joint Venture _____% in
Boykin Columbus Joint Venture (collectively the "Partnerships");

WHEREAS, the Partnerships have an ownership interest in the Buffalo
Marriott Hotel and Columbus North Marriott Hotel, respectively, (collectively
the "Properties"); and

WHEREAS, Boykin Columbus Joint Venture owes Seller a certain sum
pursuant to an advance made by Seller on or about November 2, 1991, in the
original principal amount of ______________________ ($_____) (the "Partner
Loan");

WHEREAS, Buyer desires to purchase from Seller, and Seller desires to
sell the Partnership Interests and the Partner Loan to Buyer, on the other
terms and subject to the conditions hereinafter stated;

NOW, THEREFORE, for good and valuable consideration received to the
full satisfaction of each of them, the parties agree as follows:

1. PURCHASE AND SALE OF PARTNERSHIP INTERESTS AND PARTNER LOAN.
Upon the terms and subject to the conditions set forth herein, Seller agrees to
convey, sell, transfer, assign and deliver to Buyer at the Closing (as
hereinafter defined), and Buyer agrees to buy and take from Seller at the
Closing, all of Seller's right, title, estate and interest in and to the
Partnership Interests and the Partner Loan, free and clear of all liens,
security interests and encumbrances whatsoever.

2. CONSIDERATION AND PAYMENT. The purchase price for the
Partnership Interests and the Partner Loan shall be _______________
($_________) less the sum of (i) payments made to Seller on the Partner Loan
(if any) from January 1, 1996 through Closing, and (ii) cash distributions to
Seller from the Partnerships (if any) from January 1, 1996 through Closing (the
"Purchase Price").

The Purchase Price shall be paid in cash by Buyer to Seller at Closing.
Delivery of the Purchase Price by Buyer to Seller for the Partnership Interests
and the Partner Loan shall be a condition to Closing with respect to such
Partnership Interests. At anytime prior to the Closing, Buyer shall have the
right to elect not to proceed with the acquisition of the Partnership Interests
and the Partner Loan, such election to be exercised by written notice to
Seller.

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<PAGE> 83
3. SELLER'S REPRESENTATIONS AND WARRANTIES. Seller hereby
represents and warrants to Buyer as of the date hereof that:

(a) Seller has all necessary power and authority to enter into this
Agreement, to perform its obligations hereunder and to consummate the
transactions contemplated hereby, without the consent or authorization of,
or notice to, any third party, except those third parties from whom such
consents or authorizations have been or will be obtained, or to whom
notices have been or will be given, prior to the Closing. This Agreement
constitutes, and the other documents and instruments to be delivered by
Seller pursuant hereto when delivered will constitute, the legal, valid and
binding obligations of Seller.

(b) To the best of Seller's knowledge, there is no litigation,
proceeding or action pending or threatened against or relating to Seller
which questions the validity of this Agreement or any action taken or to
be taken by Seller pursuant hereto.

(c) Neither the execution of this Agreement nor the consummation of
the transactions contemplated hereby will, in any material respect,
constitute a violation of or be in conflict with or constitute a default
under any term or provision of any agreement, instrument or lease to which
Seller is a party.

(d) Seller owns good, valid and marketable title to the Partnership
Interests and the Partner Loan, free and clear of all mortgages, pledges,
liens, security interests, encumbrances and restrictions of any nature
whatsoever.

All of the of the representations and warranties set forth in this
Section 3 shall be deemed renewed by Seller on the Closing Date as if made at
such time and shall survive the Closing contemplated hereby for a period of six
months.

4. DELIVERIES.

(a) Seller shall execute and deliver to Buyer, at or prior to
Closing, a good and sufficient Assignment and Assumption of Partnership
Interests and Partner Loan, in form acceptable to Buyer, conveying,
selling, transferring, assigning and delivering to Buyer good and
marketable title to the Partnership Interests and Partner Loan, free and
clear of all mortgages, pledges, liens, security interests, encumbrances
and restrictions (the "Assignment Agreement") and any other documents
reasonable necessary to effect the sale of the Partnership Interests and
Partner Loan to Buyer.

(b) Buyer shall issue or deliver the following to or for the
benefit of Seller on or prior to the Closing Date (i) the Purchase Price;
and (ii) the Assignment Agreement.

5. CLOSING DATE. Unless the parties otherwise agree in writing,
the transactions contemplated hereby shall be closed (the "Closing") on a date
selected by Buyer that is on or before December 31, 1996 (the "Closing Date").
Seller acknowledges that Buyer may at any time elect not to purchase the
Partnership Interests and Partner Loan if Buyer and its affiliates do not
proceed with an initial public offering of shares in a newly-formed real estate
investment trust. If the Closing has not occurred on or before December 31,
1996, either party, provided such party is not in default under this Agreement,
shall have the right to terminate this Agreement by giving notice to the other
party, in which event all

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<PAGE> 84
documents and instruments which may have been delivered by one party to the
other party shall be returned, and on any such termination or election not to
purchase, neither party hereto shall thereafter be under any further liability
to the other party hereto.

6. INDEMNIFICATION.

(a) Buyer shall fully indemnify and hold Seller and Seller's heirs,
representatives, successors and assigns harmless from and against any and
all claims, demands, losses, liabilities, damages and expenses (including
reasonable attorneys' fees) arising out of or in connection with (i) the
failure of Buyer to perform in any material respect any of its obligations
hereunder, or (ii) arising out of the activity of the Partnerships and/or
the operation of the Properties from and after the Closing (except to the
extent that such indemnification obligation would arise directly as a
result of the inaccuracy of any representation, warranty or covenant made by
Seller hereunder).

(b) Seller shall fully indemnify Buyer and hold Buyer, its officers
and directors and their respective representatives, successors and assigns
harmless from and against any and all claims, demands, losses, liabilities,
damages and expenses (including reasonable attorneys' fees) arising out of
or in connection with (i) the failure of Seller to perform in any material
respect any of its obligations hereunder, (ii) the inaccuracy of any
representation or warranty made by Seller hereunder or (iii) the ownership
of the Partnership Interests and the Partner Loan and any activities,
obligations or liabilities of each of the Partnerships relating to periods
prior to the Closing.

7. CONSENTS. Buyer has entered into or will enter into agreements
to purchase general partnership interests from other partners of the
Partnerships. Seller hereby consents to (i) the transfer by any general partner
of the Partnerships of such general partner's general partnership interest(s)
to Buyer or Buyer's nominee, (ii) the transfer by the Partnerships to Buyer or
Buyer's nominee of all or substantially all of the assets of the Partnerships
prior to or simultaneously with the closing, including, without limitation, the
furniture, fixtures and equipment owned by the Partnerships, the liquor license
and franchise agreement with Marriott and (iii) a waiver of any and all other
rights which could have been asserted in regard to the transfer of the
Partnership Interests and the Partnership Loan. Seller also consents to the
substitution of Buyer as a general partner in the Partnerships upon completion
of the transfer referenced above. Seller agrees to execute any documents and
instruments, and shall take or cause to be taken such further action, as may be
necessary at any time or from time to time in order to effectuate Seller's
consent referenced herein.

8. PURCHASE OF THE PROPERTIES. At any time prior to ten (10) days
before the Closing Date, Buyer may elect by written notice to Seller to
purchase either or both of the Properties in lieu of the Partnership Interests.
In such event, Seller shall provide Buyer with such action as Buyer shall
reasonably request in order to convey either or both of the Properties to
Buyer. In such event, the Seller shall receive the Purchase Price as
consideration for Seller's percentage interests in the Properties.

9. MISCELLANEOUS.

(a) This Agreement shall be deemed to contain all of the terms and
conditions agreed upon with respect to the subject matter hereof, it being
understood that there are no outside representations or oral agreements.

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<PAGE> 85
(b) This Agreement shall be binding upon and inure to the benefit
of the parties hereto and their respective successors, permitted assigns,
heirs and personal representatives.

(c) The parties shall execute and deliver such further documents
and instruments of conveyance, sale, assignment, transfer or otherwise, and
shall take or cause to be taken such other or further action as either
party shall reasonably request at any time or from time to time in order to
effectuate the terms and provisions of this Agreement. The provisions of
this Section shall survive the Closing.

(d) This Agreement shall be governed by and construed in accordance
with the laws of the State of Ohio.

IN WITNESS WHEREOF, the parties hereto have signed three counterparts
of this Agreement, each of which shall be deemed to be an original document, as
of the date set forth above.

SELLER:

Witnesses:

/s/ By: /s/
- ------------------------ --------------------------

/s/
- ------------------------

BUYER:

Witnesses:
BOYKIN ARES HOTEL PROPERTIES,
L.P.
BY: BOYKIN ARES HOTEL
PROPERTIES, INC.,
GENERAL PARTNER

/s/ By: /s/ Robert W. Boykin
- ------------------------- --------------------------

/s/ Title: President
- ------------------------- ----------------------

Page 4
<PAGE> 86
PARTNERSHIP INTEREST AND PARTNER LOAN
PURCHASE AGREEMENT
------------------

THIS PURCHASE AGREEMENT (this "Agreement"), made as of the 14th day of
April, 1996, by and between GREGORY R. SMITH, an individual ("Seller"), and
BOYKIN ARES HOTEL PROPERTIES, L.P., an Ohio limited partnership, or its
nominee(s) ("Buyer"),

W I T N E S S E T H :
- - - - - - - - - - -

WHEREAS, Seller owns a general partnership interest (collectively the
"Partnership Interests") of 0.857% in Boykin Amherst Joint Venture and 0.829% in
Boykin Columbus Joint Venture (collectively the "Partnerships").

WHEREAS, the Partnerships have an ownership interest in the Buffalo
Marriott Hotel and Columbus North Marriott Hotel, respectively, (collectively
the "Properties"); and

WHEREAS, Boykin Columbus Joint Venture owes Seller a certain sum
pursuant to an advance made by Seller on or about November 2, 1991, in the
original principal amount of one thousand two hundred fifty dollars ($1,250.00)
(the "Partner Loan");

WHEREAS, Buyer desires to purchase from Seller, and Seller desires to
sell the Partnership Interests and the Partner Loan to Buyer, on the other terms
and subject to the conditions hereinafter stated;

NOW, THEREFORE, for good and valuable consideration received to the
full satisfaction of each of them, the parties agree as follows:

1. PURCHASE AND SALE OF PARTNERSHIP INTERESTS AND PARTNER LOAN.
Upon the terms and subject to the conditions set forth herein, Seller agrees to
convey, sell, transfer, assign and deliver to Buyer at the Closing (as
hereinafter defined), and Buyer agrees to buy and take from Seller at the
Closing, all of the Seller's right, title, estate and interest in and to the
Partnership Interests and the Partner Loan, free and clear of all liens,
security interests and encumbrances whatsoever.

2. CONSIDERATION AND PAYMENT. The purchase price for the
Partnership Interests and the Partner Loan shall be fifty six thousand dollars
($56,000.00) less the sum of (i) payments made to Seller on the Partner Loan
(if any) from January 1, 1996 through Closing, and (ii) cash distributions to
Seller from the Partnerships (if any) from January 1, 1996 through Closing (the
"Purchase Price").

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<PAGE> 87
3. SELLER'S REPRESENTATIONS AND WARRANTIES. Seller hereby
represents and warrants to Buyer as of the date hereof that:

(a) Seller has all necessary power and authority to enter into this
Agreement, to perform its obligations hereunder and to consummate the
transactions contemplated hereby, without the consent or authorization of,
or notice to, any third party, except those third parties from whom such
consents or authorizations have been or will be obtained, or to whom notices
have been or will be given, prior to the Closing. This Agreement
constitutes, and the other documents and instruments to be delivered by
Seller pursuant hereto when delivered will constitute, the legal, valid and
binding obligations of Seller.

All of the representations and warranties set forth in this Section 3
shall be deemed renewed by Seller on the Closing Date as if made at such time
and shall survive the Closing contemplated hereby for a period of six months.

4. DELIVERIES.

(a) Seller shall execute and deliver to Buyer, at or prior to
Closing, a good and sufficient Assignment and Assumption of Partnership
Interests and Partner Loan, in form acceptable to Buyer, conveying, selling,
transferring, assigning and delivering to Buyer good and marketable title to
the Partnership Interests and Partner Loan, free and clear of all mortgages,
pledges, liens, security interests, encumbrances and restrictions (the
"Assignment Agreement") and any other documents reasonably necessary to
effect the sale of the Partnership Interests and Partner Loan to Buyer.

(b) Buyer shall issue or deliver the following to or for the benefit
of Seller on or prior to the Closing Date (i) the Purchase Price; and (ii)
the Assignment Agreement.

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<PAGE> 88
and neither party hereto shall thereafter be under any further liability to the
other party hereto.

6. INDEMNIFICATION.
---------------

(a) Buyer shall fully indemnify and hold Seller and Seller's
heirs, representatives, successors and assigns harmless from against
any and all claims, demands, losses, liabilities, damages and expenses
(including reasonable attorneys' fees) arising out of or in connection
with (i) the failure of Buyer to perform in any material respect any of
its obligations hereunder, or (ii) arising out of the activity of the
Partnerships and/or the operation of the Properties from and after the
Closing (except to the extent that such indemnification obligation
would arise directly as a result of the inaccuracy of any
representation, warranty or covenant made by Seller hereunder).

(b) Seller shall fully indemnify Buyer and hold Buyer, its
officers and directors and their respective representatives, successors
and assigns harmless from and against any and all claims, demands,
losses, liabilities, damages and expenses (including reasonable
attorneys' fees) arising out of or in connection with (i) the failure
of Seller to perform in any material respect any of its obligations
hereunder, (ii) the inaccuracy of any representation or warranty made
by Seller hereunder.

7. CONSENTS. Buyer has entered into or will enter into
agreements to purchase general partnership interests from other partners of the
Partnerships together, the "Purchase." In conjunction solely with the
Purchase, and provided the closing occurs during 1996, Seller hereby consents
to (i) the transfer by any general partner of the Partnerships of such general
partnership interest(s) to Buyer or Buyer's nominee, (ii) the transfer by the
Partnerships to Buyer or Buyer's nominee of all or substantially all of the
assets of the Partnerships prior to or simultaneously with the closing,
including, without limitation, the furniture, fixtures and equipment owned by
the Partnerships, the liquor license and franchise agreement with Marriott and
(iii) a waiver of any and all other rights which could have been asserted in
regard to the transfer of the Partnership Interests and the Partner Loan.
Seller also consents to the substitution of Buyer as a general partner in the
Partnerships upon completion of the transfer referenced above. Seller agrees to
execute any documents and instruments, and shall take or cause to be taken such
further action, as may be necessary at any time or from time to time in order
to effectuate Seller's consent referenced herein. The foregoing consents are
conditioned upon the closing occurring by 12/31/96. If the closing does not
occur by 12/31/96, my consents shall no longer be effective.

8. PURCHASE OF THE PROPERTIES. At any time prior to ten (10)
days from the Closing Date, Buyer may elect by written notice to Seller to
purchase either or both of the Properties in lieu of the Partnership Interests.
In such event, Seller shall provide Buyer with such action as Buyer shall
reasonably request in order to convey either or both of the Properties to
Buyer. In such event, the Seller shall receive the Purchase Price plus a
distribution of available cash from the Partnerships as consideration for
Seller's percentage interest in the Properties.

9. MISCELLANEOUS.
-------------

(a) This Agreement shall be deemed to contain all of the terms
and conditions agreed upon with respect to the subject matter hereof,
it being understood that there are no outside representations or oral
agreements.

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<PAGE> 89
(b) This Agreement shall be binding upon and inure to the
benefit of the parties hereto and their respective successors,
permitted assigns, heirs and personal representatives.

(d) This Agreement shall be governed by and construed in
accordance with the laws of the State of Ohio.

IN WITNESS WHEREOF, the parties hereto have signed three
counterparts of this Agreement, each of which shall be deemed to be an original
document, as of the date set forth above.

SELLER:

Witnesses:

/s/ Mark W. Purcell By: /s/ Gregory R. Smith
- ------------------------ -------------------------

/s/ Fred Modell
- ------------------------

Witness: BUYER:

BOYKIN ARES HOTEL PROPERTIES,
L.P.

BY: BOYKIN ARES HOTEL PROPERTIES, INC.
GENERAL PARTNER

/s/ Donna Winter By: Robert W. Boykin
- ------------------------ --------------------------

/s/ Linda M. Hirakas Title: President
- ------------------------ ----------------------

Page 4

<PAGE> 90

ASSIGNMENT AND ASSUMPTION OF
----------------------------

PARTNERSHIP INTEREST AGREEMENT
------------------------------

THIS ASSIGNMENT AND ASSUMPTION OF PARTNERSHIP INTEREST AGREEMENT (this
"Agreement"), made as of the 22nd day of May, 1996, by and between William J.
Boykin trustee of each the trusts held under (i) the Declaration of William J.
Boykin Trust Agreement No. 1 dated October 14, 1987, ("Trust 1"), (ii) the
Declaration of William J. Boykin Trust Agreement No. 2 dated October 14, 1987,
("Trust 2") and, (iii) the Declaration of William J. Boykin Trust Agreement No.
3 dated October 14, 1987 ("Trust 3") (William J. Boykin in his collective
capacity as trustee for Trust 1, Trust 2 and Trust 3 is hereinafter referred as
"Assignor"), and BOYKIN HOTEL PROPERTIES, L.P., an Ohio limited partnership
("Assignee"),

W I T N E S S E T H :
--------------------

WHEREAS, Assignor owns general partnership interests in Beachwood Hotel
Joint Venture, Boykin Amherst Joint Venture, Boykin Columbus Joint Venture and
the Partner Loan receivable as each is identified in Exhibit A of the Offer to
Exchange Limited Partnership Interests in Boykin Hotel Properties, L.P. for
Interests In Certain Other Partnerships ("Exchange Offer") (collectively the
"Participation Interests");

WHEREAS, Assignor agrees to enter into a Merger of Trust Agreement
effecting (prior to the time of Closing (as hereinafter defined)) the merger of
Trust 1 and Trust 2 into Trust 3 for all purposes;

WHEREAS, Assignee desires to acquire from Assignor and Assignor desires
to assign the Participation Interests to Assignee, on the terms and subject to
the conditions hereinafter stated; and

NOW, THEREFORE, for good and valuable consideration received to the
full satisfaction of each of them, the parties agree as follows:

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<PAGE> 91

B. CONSIDERATION FOR PARTICIPATION INTERESTS. The consideration to be paid
by Assignee for the Participation Interests shall be limited partnership
interests in the Assignee (the "Units") identified on Exhibit A of the Exchange
Offer. The payment of consideration for the Participation Interests shall be
payable at Closing, which payment is conditional upon the completion of the
offering to the public of common shares ("Shares") of stock (the "IPO") by the
general partner of the Assignee and the closing conditions set forth in Section
F of this Agreement.

C. CONFIDENTIAL OFFERING MEMORANDUM. Assignee has delivered the Exchange
Offer, together with copies of the most recent drafts of the Registration
Statement to be filed with the Securities and Exchange Commission with respect
to the IPO (the "Registration Statement") and Limited Partnership Agreement of
Assignee to Assignor, offering to acquire the Participation Interests in
exchange for Units.

D. ASSIGNOR'S REPRESENTATIONS AND WARRANTIES. Assignor hereby represents
and warrants to Assignee as of the date hereof that:

(1) Assignor is the sole owner of the Partnership Interests identified
on Exhibit A of the Exchange Offer.

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<PAGE> 92

been or will be given, prior to the Closing. This Agreement
constitutes, and the other documents and instruments to be delivered
by Assignor pursuant hereto when delivered will constitute, the
legal, valid and binding obligations of Assignor, enforceable against
Assignor in accordance with their respective terms.

(3) To the best of Assignor's knowledge, there is no litigation,
proceeding or action pending or threatened against or relating to
Assignor which might materially and adversely affect Assignor or which
questions the validity of this Agreement or any action taken or to be
taken by Assignor pursuant hereto.

(4) Neither the execution of this Agreement nor the consummation
of the transactions contemplated hereby will, in any material respect,
constitute a violation of or be in conflict with or constitute a
default under any term or provision of any agreement, instrument or
lease to which Assignor is a party.

(5) Neither Assignor, nor, to the best of Assignor's knowledge
any prior owner of the Beachwood Marriott, Buffalo Marriott, or
Columbus Marriott (collectively the "Boykin Marriott Hotels") has: (a)
caused or permitted the generation, manufacture, refinement,
transportation, treatment, storage, handling, installation, removal,
disposal, transfer, production or processing of Hazardous Substances
(as hereinafter defined) or other dangerous or toxic substances, or
solid wastes, except in strict compliance with all laws: (b) caused or
permitted or received any written notice or have any actual knowledge
of the Release (as hereinafter defined) or existence of any Hazardous
Substances on or about the Boykin Marriott Hotels or property
surrounding the Boykin Marriott Hotels which might affect the Boykin
Marriott Hotels; (c) caused or permitted or received any written
notice or have any actual knowledge of any substances or conditions on
or about the Boykin Marriott Hotels or on property surrounding the
Boykin Marriott Hotels which may support a claim or cause of action,
whether by any governmental authority or any other person, under any
laws ("Environmental Laws") in effect as of the date of this Agreement
and all rules and regulations promulgated thereunder, including, but
not limited to: the Comprehensive Environmental Response, Compensation
and Liability Act of 1980, 42 U.S.C. Sections 9601 et seq. (the

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<PAGE> 93

"Superfund Act"); the Resource Conservation and Recovery Act of 1976,
42 U.S.C. Sections 6921 et seq.; the Toxic Substances Control Act, 15
U.S.C. Section 2601 et seq.; the Federal Insecticide, Fungicide and
Rodenticide Act, 7 U.S.C. Section 136; the Federal Water Pollution
Control Act, 33 U.S.C. Sections 1251 et seq.; the Hazardous Materials
Transportation Act, 49 U.S.C. Sections 1801 et seq.; the Federal Solid
Waste Disposal Act, 42 U.S.C. Sections 6901 et seq.; the Clean Air
Act, 42 U.S.C. Section 7401 et seq.; or any other Law. For the
purposes of this Agreement the terms "Hazardous Substances" and
"Release" shall have the definitions used in the Superfund Act;
provided, however, that the definition of the term "Hazardous
Substances" shall also include (if not included within definition
contained in the Superfund Act), petroleum and related by products,
hydrocarbons, radon, asbestos, urea formaldehyde and polychlorinated
biphenyl compounds ("PCB's").

(6) The Beachwood Joint Venture, Boykin Amherst Joint Venture and
Boykin Columbus Joint Venture (herein after the "Partnerships"), the
Boykin Marriott Hotels, and the conduct by Partnerships of their
business relating thereto are in compliance in all material respects
with all applicable laws, ordinances and regulations of proper public
authorities, and neither Assignor nor the Partnerships has written
notice or actual knowledge of any material violation, whether actual,
claimed or alleged, thereof.

(7) True, correct and complete copies of all maintenance and
service contracts, supply contracts, employment contracts, collective
bargaining agreements, employee benefit plans, personal property
leases, insurance policies and other agreements, contracts and
contract rights to which the Partnerships are a party relating to
their ownership or operation of the Boykin Marriott Hotels by the
Partnerships (the "Project Contracts"), together with any
modifications or amendments thereof, have been or will promptly be
delivered to Assignee upon Assignee's request. All of the Project
Contracts are in full force and effect. Assignor has no actual
knowledge of any action or failure to act by the Partnerships or any
other party to any Project Contract which, with the giving of notice
or the passage of time or otherwise, would constitute a default in any
material respect or otherwise entitle either party to damages or a
right to terminate, and no such

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<PAGE> 94

other party has given written notice with respect any alleged material
default by the Partnerships under any such Project Contract.

(8) All federal, state and other taxes, assessments, fees and
other governmental charges upon the Partnerships with respect to the
Boykin Hotel Marriott properties or the business conducted thereon
which are due and payable have been paid.

(9) To the best of Assignor's knowledge, with respect to all
licenses, permits, consents, authorizations, approvals and
certificates of any regulatory, administrative or other governmental
agency or body, if any, issued to or held by the Partnerships and
related to the ownership or operation of the Boykin Marriott Hotels
(collectively, the "Permits"), (i) each of the Permits is currently
valid and in full force and effect, and (ii) the Permits constitute
all licenses, permits, consents, authorizations, approvals and
certificates of any regulatory, administrative or other governmental
agency or body necessary to the Partnerships' ownership or operation
of the Boykin Marriott Hotels. The Partnerships is not in violation in
any material respect of any of the Permits and there is no pending or,
to the actual knowledge of Assignor, threatened proceeding which could
result in the revocation or cancellation of, or inability of the
Partnerships to renew, any Permit.

(10) At Closing, Assignor will own good, valid and marketable
title to the Participation Interests (identify on Exhibit A of the
Exchange Offer), free and clear of all mortgages, pledges, liens,
security interests, encumbrances and restrictions of any nature
whatsoever.

All of the representations and warranties set forth in this Section D
shall be deemed renewed by Assignor on the Closing Date as if made at such time.

E. REPRESENTATIONS AND WARRANTIES OF ASSIGNEE. Assignee represents and
warrants to Assignor that:

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<PAGE> 95

(1) Assignee is, and will be at the Closing, a limited partnership
duly organized, validly existing and in good standing under the laws of the
State of Ohio and is, or at Closing will be, registered as a foreign
limited partnership in each jurisdiction in which it is engaging in
business or expects to do so. Assignee has, and at the Closing will have,
the power and authority to carry on the business for which it has been
organized. The persons executing this Agreement on behalf of Assignee are
duly authorized to do so, and all requisite action has been taken by
Assignee to authorize the execution and delivery of this Agreement, the
performance by Assignee of its obligations hereunder and the consummation
of the transactions contemplated hereby.

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<PAGE> 96

F. DELIVERIES; CONDITIONS. Assignee shall issue or deliver the following to
or for the benefit of Assignor on or prior to the Closing Date:

(1) the consideration for the Participation Interests;

(3) the releases required pursuant to Section I hereof;

I. RELEASES; INDEMNIFICATION.

(1) Assignee shall use reasonable efforts to attempt to obtain
releases of Assignor (in form and substance acceptable to Assignor in his
reasonable discretion) and to the extent such releases are not obtained,
hereby agrees to assume and indemnify Assignor, from any and all personal
liability to any lenders of the Partnerships that accrues from and after
the Closing Date.

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<PAGE> 97

inaccuracy of any representation, warranty or covenant made by Assignor
hereunder), and (iii) the activity of the Partnerships and/or the operation
of the Boykin Marriott Hotels from and after the Closing.

J. CONSENTS. Assignee has entered into or will enter into an agreement to
purchase other Partnership interest from other general partners of the
partnership whose interests are the subject of this Agreement and hereby
consents to each and every transaction contemplated by this Agreement. Assignor
hereby consents to (i) the transfer by any partner of such partner's interest to
Assignee or Assignee's nominee, (ii) the transfer by the partnerships in
connection with the transactions contemplated by this Agreement, of all or
substantially all the assets of the partnerships, including, without limitation,
the liquor licenses and Franchise Agreements with Marriott Corporation, to
Assignee or Assignee's nominee and (iii) a waiver of any rights of first
refusal, options or other rights which could be asserted by Assignor in
connection with any agreements regarding the transfer of the Participation
Interests to Assignee or related to the ownership or operation of the Boykin
Marriott Hotels. Assignor also consents to the substitution of Assignee as a
partner in the Partnerships upon completion of the transfer referenced above.
Assignor agrees to execute any documents and instruments, and shall take or
cause to be taken such further action, as may be necessary at any time or from
time to time in order to effectuate Assignor's consent referenced herein.

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K. ASSIGNMENT. Assignee has the right, upon five (5) days' written notice
to Assignor, to assign and transfer its interest in this Agreement to an entity
that is taxable as a partnership and that is controlled by Assignee or the
Boykin Family. In such event, provided that any such transferee agrees in
writing to assume all of Assignee's obligations hereunder, Assignee shall be
released from any and all liability hereunder as of the effective date of such
assignment.

L. ASSIGNMENT AND ASSUMPTION OF PARTICIPATION INTERESTS. Subject to the
terms and conditions herein:

(1) Assignor does hereby sell, convey and assign to Assignee its
rights and interests in (i) the Partner Loan identified on Exhibit A to the
Exchange Offer, (ii) a 35% general partnership interest in Beachwood Hotel
Joint Venture, an Ohio general partnership, (iii) a 59.716% general
partnership Boykin Amherst Joint Venture, an Ohio general partnership, and
(iv) a 59.393% general partnership interest in Boykin Columbus Joint
Venture, an Ohio general partnership (the "Partnerships"), and in and to
the partnership agreements forming the Partnerships dated as of
____________, 19__ for the Beachwood Hotel Joint Venture, dated as of
____________, 19__ for the Boykin Amherst Joint Venture, and dated as of
____________, 19__ for the Boykin Columbus Joint Venture, as each may have
been amended from time to time.

(2) Assignee hereby agrees to assume, discharge and release Assignor
as general partner of the Partnerships to the extent of the interest hereby
assigned from, and agrees to indemnify Assignor against, all obligations
which may accrue from and after the Closing Date by virtue of the
Partnerships or the Partnership Agreements applicable to the interests
hereby assigned and does further agree to be bound by all the terms,
conditions and provisions of the Partnership Agreement and to be a general
partner in the Partnerships for all purposes and to the full extent of the
interest hereby assigned.

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M. MISCELLANEOUS.

(2) This Agreement shall be binding upon and inure to the benefit of
the parties hereto and their respective successors, permitted assigns,
heirs and personal representatives.

(4) This Agreement shall be governed by and construed in accordance
with the laws of the State of Ohio.

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(5) This Agreement will survive the Closing and the delivery of the
documents contemplated herein.

IN WITNESS WHEREOF, the parties hereto have signed three counterparts of
this Agreement, each of which shall be deemed to be an original document, as of
the date set forth above.

ASSIGNOR:

/s/ William J. Boykin
-----------------------------
William J. Boykin, Trustee
of Trust 1, Trust 2 and Trust 3

/s/ John E. Boykin
-----------------------------
John E. Boykin, Trust Adviser
of Trust 1, Trust 2 and Trust 3

/s/ Robert W. Boykin
-----------------------------
Robert W. Boykin, Trust Adviser
of Trust 1, Trust 2 and Trust 3

ASSIGNEE:

BOYKIN HOTEL PROPERTIES, L.P. an Ohio limited partnership

By: Boykin Hotel Properties, Inc., its general partner

/s/ Robert W. Boykin
-----------------------------
Robert W. Boykin,
President

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EXHIBIT A

Confidential Offering Memorandum

PARTICIPATING PARTNER

Offeree:
William J. Boykin trustee of

1) Trust 1
2) Trust 2
3) Trust 3

/s/ William J. Boykin
- -------------------------------------------

Participation Interests to be Exchanged:
- ----------------------------------------

1) Trust 1 35% general partnership interest Beachwood Hotel Joint Venture

2) Trust 2 59.393% general partnership interest in Boykin Columbus Joint
Venture ("BCJV")(1), including the amount owed by BCJV (if any)
at Closing pursuant to an advance made by Trust 2 on or about
November 2, 1991 in the original principal amount of
approximately $89,587.50 (the "Partner Loan")

3) Trust 3 59.716% general partnership interest in Boykin Amherst Joint
Venture(2)

Operating Partnership Interests to be Received:
- -----------------------------------------------

The number of Operating Partnership Interests to be received shall equal
($3,000,000) Three Million Dollars divided by the Offering Price of the REIT
Shares in the REIT Offering.

- --------------------

(1) Joint owner of Columbus Hotel Joint Venture which owns the Columbus
Marriott.

(2) Joint owner of Buffalo Hotel Joint Venture which owns the Buffalo Marriott.

A-1
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Form of Assignment Agreement is Applicable to:

1. Robert W. Boykin

2. John E. Boykin

3. The Boykin Group, Inc.

4. Boykin Enterprises, Inc.

5. Boykin Resorts, Inc.

6. Boykin Berkeley, Inc.

7. Boykin Berkeley One, Inc.

8. Boykin Management Company
<PAGE> 103

ASSIGNMENT AND ASSUMPTION
-------------------------
AGREEMENT
---------

THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (this "Agreement"), made as of
the 18th day of June 1996, by and among the persons and entities identified as
Participating Partners in Exhibit A hereto (each, an "Assignor" and
collectively, the "Assignors"), and BOYKIN HOTEL PROPERTIES, L.P., an Ohio
limited partnership ("Assignee"), and The Boykin Group, Inc. ("TBG").

W I T N E S S E T H :
-------------------

WHEREAS, each Assignor owns interests in certain general or limited
partnerships or limited liability companies (those identified on Exhibit A for
any Assignor hereinafter, the "Partnerships" for purposes of application of
this Agreement to that Assignor), as identified on Exhibit A -
Part I of the Offer to Exchange Limited Partnership Interests in Boykin Hotel
Properties, L.P. for Interests in a Limited Liability Company and Certain Other
Partnerships dated June 13, 1996 (collectively the "Participation Interests" -
the Participation Interests include, in certain cases, an loan receivable in
connection with a loan made to Boykin Columbus Joint Venture by certain
partners also identified on Exhibit A-Part I);

WHEREAS, pursuant to the Offer to Exchange Limited Partnership
Interests in Boykin Hotel Properties, L.P. for Interests In a Limited Liability
Company and Certain Other Partnerships dated June 13, 1996 ("Exchange Offer"),
Assignee desires to acquire from Assignors, and Assignors desire to assign the
Participation Interests to Assignee, on the terms and subject to the conditions
hereinafter stated;

WHEREAS, as set forth on Schedule I hereto, pursuant to certain
exchange offers (the "Other Partner Exchange Offers") and agreements (the "Other
Partner Contribution and Purchase Agreements") various entities and individuals
other than Assignors (collectively, the "Other Partners") have contributed or
sold to the Assignee their interests ("Other Partner Participation Interests")
in the Partnerships and certain other entities

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(collectively, the "Other Partnerships" and together with the Partnerships, the
"Contributed Partnerships") holding ownership interests in the Initial Hotels
(as such term is defined herein);

WHEREAS, as a result of its acquisition of the Participation Interests
and the Other Partner Participation Interests pursuant to this Agreement and the
Other Partner Contribution and Purchase Agreements, the Assignee will own nine
hotels (the "Initial Hotels"); and

WHEREAS, pursuant to a registration statement on Form S-11 and a
related preliminary prospectus, Boykin Lodging Trust, Inc. (the "Company"), the
general partner of the Assignee, proposes to sell to certain underwriters, a
certain amount of common shares of the Company pursuant to an underwriting
agreement to be executed by and between the Company, the Assignee and the
underwriters named therein (the "Underwriting Agreement").

NOW, THEREFORE, for good and valuable consideration received to the
full satisfaction of each of them, the parties agree as follows:

A. TRANSFER OF INTERESTS. Upon the terms and subject to the conditions
set forth herein, each Assignor agrees to convey, transfer, assign and deliver
to Assignee at the Closing, and Assignee agrees to accept an assignment from
that Assignor at the Closing, of all of Assignor's right, title, estate and
interest in and to the Participation Interests, free and clear of all liens,
security interests and encumbrances whatsoever.

B. CONSIDERATION FOR PARTICIPATION INTERESTS. The consideration to be
paid by Assignee for the Participation Interests shall be a limited partnership
interest in the Assignee (the "Units") identified on Exhibit A of the Exchange
Offer. The payment of consideration for the Participation Interests shall be
payable at Closing pursuant to the terms of Exhibit A to the Exchange Offer,
which payment is conditional upon the completion of the offering to the public
(the "IPO") of common shares ("Shares") by the general partner of the Assignee
and the closing conditions set forth in Section F of this Agreement.

In the event of the completion of the IPO as described above, the
Assignee shall be obligated, subject to the closing conditions set forth in
Section F of this Agreement, to acquire the Participation Interests.

At the sole election of the Assignee, Assignee upon written notice to
any Assignor, may elect to deposit (the "Deposit") a sum equal to the lesser
of: (a) five percent (5%) of the value of the Units to be paid to Assignor or
(b) $25,000. The amount of the Deposit (together with any interest earned
thereon) shall apply as a

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credit towards the Purchase Price. The Deposit, if paid, shall be payable to
the Assignor by certified or bank check. In the event the Closing does not
occur as provided in Section G, the Assignor shall be obligated to return said
Deposit, together with any interest earned thereon, to Assignee by certified or
bank check within ten days of such request by Assignee.

C. CONFIDENTIAL OFFERING MEMORANDUM. Assignee has delivered the
Exchange Offer, together with copies of the most recent drafts of the
Registration Statement to be filed with the Securities and Exchange Commission
with respect to the IPO (the "Registration Statement") and Partnership Agreement
of Assignee to each Assignor, offering to acquire the Participation Interests in
exchange for Units.

D. ASSIGNORS' REPRESENTATIONS AND WARRANTIES. Each Assignor hereby
represents and warrants to Assignee as of the date hereof that:

(1) That Assignor is the owner of Participation Interests as
identified on Exhibit A of the Exchange Offer.

(2) That Assignor has all necessary power and authority to enter
into this Agreement, to perform its obligations hereunder and to
consummate the transactions contemplated hereby, without the consent or
authorization of, or notice to, any third party, except those third
parties to whom such consents or authorizations have been or will be
obtained, or to whom notices have been or will be given, prior to the
Closing. This Agreement constitutes, and the other documents and
instruments to be delivered by that Assignor pursuant hereto when
delivered will constitute, the legal, valid and binding obligations of
that Assignor, enforceable against that Assignor in accordance with their
respective terms.

(3) There is no litigation, proceeding or action pending or, to the
best of that Assignor's knowledge, threatened against or relating to
that Assignor, the Partnerships or the Boykin Hotels (as such terms are
defined herein) which might materially and adversely affect that Assignor
or which questions the validity of this Agreement or any action taken or
to be taken by that Assignor or any of the Partnerships pursuant hereto.

(4) Neither the execution of this Agreement nor the consummation of
the transactions contemplated hereby will, in any material respect,
constitute a violation of or be in conflict with or

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constitute a default under any term or provision of any agreement,
instrument or lease to which that Assignor is a party.

(5) Neither that Assignor, nor, to the best of that Assignor's
knowledge any prior owner of the Initial Hotels owned, directly or
indirectly, by the partnerships or limited liability company whose
interests are being assigned hereby (collectively for each Assignor the
"Boykin Hotels") has: (a) caused or permitted the generation,
manufacture, refinement, transportation, treatment, storage, handling,
installation, removal, disposal, transfer, production or processing of
Hazardous Substances (as hereinafter defined) or other dangerous or toxic
substances, or solid wastes, except in strict compliance with all laws:
(b) caused or permitted or received any written notice or have any actual
knowledge of the Release (as hereinafter defined) or existence of any
Hazardous Substances on or about the Boykin Hotels or property
surrounding the Boykin Hotels which might affect the Boykin Hotels; (c)
caused or permitted or received any written notice or have any actual
knowledge of any substances or conditions on or about the Boykin Hotels
or on property surrounding the Boykin Hotels which may support a claim or
cause of action, whether by any governmental authority or any other
person, under any laws ("Environmental Laws") in effect as of the date of
this Agreement and all rules and regulations promulgated thereunder,
including, but not limited to: the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, 42 U.S.C. Sections 9601 et seq.
(the "Superfund Act"); the Resource Conservation and Recovery Act of
1976, 42 U.S.C. Sections 6921 et seq.; the Toxic Substances Control Act,
15 U.S.C. Section 2601 et seq.; the Federal Insecticide, Fungicide and
Rodenticide Act, 7 U.S.C. Section 136; the Federal Water Pollution
Control Act, 33 U.S.C. Sections 1251 et seq.; the Hazardous Materials
Transportation Act, 49 U.S.C. Sections 1801 et seq.; the Federal Solid
Waste Disposal Act, 42 U.S.C. Sections 6901 et seq.; the Clean Air Act,
42 U.S.C. Section 7401 et seq.; or any other Law. For the purposes of
this Agreement the terms "Hazardous Substances" and "Release" shall have
the definitions used in the Superfund Act; provided, however, that the
definition of the term "Hazardous Substances" shall also include (if not
included within the definition contained in the Superfund Act), petroleum
and related by-products, hydrocarbons, radon, asbestos, urea formaldehyde
and polychlorinated biphenyl compounds ("PCB's").

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(6) The Partnerships, the Boykin Hotels, and the conduct by the
Partnerships of their business relating thereto are in compliance in all
material respects with all applicable laws, ordinances and regulations of
proper public authorities, and neither that Assignor nor the Partnerships
has written notice or actual knowledge of any material violation, whether
actual, claimed or alleged, thereof.

(7) At Closing, that Assignor will own good, valid and marketable
title to his or its Participation Interests, free and clear of all
mortgages, pledges, liens, security interests, encumbrances and
restrictions of any nature whatsoever.

(8) All federal, state and other taxes, assessments, fees and other
governmental charges upon the Partnerships with respect to the Boykin
Hotels and their properties or the business conducted thereon which are
due and payable have been paid. The Partnerships have filed all tax
returns required to be filed, and none of the Partnerships are in default
in the payment of any taxes which were payable pursuant to said returns or
any assessments with respect thereto.

(9) To the best of that Assignor's knowledge, with respect to all
licenses, permits, consents, authorizations, approvals and certificates of
any regulatory, administrative or other governmental agency or body, if
any, issued to or held by the Partnerships and related to the ownership or
operation of the Boykin Hotels (collectively, the "Permits"), (i) each of
the Permits is currently valid and in full force and effect, and (ii) the
Permits constitute all licenses, permits, consents, authorizations,
approvals and certificates of any regulatory, administrative or other
governmental agency or body necessary to the Partnerships' ownership or
operation of the Boykin Hotels. The Partnerships are not in violation in
any material respect of any of the Permits and there is no pending or, to
the actual knowledge of Assignor, threatened proceeding which could result
in the revocation or cancellation of, or inability of the Partnerships to
renew, any Permit.

(10) Each Partnership has been duly organized and is validly
existing as a limited or general partnership or limited liability company,
as the case may be, in its appropriate jurisdiction with the power and
authority to own, lease and operate the respective Boykin Hotel property,
to conduct the business in which it is engaged. The respective partnership
agreement or operating agreement, as the case may be, is in full force and
effect.
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(11) None of the Partnerships is (i) in any violation of its
partnership agreement or operating agreement, as the case may be, or (ii)
in violation of any law, ordinance, administrative or governmental rule or
regulation applicable to it or of any decree or any court or governmental
agency or body having jurisdiction over it (except for any such violation
that would not have a material adverse effect on the Partnership or on the
Boykin Hotel operated by it), or (iii) in any default in the performance
of any obligation, agreement, condition contained in any bond, debenture,
note or any other evidence of indebtedness or in any material agreement,
indenture, lease, mortgage or other material instrument to which it is a
party or by which it or any of its properties may be bound.

(12) Since December 31, 1995, the Partnerships have not incurred any
liability or obligation, not in the ordinary course of business, that is
material to the Partnerships and there has not been any material increase
in the short-term debt or long-term debt, or any material adverse change,
or any development involving or which may reasonably be expected to
involve, a prospective material adverse change, in the condition,
financial or otherwise, business, properties, net worth or results of
operations of the Partnerships.

(13) The Partnerships maintain a system of internal accounting
control sufficient to provide reasonable assurances that (i) transactions
are executed in accordance with management's general or specific
authorization; (ii) transactions are recorded as necessary to permit
preparation of financial statements in conformity with generally accepted
accounting principles and to maintain accountability for assets; and (iii)
the recorded accountability for assets is compared with existing assets at
reasonable intervals and appropriate action is taken with respect to any
differences.

(14) Each of the Boykin Hotels complies in all material respects
with all applicable codes and zoning laws and resolutions, and there is no
pending or, to the best of that Assignor's knowledge, threatened,
condemnation, zoning change, or other proceeding of action that will
in any manner materially affect the size of, use of, improvements on,
construction on, or access to the Boykin Hotels. The improvements
comprising any portion of each Boykin Hotel's properties (the
"Improvements") are free of any and all material physical, mechanical,
structural, design and construction defects which would, singly or in the
aggregate, have a material adverse effect

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on such individual Boykin Hotel's property and the mechanical, electrical
and utility systems servicing the Improvements (including, without
limitation, all water, electric, sewer, plumbing, heating, ventilation,
gas, and air conditioning) are in good condition and proper working order
and are free of defects (for which provision to repair has not been made)
which would, singly or in the aggregate, have a material adverse effect on
such Boykin Hotel's property.

(15) The franchise agreements with respect to each of the Boykin
Hotels are in full force and effect, and none of the Partnerships have
received any notice of default, or have knowledge of any event that with
notice or lapse of time, or both, would constitute a default, under any
such franchise agreement.

(16) To the best of that Assignor's knowledge each of the Exchange
Offer and the Other Partner Exchange Offers as of its date and at the
Closing Date, and any amendment thereof or supplement thereto, as of
their respective dates, did not and will not, as of such dates, include
any untrue statement of a material fact or omit to state any material
fact necessary in order to make the statements therein, in light of the
circumstances under which they were made, not misleading. Each Assignor
also makes the further representation that nothing in this Agreement
shall operate to release Assignor from any liabilities or obligations for
which that Assignor would otherwise be responsible arising out of or in
connection with the ownership of the Participation Interests or the
Boykin Hotels relating to any periods prior to the Closing.

(17) The Boykin Group, Inc. ("TBG") is and on the Closing Date will
be owned by Robert W. Boykin and John E. Boykin.

All of the representations and warranties set forth in this Section D
shall be deemed renewed by each Assignor on the Closing Date as if made at
such time.

E. REPRESENTATIONS AND WARRANTIES OF ASSIGNEE. Assignee represents and
warrants to each Assignor that:

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expects to do so. Assignee has, and at the Closing will have, the power
and authority to carry on the business for which it has been organized.
The persons executing this Agreement on behalf of Assignee are duly
authorized to do so, and all requisite action has been taken by Assignee
to authorize the execution and delivery of this Agreement, the performance
by Assignee of its obligations hereunder and the consummation of the
transactions contemplated hereby.

(2) To the best of Assignee's knowledge, there is no litigation,
proceeding or action pending or threatened against or related to Assignee
which might materially and adversely affect Assignee or which questions
the validity of this Agreement or any action taken or to be taken by
Assignee pursuant hereto.

(3) Assignee has all necessary power and authority to enter into
this Agreement, to perform its obligations hereunder and to consummate the
transactions contemplated hereby, without the consent or authorization of,
or notice to, any third party, except those third parties to whom such
consents or authorizations have been or will be obtained, or to whom
notices have been or will be given, prior to the Closing. This Agreement
constitutes, and the other documents and instruments to be delivered by
Assignee pursuant hereto when delivered will constitute, the legal, valid
and binding obligations of Assignee, enforceable against Assignee in
accordance with their respective terms.

All of the representations and warranties set forth in this Section E
shall be deemed renewed by Assignee on the Closing Date as if made at such time
and shall survive the closing of the transactions contemplated hereby for a
period of six months.

F. DELIVERIES; CONDITIONS. Assignee shall issue or deliver the
following to or for the benefit of each Assignor on or prior to the Closing
Date:

(1) the consideration for the Participation Interests;

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(3) the releases required pursuant to Section I hereof;

G. CLOSING DATE. Unless the parties otherwise agree in writing, the
transactions contemplated hereby shall be closed (the "Closing") simultaneously
with the completion of the IPO, provided such offering occurs on or before
December 31, 1996 (the date of the closing of the IPO, the "Closing Date"). If
the Closing has not occurred by on or before December 31, 1996, any party,
provided such party is not in default under this Agreement, shall have the
right to terminate this Agreement as it relates to that party by giving notice
to the other parties, in which event all documents and instruments which may
have been delivered by any party to the terminating party shall be returned,
and neither the terminating party nor any other party hereto, in relation to
the terminating party, shall thereafter by under any further liability to the
other party hereto.

H. CERTAIN EXPENSES AND CHARGES. Assignee shall pay to each Assignor the
Purchase Price payable to that Assignor at Closing.

I. TBG shall make, jointly and severally with the Assignee and the
Company, the representations and warranties to be made by Assignee and the
Company in the Underwriting Agreement to be executed in connection with the IPO
(the "Underwriting Agreement"). Until Assignor's obligations under this
Agreement and TBG's obligations under this Agreement and the Underwriting
Agreement expire or otherwise terminate any of the assets of TBG reflected on
Schedule II may be distributed only subject to this Agreement, and the
recipient thereof shall receive and hold those assets subject to TBG's
obligations hereunder and under the Underwriting Agreement. TBG will furnish to
Assignee or the underwriters of the IPO upon request, on the Closing Date, a
balance sheet prepared in accordance with Generally Accepted Accounting
Principles (subject to adjustment to reflect the fair market value of the Units
to be held by TBG on that date), which shall be revised and dated as of the
Closing Date and substantiallly in the form attached hereto as Schedule II (the
"Balance Sheet").

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J. RELEASES; INDEMNIFICATION.

(1) Assignee shall use reasonable efforts (at no more than a nominal
cost to Assignee) to attempt to obtain releases of each Assignor from any
lenders of the Partnerships in respect to any and all personal liability
of that Assignor to such lenders accruing from and after the Closing Date
(in form and substance acceptable to that Assignor in his reasonable
discretion) and to the extent such releases are not obtained, hereby
agrees to assume and indemnify that Assignor, from any and all personal
liability to any lenders of the Partnerships that accrues from and after
the Closing Date.

(2) Assignee shall fully indemnify and hold each Assignor and that
Assignor's trustee, heirs, representatives, successors and assigns
harmless from and against any and all claims, demands, losses,
liabilities, damages and expenses (including reasonable attorneys' fees)
arising out of or in connection with (i) the failure of Assignee to
perform in any material respect any of its obligations hereunder, (ii)
the inaccuracy of any representation or warranty made by Assignee
hereunder (except to the extent that such indemnification obligation
would arise directly as a result of the inaccuracy of any representation,
warranty or covenant made by Assignor hereunder), and (iii) the
activities, operations and ownership of the Partnerships and their
respective properties (including the Boykin Hotels) conducted or
arising in respect of conditions or circumstances occurring from and
after the Closing (except with respect to any such activity, operation or
ownership, to the extent that Assignor is obligated to indemnify the
Assignee under this Agreement or any other document or agreement).

(3) TBG agrees to fully indemnify Assignee and hold Assignee, its
officers, directors and general partners and their respective
representatives, successors and assigns harmless from and against any and
all claims, demands, losses, liabilities, damages and expenses (including
reasonable attorneys' fees) arising out of or in connection with (i) the
failure of TBG to perform in any material respect any of its obligations
hereunder, (ii) the inaccuracy of any representation or warranty made by
any Assignor hereunder (other than any representation or warranty made in
Section D.1, D.2, D.4 or D.7 hereof, and except to the extent that such
indemnification obligation would arise directly as a result of the
inaccuracy of any representation, warranty or covenant made by Assignee
hereunder), or (iii) the assets, liabilities (except to the extent of the
indebtedness of the Partnerships to be paid in connection with the

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Offering, as described in the Registration Statement) or the activity of
the Contributed Partnerships and the operation and ownerships of the
Boykin Hotels and their properties prior to the Closing, or (iv) the
inaccuracy of any representation or warranty made by the Assignee, the
Company or TBG, or by any combination thereof, in the Underwriting
Agreement. Each Assignor and TBG agree jointly and severally to fully
indemnify Assignee and hold Assignee, its officers, directors and
general partners and their respective representatives, successors and
assigns harmless from and against any and all claims, demands, losses,
damages and expenses (including reasonable attorneys' fees) arising out
of or in connection with (i) the failure of that Assignor to perform in
any in any material respect any of its obligations hereunder, or (ii) the
inaccuracy of any representation of warranty made by that Assignor in
Section D.1, D.2, D.4 or D.7 hereof (except to the extent that such
indemnification obligation would arise directly as a result of the
inaccuracy of any representation, warranty or covenant made by Assignee
hereunder).

K. CONSENTS. Assignee has entered into or will enter into an agreement to
purchase other Participation Interests in the Partnerships and each Assignor
hereby consents to each and every transaction contemplated by this Agreement.
Each Assignor hereby consents to (i) the transfer by any partner or member of
their interests in the entities covered by this Agreement to Assignee or
Assignee's nominee, (ii) the transfer by any entity listed on Exhibit A of the
Exchange Offer in connection with the transactions contemplated by this
Agreement, of all or substantially all the assets of such entity, including,
without limitation, the liquor licenses and franchise agreements, to Assignee
or Assignee's nominee and (iii) a waiver of any rights of first refusal,
options or other rights which could be asserted by that Assignor in connection
with any agreements regarding the transfer of the Participation Interests to
Assignee or related to the ownership or operation of the Boykin Hotel
properties. Each Assignor also consents, as the case may be, to the
substitution of Assignee as a partner or member in any of the Partnerships and
the liquidation or termination of the Partnerships (including BBG, I, L.L.C., a
Georgia limited liability company) upon completion of the transfer referenced
above. Each Assignor agrees to execute any documents and instruments, and shall
take or cause to be taken such further action, as may be necessary at any time
or from time to time in order to effectuate that Assignor's consent referenced
herein.

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In the event the Closing does not occur as provided in Section G, the
various consents referenced above shall be automatically deemed revoked by
each Assignor and each Assignor and Assignee agree to execute any documents and
instruments necessary in order to effect said revocation and to place that
Assignor in the same position as if this Agreement had not been executed by
that Assignor.

L. ASSIGNMENT. Assignee has the right, upon five (5) days' written notice
to Assignors, to assign and transfer its interest in this Agreement to an entity
that is taxable as a partnership and that is controlled by Assignee or the
Boykin Family, on or prior to the Closing Date. In such event, provided that any
such transferee agrees in writing to assume all of Assignee's obligations
hereunder, Assignee shall be released from any and all liability hereunder as of
the effective date of such assignment.

M. Until each Assignor's obligations under this Agreement and TBG's
obligations under this Agreement and the Underwriting Agreement expire or
otherwise terminate, any of the assets of TBG reflected on Schedule II may only
be distributed subject to this Agreement and the recipient thereof shall
receive and hold those assets subject to TBG's obligations hereunder and under
the Underwriting Agreement. TBG will furnish to Assignee or the underwriters of
the IPO upon request, on or prior to the Closing Date, a Balance Sheet
prepared in accordance with Generally Accepted Accounting Principles (the
"Balance Sheet").

N. ASSIGNMENT AND ASSUMPTION OF PARTICIPATION INTERESTS. Subject to the
terms and conditions herein as of the Closing Date:

(1) Each Assignor does hereby sell, convey and assign to Assignee
the Participation Interests, and any interest in and to any certificate of
limited partnership, partnership agreement, articles of organization or
operating agreement, as the case may be, forming any of the Partnerships,
as each may have been amended from time to time.

(2) Assignee hereby agrees to assume, discharge and release each
Assignor as a general or limited partner or member, as the case may be,
in the Partnerships to the extent of the interest hereby assigned
from, and agrees to indemnify that Assignor against all obligations which
may accrue from and after the Closing Date by virtue of the Partnerships
or any certificate of limited partnerships, partnership agreement,
articles of organization, or operating agreement, as the case may be,
applicable to the interests hereby assigned and does further agree to be
bound by all the terms, conditions and

B-12

<PAGE> 115

provision of and certificates of limited partnership, partnership
agreements, articles of organization or operating agreement, as the case
may be, and to be a partner or member, as the case may be, of the
Partnerships.

O. MISCELLANEOUS.

(1) This Agreement, together with the Exchange Offer and together
with the exhibits thereto shall be deemed to contain all of the terms and
conditions agreed upon with respect to the subject matter hereof, it being
understood that there are no outside representations or oral agreements.

(2) This Agreement shall be binding upon and inure to the benefit of
the parties hereto and their respective successors, permitted assigns,
heirs and personal representatives.

(3) The parties shall execute and deliver such further documents and
instruments of conveyance, sale, assignment, transfer or otherwise, and
shall take or cause to be taken such other or further action as either
party shall reasonably request at any time or from time to time in order
to effectuate the terms and provisions of this Agreement.

(4) This Agreement shall be governed by and construed in accordance
with the laws of the State of Ohio.

(5) This Agreement will survive the Closing and the delivery of the
documents contemplated herein.

(6) In the event of a default by either party to this Agreement, the
non-defaulting party shall have all rights available at law or in equity.
In the event the non-defaulting party prevails in any litigation related
to this Agreement, the defaulting party shall be obligated to reimburse
the non-defaulting party all of its reasonable costs and expenses related
to such litigation (including reasonable attorneys' fees).

B-13
<PAGE> 116

IN WITNESS WHEREOF, the parties hereto have signed three
counterparts of this Agreement, each of which shall be deemed to be an original
document, as of the date set forth above.

ASSIGNOR:
/s/ Robert W. Boykin
-------------------------------
Rober W. Boykin

/s/ John E. Boykin
-------------------------------
John E. Boykin

THE BOYKIN GROUP, INC.

By: /s/ Robert W. Boykin
-------------------------------
Name: Robert W. Boykin
Title: President

BOYKIN ENTERPRISES, INC.

By: /s/ Robert W. Boykin
------------------------------
Name: Robert W. Boykin
Title: President

BOYKIN RESORTS, INC.

By: /s/ Robert W. Boykin
------------------------------
Name: Robert W. Boykin
Title: President

BOYKIN BERKELEY, INC.

By: /s/ Robert W. Boykin
------------------------------
Name: Robert W. Boykin
Title: President

B-14

<PAGE> 117

BOYKIN BERKELEY ONE, INC.

By: /s/ Robert W. Boykin
------------------------------
Name: Robert W. Boykin
Title: President

BOYKIN MANAGEMENT COMPANY

By: /s/ Robert W. Boykin
------------------------------
Name: Robert W. Boykin
Title: President

B-15
<PAGE> 118

ASSIGNEE:

BOYKIN HOTEL PROPERTIES, L.P., an Ohio limited partnership

By: Boykin Lodging Trust, Inc.

By: /s/ Robert W. Boykin
------------------------------
Name: Robert W. Boykin
Title: President

THE BOYKIN GROUP, Inc., an Ohio corporation

By: /s/ Robert W. Boykin
------------------------------
Name: Robert W. Boykin
Title: President

B-16

<PAGE> 119

Schedule I

<TABLE>
<CAPTION>
OTHER PARTNER DATE OF CONTRIBUTION (ASSIGNMENT) PARTICIPATION INTEREST
- ------------- OR PURCHASE AGREEMENT ----------------------
---------------------
<S> <C> <C>
1. Joseph P. Berardi March 22, 1996 .857% Boykin Amherst Joint Venture ("BAJV")
.829% Boykin Columbus Joint Venture ("BCJV")

2. Irene Bryant .857% BAJV
.829% BCJV

3. Edward J. Ceiless 3.429% BAJV
3.315% BCJV

4. Howard J. Griffins 2.571% BAJV
2.486% BCJV

5. Thomas J. O'Leary March 21, 1996 1.143% BAJV
1.105% BCJV

6. Edward L. Patton .857% BAJV
.829% BCJV

7. Paul W. Sestina March 18, 1996 .857% BAJV
.829% BCJV

8. Gregory R. Smith April 14, 1996 .857% BAJV
.829% BCJV

9. George N. Stewart .857% BAJV
2.486% BCJV

10. Raymond P. Heitland June 17, 1996 4.286% BAJV
4.143% BCJV

11. Paul A. O'Niel June 17, 1996 .571% BAJV
.552% BCJV

12. William J. Boykin Trusts May 22, 1996 35% Beachwood Hotel Joint Venture ("Beachwood")
59.716% BAJV
59.393% BCJV

13. Donald K. Hall May 24, 1996 4.286% BAJV
4.143% BCJV

14. Charles Bray June 12, 1996 29.7% BBG,I.L.L.L.C. ("BBG")

15. Joseph G. Gillespie June 12, 1996 24.3% BBG

</TABLE>

<PAGE> 120

<TABLE>
<S> <C> <C>
16. Richard E. Jacobs Trust June 18, 1996 27.85% Buffalo Hotel Joint Venture ("Buffalo")
27.7% Columbus Hotel Joint Venture ("Columbus")
32.3375% Beachwood

17. David H. Jacobs Trust Jume 18, 1996 15.9% Buffalo
15.8% Columbus
25.194% Beachwood

18. Visconsi Trust June 18, 1996 .975% Beachwood

19. Pawlisch Trust June 18, 1996 1% Buffalo
1% Columbus
1.001% Beachwood

20. Weigand Trust June 18, 1996 1% Buffalo
1% Columbus
1.001% Beachwood

21. Crane Trust June 18, 1996 2% Buffalo
2% Columbus
2.002% Beachwood

22. Coffin Trust June 18, 1996 2% Buffalo
2% Columbus
2.002% Beachwood

23. M & P Partners June 18, 1996 .25% Buffalo
(Cleary) .5% Columbus
.4875% Beachwood

</TABLE>

<PAGE> 121

Schedule II

Pro-forma 3/31/96

The Boykin Group Inc.
Assets And Liabilities
(000's)

<TABLE>
<S> <C>
Assets
- ------

Cash and Marketable Securities $ 1,165
Life Insurance (net) 181
Affiliate Advances 103
Pro-forma Distribution-BMC 1,316

Investments in BMCL (book value) 3,000

Units
(at Face Market Value) in OP 808,000 x $22 17,776
-------

Total Assets $23,541
=======

Liabilities
- -----------

Income Taxes Payable (est.) $ 1,000
Defended Compensation 381
-------

Total Liabilities $ 1,381

Net Worth $22,160
-------

Total Liabilities and Net Worth $23,541
=======

</TABLE>

I hereby certify that the above is a reasonable estimate of the pro
forma financial condition of The Boykin Group, Inc. as of March 31, 1996,
assuming an IPO price of $22 per share and adjusting to fair market value the
value of the Units to be held by TBG. I confirm my expectation that assuming an
IPO price of $22 per share, the Assets, Liabilities and Net Worth of The Boykin
Group, Inc. will be approximately as shown above at the Closing.

/s/ Paul A. O'Neil
-------------------------------
Paul A. O'Neil

<PAGE> 122

EXHIBIT A

Confidential Offering Memorandum

================================================================================

VALUATION FORMULA
-----------------

PART I

PARTICIPATING PARTNER
- ---------------------

OFFEREE AND LISTING OF PARTNERSHIP INTERESTS:

1) ROBERT W. BOYKIN ("RWB"):

a. 9.116% general partnership interest in Boykin Columbus Joint
Venture ("BCJV"), an Ohio general partnership;

b. The amount owed by BCJV to RWB (if any) at Closing pursuant to
an advance made by RWB on or about November 2, 1991 in the
original principal amount of approximately $13,750 (the
"Partner Loan");

c. 9.428% general partner interest in Boykin Amherst Joint
Venture ("BAJV"), an Ohio general partnership;

d. 60% general partner interest in Fort Myers Hotel Partnership
("FMHP"), an Ohio general partnership; and

e. 53.85% membership interest in Boycorn, Ltd. ("Boycorn"), an
Ohio limited liability Company.

2) JOHN E. BOYKIN ("JEB"):

a. 9.116% general partner interest in BCJV;

b. The amount owed by BCJV to JEB (if any) at Closing pursuant to
an advance made by JEB on or about November 2, 1991 in the
original principal amount of approximately $13,750 (the
"Partner Loan");

c. 9.428% general partner interest in BAJV;

d. 40% general partner interest in FMHP; and

e. 46.15% membership interest in Boycorn.

3) THE BOYKIN GROUP, INC. ("TBG"):

a. 1% general partner interest in Melbourne Oceanfront Hotel
Associates ("MOHA"), an Ohio general partnership; and

b. 1% general partner interest in Pacific Ohio Partners ("POP"),
a California general partnership.

4) BOYKIN ENTERPRISES, INC. ("BEI"): 99% general partner interest POP.

A-1
<PAGE> 123
5) BOYKIN RESORTS, INC. ("BRI"): 99% general partner interest MOHA.

6) BOYKIN BERKELEY, INC. ("BBI"): 96% general partner interest in
Berkeley Marina Associates L.P. ("BMALP"), a Delaware limited
partnership.

7) BOYKIN BERKELEY ONE, INC. ("BBOI"): 4% limited partner interest in
BMALP.

8) BOYKIN MANAGEMENT COMPANY ("BMC"): the note represented by the BMC
Preference Amount.

________________________________________________________________________________

PART II

A. The Purchase Price for the Boykin Interests of the Offeree shall be
calculated in the following manner:

(1) Definitions:

(a) "Value of the REIT Shares" shall mean the total value
of the REIT Shares issued by the REIT and partnership
interest ("Units") issued by the Operating
Partnership at the time of the REIT Offering computed
by multiplying the number of REIT Shares and Units to
be issued times the midpoint dollar amount specified
in the preliminary prospectus (and any amendments
thereto) to be filed by the REIT with the Securities
and Exchange Commission (the "SEC")(the "Preliminary
Prospectus"). In computing the number of Units to be
issued, any convertible debt of the Operating
Partnership shall be considered converted;

(b) "Gross Purchase Price" shall be the product of the
Value of the REIT Shares times the Hotel Share;

(c) The "Hotel Share" shall be a fraction computed by
dividing the Net Operating Income ("NOI") of the
Hotel by the total NOI of all hotels to be included
in the REIT offering, based upon the Preliminary
Prospectus;

(d) "Hotel" shall be the hotel corresponding to the
Offeree in the listing of Offeree's Effective
Ownership in (1) below.

(e) In each case, NOI shall be computed as follows:

Start with the net income for the most recent twelve
(12) month period as disclosed in the financial
statements contained in the Preliminary Prospectus,

Add:
1. Depreciation and amortization;
2. Interest expense;
3. Extraordinary or Unusual losses not
affecting the pro forma net income
of the Lessee;
4. Other nonoperating expenses or
losses (such as any loss on disposal
of fixed assets) not affecting the
pro forma net income of the Lessee;
5. Pro forma adjustments made in the
Preliminary Prospectus, to the
extent that they increase the pro
forma net income of the Lessee or
the REIT, for instance, any
adjustment increasing departmental
profits, or decreasing real estate
taxes, franchise fees expense or

A-2
<PAGE> 124
other item which increases the pro
forma net income of the Lessee; and
6. The excess (if any) a management fee
expense of 2.5% of revenues over the
actual management fee expense.

Subtract:
1. Interest income;
2. Extraordinary gains or income not
affecting the pro forma net income
of the Lessee;
3. Other nonoperating income or gains
(such as any gain on disposal of
fixed assets) not affecting the pro
forma net income of the Lessee;
4. Pro forma adjustments made in the
Preliminary Prospectus, to the
extent that they decrease the pro
forma net income of the Lessee or
the REIT, for instance, real estate
taxes, franchise fees expense or
other item which decrease the pro
forma net income of the REIT or the
Lessee;
5. A reserve for replacements of
furniture, fixtures and equipment
equal to four percent (4%) of the
total revenues disclosed in the
Preliminary Prospectus; and
6. The excess (if any) of actual
management fee expense over a
management fee expense of 2.5% of
revenues.

(f) "Hotel Costs" shall mean the sum of the amounts
referenced below, as reflected in the Preliminary
Prospectus under the use of proceeds:

1. costs directly related to the Hotel
including, without limitation, the
following: third party mortgage
debts, notes payable to franchisor,
transfer costs, accounting and
audit, due diligence costs, such as
title commitment and title
insurance, environmental,
engineering, renovation of the
Properties, agreed upon by the
Offeree and the Operating
Partnership and, if applicable, the
Franchisor and which may include
property upgrades as required by the
Franchisor including any Property
Improvement Plans ("PIP") or
otherwise, appraisals, conveyance
or transfer taxes any and all sales
taxes payable in connection
marketing fees or any other costs
specifically attributable to the
Properties, cash payments to
purchase the Other Partners
interests, cash payments to retire
partner loans payable to the Other
Partners, and all other costs
incurred in connection with the
Closing of this transaction as are
customary in the local of each
hotel; PLUS

2. (i) costs unallocated to a specific
property attributable to the REIT
Offering excluding underwriters
fees, but including without
limitation, working capital,
registration cost, legal and
accounting fees, printing expenses,
marketing and travel expenses
multiplied by the (ii) Hotel Share;
PLUS

3. An allocable portion of the
underwriters fees computed by
multiplying (i) 7.5269% by (ii) the
sum of the Hotel costs referred to
in 1 and 2 aforesaid; and PLUS

4. The Purchase Price for the Other
Partners who receive Units in
exchange for the interests, and in
the case of the Lake Norman Hotel

A-3
<PAGE> 125
(Lake Norman Hampton Inn and Lake
Norman Holiday Inn) the BMC
Preference Amount.

(g) "Purchase Price" shall mean, the sum for each Hotel
corresponding to the Offeree's Effective Ownership,
the Hotel the Gross Purchase Price less Hotel Costs,
with the result multiplied by Offeree's Effective
Ownership.

(h) "Other Partners" shall mean any partner or member in
one of the Contributed Partnerships, other than
Robert W. Boykin, John E. Boykin, or entities owned
100% by either one or both of them. Other Partners
shall include the William J. Boykin Trusts No. 1, 2
and 3.

(i) "Loans Payable to the Other Partners" shall include
any loans payable at closing to the Other Partners
and also that certain note payable by Boykin Columbus
Joint Venture to Boykin Management Company, the
principal and interest of which at December 31, 1995
totaled approximately $2,866,687, which sum shall
increase until closing at the annual rate of ten
percent (10%).

(j) "BMC Preference Amount" shall mean that amount of
principal and interest which was owing on that
certain loan from Boykin Management Company to
Boycorn, Ltd., dated March 31, 1996 in the original
principal amount of $375,000.00, which loan is to be
hereby exchanged for Units.

(k) "Boykin Interests" shall mean the ownership interests
in the Contributed Partnerships listed for each
Offeree in Part I above.

(l) "Offeree's Effective Ownership" shall be the
following effective ownership percentages,
representing the remaining ownership after the Other
Partners are subtracted:

<TABLE>
<CAPTION>
Hotel Contributed Partnerships Partner/Offeree Effective Ownership
----- ------------------------ --------------- -------------------
<S> <C> <C> <C>
Buffalo Marriott BAJV RWB 50%
Buffalo Marriott BAJV JEB 50%
Columbus Marriott BCJV RWB 50%
Columbus Marriott BCJV JEB 50%
Cleveland Airport
Marriott POP BEI 99%
Cleveland Airport
Marriott POP TBG 1%
Berkeley Marina
Marriott BMALP BBI 96%
Berkeley Marina
Marriott BMALP BBOI 4%
Radisson Inn
Sanibel Gateway FMHP RWB 60%
Radisson Inn
Sanibel Gateway FMHP JEB 40%
Melbourne Quality
Suites MOHA BRI 99%
Melbourne Quality
Suites MOHA TBG 1%
Lake Norman
</TABLE>

A-4

<PAGE> 126
<TABLE>
<S> <C> <C> <C>
Holiday Inn Boycorn RWB 53.85%
Lake Norman
Holiday Inn Boycorn JEB 46.15%
Lake Norman
Hampton Inn Boycorn RWB 53.85%
Lake Norman
Hampton Inn Boycorn JEB 46.15%
</TABLE>

In the case of BMC, Offeree's Effective Ownership shall be a fixed
amount equal to the BMC Preference Amount.

B. The Purchase Price for each of the Hotels corresponding to the
Offeree's Effective Ownership shall be paid in the form of
Units. The number of Units to be received shall equal the
Purchase Price divided by the midpoint of price per share
disclosed in the Preliminary Prospectus. Any rounding of the
number of Units shall increase of decrease Units of BMC. In
no case shall the allocation of the Purchase Price to a Boykin
Interest be less than $10,000, and reallocation shall be made
away from other interests of the Offeree in that case.

If there is any change in the price per share or total Shares
and Units disclosed in the Preliminary Prospectus,
proportionate adjustments will be made to the number of Units
to be received by the Assignors.

A-5
<PAGE> 127
PARTNERSHIP INTEREST AND PARTNER LOAN
PURCHASE AGREEMENT
------------------

THIS PURCHASE AGREEMENT (this "Agreement"), made as of
the 19th day of June, 1996, by and between GEORGE N. STEWART, JR. an individual
("Seller"), and BOYKIN HOTEL PROPERTIES, L.P., an Ohio limited partnership, or
its nominee(s) ("Buyer"),

W I T N E S S E T H:
--------------------

WHEREAS, Seller owns a general partnership interest
(collectively the "Partnership Interests") of 0.857% in Boykin Amherst Joint
Venture and 2.486% in Boykin Columbus Joint Venture (collectively the
"Partnerships") pursuant to those certain agreements referred to as the First
Amended and Restated Boykin Amherst Joint Venture and the Boykin Columbus Joint
Venture (collectively, the "Partnership Agreements");

WHEREAS, the Partnerships have an ownership interest in the
Buffalo Marriott Hotel and Columbus North Marriott Hotel, respectively,
(collectively the "Properties"); and

WHEREAS, Boykin Columbus Joint Venture owes Seller a certain
sum pursuant to an advance made by Seller on or about November 2, 1991, in the
original principal amount of three thousand seven hundred fifty dollars
($3,750.00) (the "Partner Loan");

WHEREAS, Buyer desires to purchase from Seller, and Seller
desires to sell the Partnership Interests and the Partner Loan to Buyer, on the
other terms and subject to the conditions hereinafter stated;

NOW, THEREFORE, for good and valuable consideration received
to the full satisfaction of each of them, the parties agree as follows:

1. PURCHASE AND SALE OF PARTNERSHIP INTERESTS AND PARTNER
LOAN. Upon the terms and subject to the conditions set forth herein, Seller
agrees to convey, sell, transfer, assign and deliver to Buyer at the Closing (as
hereinafter defined), and Buyer agrees to buy and take from Seller at the
Closing, all of Seller's right, title, estate and interest in and to the
Partnership Interests and the Partner Loan, free and clear of all liens,
security interests and encumbrances whatsoever, except those imposed by the
terms of the Partnership Agreements.

2. CONSIDERATION AND PAYMENT. The purchase price for the
Partnership Interests and the Partner Loan shall be one hundred fifty seven
thousand three hundred seventy dollars ($157,370.00) less the sum of (i)
payments made to Seller on the Partner Loan (if any) from January 1, 1996
through Closing, and (ii) cash distributions to Seller from the Partnerships (if
any) from January 1, 1996 through Closing (the "Purchase Price").

<PAGE> 128

The Purchase Price shall be paid in cash by Buyer to Seller at Closing. The
payment of the Purchase Price is conditional upon the completion of the offering
to the public of common shares of stock (the "IPO") by the general partner of
Buyer and the completion of the deliveries set forth in Section 5. However, at
Buyer's election only, if the IPO is not completed as provided herein, Buyer may
notify Seller of Buyer's election to still close this transaction (on the same
terms and conditions referenced herein), provided such closing occurs by the
Closing Date provided in Section 6.

In the event of the completion of the IPO as described aforesaid, the Buyer
shall be obligated, subject to completion of the deliveries set forth in Section
5, to acquire the Partnership Interests from Seller and pay the Purchase Price
to Seller.

3. SELLER'S REPRESENTATIONS AND WARRANTIES. Seller hereby represents and
warrants to Buyer as of the date hereof that:

(a) Seller has all necessary power and authority to enter into
this Agreement, to perform his obligations hereunder and to consummate
the transactions contemplated hereby, without the consent or
authorization of, or notice to, any third party, except as may be
required by the Partnership Agreement and except further, for those
third parties from whom such consents or authorizations have been or
will be obtained, or to whom notices have been or will be given, prior
to the Closing. This Agreement constitutes, and the other documents and
instruments to be delivered by Seller pursuant hereto when delivered
will constitute, the legal, valid and binding obligations of Seller.

(b) To the best of Seller's knowledge, there is no litigation,
proceeding or action pending or threatened against or relating to
Seller which questions the validity of this Agreement or any action
taken or to be taken by Seller pursuant hereto.

(c) Neither the execution of this Agreement nor the
consummation of the transactions contemplated hereby will, in any
material respect, constitute a violation of or be in conflict with or
constitute a default under any term or provision of any agreement,
instrument or lease to which Seller is party.

(d) Seller owns the Partnership Interests and the Partner
Loan, free and clear of all mortgages, pledges, liens, security
interests, encumbrances and restrictions of any nature whatsoever,
except those imposed by the terms of the Partnership Agreements.

-2-

<PAGE> 129

Each of the foregoing representations and warranties is qualified to the
extent that any provision of the Partnership Agreements would make that
representation or warranty untrue and each such representation and warranty is
subject to any exceptions that may arise from the effect of any such provision.

All of the representations and warranties set forth in this Section 3 shall
be deemed renewed by Seller on the Closing Date as if made at such time and
shall survive the Closing contemplated hereby for a period of six months.

4. BUYER'S REPRESENTATIONS AND WARRANTIES. Buyer hereby represents and
warrants to Seller as of the date hereof that:

(a) Buyer is, and will be at the Closing, a limited partnership duly
organized, validly existing and in good standing under the laws of the
State of Ohio and is, or at Closing will be, registered as a foreign
limited partnership in each jurisdiction in which it is engaging in
business or expects to do so and in which such registration is necessary.

(b) Buyer has, and at the Closing will have, the power and authority
to carry on the business for which it has been organized.

(c) The persons executing this Agreement on behalf of Buyer are duly
authorized to do so, and all requisite action has been taken by Buyer to
authorize the execution and delivery of this Agreement, the performance by
Buyer of its obligations hereunder and the consummation of the transactions
contemplated hereby.

(d) The general partner of the Buyer is Boykin Lodging Trust, Inc.
(the "Trust") and it is the Trust whose common shares will be offered and
sold in the IPO.

All of the representations and warranties set forth in this Section 4 shall
be deemed renewed by Buyer on the Closing Date as if made at such time and shall
survive the Closing contemplated hereby for a period of six months.

5. DELIVERIES.

(a) Seller shall execute and deliver to Buyer, at or prior to Closing,
a good and sufficient Assignment and Assumption of Partnership Interests
and Partner Loan, in form reasonably acceptable to Buyer, conveying,
selling, transferring, assigning and delivering to Buyer all of his title
to the Partnership Interests and Partner Loan, free and clear of all
mortgages, pledges, liens, security interests, encumbrances and
restrictions, but subject to any

-3-

<PAGE> 130

limitations contained in or arising from the Partnership Agreements (the
"Assignment Agreement") and any other documents reasonably requested
by Buyer not inconsistent with the terms of this Agreement.

(b) Buyer shall issue or deliver the following to or for the benefit
of Seller on or prior to the Closing Date: (i) the Purchase Price; and (ii)
the Assignment Agreement.

6. CLOSING DATE. Unless the parties otherwise agree in writing, the
transactions contemplated hereby shall be closed (the "Closing") simultaneously
with the completion of the IPO, provided such offering occurs on or before
December 31, 1996 (the "Closing Date"). Seller acknowledges that Buyer may at
any time elect not to purchase the Partnership Interests and Partner Loan if
Buyer and its affiliates do not proceed with the IPO. However, as specified in
Section 2, if the IPO is not completed as provided herein, Buyer may notify
Seller of Buyer's election to still close this transaction (on the same terms
and conditions referenced herein), provided such closing occurs by the Closing
Date aforesaid. If the Closing has not occurred on or before December 31, 1996,
either party, provided such party is not in default under this Agreement, shall
have the right to terminate this Agreement by giving notice to the other party,
in which event all documents and instruments which may have been delivered by
one party to the other party shall be returned, and on any such termination or
election not to purchase, neither party hereto shall thereafter be under any
further liability to the other party hereto.

7. INDEMNIFICATION.

-4-

<PAGE> 131

obligations hereunder and (ii) the inaccuracy of any representation or
warranty made by Seller hereunder.

(c) Buyer shall obtain releases for Seller from the Partnerships (in
the form and substance reasonably acceptable to Seller) from any
Partnership obligations and liabilities (other than those related to
Seller's taxes which may accrue as a result of this transaction) which
arise as a consequence of this transaction, unless such obligation or
liability is due to the negligence or willful conduct of Seller.

8. CONSENTS. Buyer has entered into or will enter into agreements to
purchase general partnership interests from other partners of the Partnerships.
Seller hereby consents to (i) the transfer by any general partner of the
Partnerships of such general partner's general partnership interest(s) to Buyer
or Buyer's nominee, (ii) the transfer by the Partnerships to Buyer or Buyer's
nominee of all or substantially all of the assets of the Partnerships
simultaneously with the Closing, including, without limitation, the furniture,
fixtures and equipment owned by the Partnerships, the liquor license and
franchise agreement with Marriott and (iii) effective as of the Closing, a
waiver of any and all other rights which could have been asserted in regard to
the transfer of the Partnership Interests and the Partner Loan. Seller also
consents to the substitution of Buyer as a general partner in the Partnerships
upon the later to occur of the Closing or completion of the transfer referenced
above. Seller agrees to execute any documents and instruments, and shall take or
cause to be taken such further action, as may be necessary at any time or from
time to time in order to effectuate Seller's consent referenced herein.

9. PURCHASE OF THE PROPERTIES. At any time prior to ten (10) days before
the Closing Date, Buyer may elect by written notice to Seller to purchase either
or both of the Properties in lieu of the Partnership Interests. In such event,
Seller shall provide Buyer with such action as Buyer shall reasonably request in
order to convey either or both of the Properties to Buyer. In such event, the
Seller shall receive on the same date as the asset purchase occurs the Purchase
Price as consideration for Seller's percentage interests in the Properties.

10. MISCELLANEOUS.

(b) This Agreement shall be binding upon and inure to the benefit of
the parties hereto and their respective

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<PAGE> 132

successors, permitted assigns, heirs and personal representatives.

(c) The parties shall execute and deliver such further documents and
instruments of conveyance, sale, assignment, transfer or otherwise, and
shall take or cause to be taken such other or further action as either
party shall reasonably request at any time or from time to time in order to
effectuate the terms and provisions of this Agreement. The provisions of
this Section shall survive the Closing.

(d) This Agreement shall be governed by and construed in accordance
with the laws of the State of Ohio.

IN WITNESS WHEREOF, the parties hereto have signed three counterparts of
this Agreement, each of which shall be deemed to be an original documents, as of
the date set forth above.

SELLER:
GEORGE N. STEWART, JR.
WITNESSES:

/s/ Robert Markey BY: /s/ George N. Stewart, Jr.
- ------------------------- -----------------------------
/s/ ???
- -------------------------
BUYER:

WITNESSES: BOYKIN HOTEL PROPERTIES, L.P.
BY: BOYKIN LODGING TRUST,
INC., GENERAL PARTNER

/s/ William Arnold BY: /s/ Robert W. Boykin
- ------------------------- -----------------------------
/s/
- ------------------------- TITLE:
--------------------------

-6-

<PAGE> 1
EXHIBIT 10.11

NONCOMPETITION AGREEMENT

BETWEEN

BOYKIN LODGING COMPANY

AND

THE BOYKIN PARTIES

<PAGE> 2

NONCOMPETITION AGREEMENT
------------------------

THIS NONCOMPETITION AGREEMENT (the "Agreement") is entered
into as of ____________________, 1996, between Boykin Lodging Company, an
Ohio corporation (the "Company"), and each of the parties listed on Annex A
attached hereto (each, a "Boykin Party," and collectively, the "Boykin
Parties").

W I T N E S S E T H:
--------------------

WHEREAS, the Company was formed to own, develop, acquire and
manage hotel properties;

WHEREAS, certain Boykin Parties are selling their hotel
properties to the Company;

WHEREAS, it is a condition to the Company's obligation to
consummate the purchase of those hotel properties that the Boykin Parties enter
into this Agreement;

NOW, THEREFORE, in consideration of the mutual promises herein
contained, and for other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties agree as follows:

1. COVENANT NOT TO COMPETE.

(a) Each Boykin Party agrees not to directly or
indirectly own, manage, develop or control, or be employed or engaged by or
otherwise affiliated or associated as a consultant, independent contractor or
otherwise with, any corporation, partnership, proprietorship, firm, association
or other business entity engaged in the business of, or otherwise engage in the
business of owning, managing, developing or controlling hotel properties, except
in accordance with Section 3, below, and except that (i) any Boykin Party may
(A) own not more than one percent (1%) of any class of publicly traded
securities of any entity, and own interests in the Company and in Boykin Hotel
Properties, L.P. (the "Partnership"), subject only to any restriction imposed by
any agreement or instrument other than this Agreement, and (B) have such an
interest in, or participation, employment, engagement, affiliation, association
or relationship with, any entity that manages hotel properties, so long as that
entity is not engaged in the business of acquiring, owning or developing hotel
properties; and (ii)

<PAGE> 3

William J. Boykin may own and develop a Hampton Inn on real property currently
owned by him in Miami, Florida.

(b) The restrictions on the Boykin Parties set forth in
Section 1(a) will terminate as follows: (i) with respect to Boykin Management
Company Limited Liability Company ("BMCL") and its Affiliates (as defined in
Section 4), on the later of: (A) the second anniversary of the first day on
which Robert W. Boykin is neither a director nor an officer of the Company and
(B) the first day on which no entity identified in this clause (i) is a lessee
of any hotel owned by the Partnership, and (ii) with respect to each Boykin
Party other than those identified in clause (i) of this subsection, on the
second anniversary of the first day on which Robert W. Boykin is neither a
director nor an officer of the Company.

2. NONDISCLOSURE. No Boykin Party may, during the term of this
Agreement or at any time thereafter, directly or indirectly disclose, divulge,
discuss, copy or otherwise use or suffer to be used in any manner, in
competition with, or contrary to the interests of, the Company, any confidential
information relating to the Company's operations or properties or otherwise
relating to its particular business or other trade secrets of the Company, it
being acknowledged by each Boykin Party that all such information regarding the
business of the Company compiled or obtained by or furnished to it while it
shall have been affiliated or associated with the Company is confidential
information and the Company's exclusive property; but the foregoing restrictions
do not apply to any such information that: (A) is clearly obtainable in the
public domain, (B) becomes obtainable in the public domain, except by reason of
the breach by any Boykin Party of the terms hereof, (C) was not acquired by any
Boykin Party in connection with its affiliation with the Company, (D) was not
acquired by any Boykin Party from the Company or its representatives, (E) is
required to be disclosed by rule of law or by order of a court or governmental
body or agency, or (F) is being used for purposes of BMCL's performance of its
obligations under any lease between BMCL and the Partnership.

3. HOTEL OPPORTUNITIES. From the date of this Agreement until
(i) with respect to each Boykin Party identified in clause (i) of Section 1(b),
above, the later of (A) the first day on which Robert W. Boykin is neither a
director nor an officer of the Company and (B) the first day on which no entity
identified in that clause (i) is a lessee of any hotel owned by the Partnership,
and (ii) with respect to each Boykin Party other than those identified in clause
(i) of Section 1(b), above, the first day on which Robert W. Boykin is neither a
director nor an officer of the Company, that Boykin Party shall provide a notice
disclosing and presenting to the Company any information it acquires in
connection with any opportunity for hotel acquisition, development or ownership,
and shall not pursue that

-2-

<PAGE> 4

opportunity for its own benefit, except that William J. Boykin may pursue any
such opportunity for his own benefit if (x) the Company gives notice to
William J. Boykin of the Company's intent not to pursue that opportunity or (y)
the Company fails to give notice to William J. Boykin of the Company's
intentions with respect to that opportunity within 45 days after the date on
which the Company received notice of that opportunity.

4. AFFILIATE OBLIGATIONS. Each Boykin Party who is an
individual shall cause any person related to him by marriage or lineal descent,
and each other Boykin Party shall cause any entity controlling, controlled by or
under common control with it (each such person or entity, an "Affiliate"), to
comply with the provisions of this Agreement that apply to that Boykin Party
with the same force and effect as if that Affiliate were that Boykin Party and a
signatory to this Agreement.

5. INJUNCTIVE RELIEF. Each Boykin Party agrees and understands
that the remedy at law for any breach by that party of Section 1 or 2 hereof
will be inadequate and that the damages flowing from that breach would not be
readily susceptible to being measured in monetary terms. Accordingly, each
Boykin Party acknowledges that, upon adequate proof of its violation of any
provision of Section 1 or 2 hereof, the Company shall be entitled to immediate
injunctive relief and may obtain an order restraining any threatened or further
breach. Nothing in this Section 4 limits the Company's remedies at law or in
equity for any breach by any Boykin Party of any of the provisions of Section 1
or 2 that may be pursued by the Company.

6. ACKNOWLEDGMENT. Each Boykin Party has carefully considered
the nature and extent of the restrictions upon it and the rights and remedies
conferred upon the Company under this Agreement, and hereby acknowledges and
agrees that the restrictions are reasonable in duration and scope, are designed
to eliminate competition which otherwise would be unfair to the Company, are
fully required to protect the legitimate interests of the Company and do not
confer a benefit on the Company disproportionate to the detriment to that Boykin
Party.

7. SEVERABILITY. The provisions of this Agreement are
severable and if any provision is determined to be illegal or otherwise
unenforceable, in whole or in part, the remaining provisions and any partially
unenforceable provision, to the extent enforceable in any jurisdiction,
nevertheless shall be binding and enforceable.

8. BINDING EFFECT. The rights and obligations of the Company
under this Agreement shall inure to the benefit of, and shall be binding on, the
Company and its successors and assigns, and the rights and obligations of each
Boykin Party under this Noncompete Agreement shall inure to the benefit of, and
shall be binding on, such Boykin Party and its successors, heirs, personal
representatives and assigns. No party to this Agreement may

-3-

<PAGE> 5

assign this Agreement or any of its rights or obligations under it without the
prior written consent of the other parties.

9. NOTICES. Any notice to be given under this Agreement shall
be in writing, and if directed to the Company, shall be addressed to its
principal place of business, Attention: General Counsel and Independent
Directors, and if directed to a Boykin Party, shall be addressed to the address
set forth on Annex A, or to such other address or addresses as either the
Company or a Boykin Party, as applicable, may hereafter designate in a notice
sent in accordance with this Section 9.

10. WAIVER. The failure of any party to enforce any provision
of this Agreement shall not be construed as a waiver of that provision as to any
future violation thereof, or prevent that party thereafter from enforcing each
and every other provision of this Agreement. The rights granted the parties
herein are cumulative and the waiver of any remedy shall not constitute a waiver
of that party's right to assert all other legal remedies available to it under
the circumstances.

11. AMENDMENTS. This Agreement supersedes all prior agreements
and understandings between the parties concerning the subject matter of this
Agreement and may not be modified or terminated orally. No modification,
termination or waiver of any provision of this Agreement shall be valid unless
in writing and signed by the party against whom it is sought to be enforced.

12. GOVERNING LAW. This Agreement shall be governed by and
construed in accordance with the laws of the State of Ohio.

13. PRONOUNS; GENDER. Where necessary or appropriate to the
meaning hereof, the singular and plural shall be deemed to
include each other, and the masculine, feminine and neuter shall
be deemed to include each other.

-4-

<PAGE> 6

IN WITNESS WHEREOF, the parties hereto have caused this
Agreement to be executed as of the date first above written.

BOYKIN LODGING COMPANY

By:___________________________
Title:________________________

BOYKIN ENTERPRISES, LTD. PURCHASING CONCEPTS, INC.

By:___________________________ By:___________________________
Title:________________________ Title:________________________

BOYKIN MANAGEMENT COMPANY PILGRIM HOTEL CORP.

By:___________________________ By:___________________________
Title:________________________ Title:________________________

BOYKIN MANAGEMENT COMPANY OF THE BOYKIN COMPANY
ILLINOIS, INC.

By:___________________________ By:___________________________
Title:________________________ Title:________________________

BOYKIN MANAGEMENT COMPANY THE BOYKIN GROUP, INC.
LIMITED LIABILITY COMPANY

By:___________________________ By:___________________________
Title:________________________ Title:________________________

BOPA DESIGN COMPANY D/B/A
SPECTRUM SERVICES

By:___________________________ ______________________________
Title:________________________ John E. Boykin

BOYKIN PACIFIC MANAGEMENT
COMPANY, INC.

By:___________________________ ______________________________
Title:________________________ William J. Boykin

-5-

<PAGE> 7

ANNEX A
-------

Boykin Parties
--------------

NAME ADDRESS (for each Boykin Party)
---- -------------------------------

Boykin Enterprises, Ltd. c/o ________________
Boykin Management Company Terminal Tower, Suite 1500
Boykin Management Company of Cleveland, Ohio 44113-2258
Illinois, Inc.
Boykin Management Company Limited Liability Company
BOPA Design Company d/b/a Spectrum Services
Boykin Pacific Management Company, Inc.
Purchasing Concepts, Inc.
Pilgrim Hotel Corp.
The Boykin Company
The Boykin Group, Inc.
John E. Boykin
William J. Boykin

<PAGE> 1
Exhibit 10.12

ALIGNMENT OF INTERESTS AGREEMENT

THIS ALIGNMENT OF INTERESTS AGREEMENT (the "Agreement"), dated
______________, 1996, is among Boykin Lodging Company, an Ohio corporation
(the "Company"), Boykin Hotel Properties, L.P., an Ohio limited partnership (the
"Partnership"), Boykin Management Company Limited Liability Company, an Ohio
limited liability company (the "Initial Lessee"), The Boykin Group, Inc., an
Ohio corporation ("TBG"), Purchasing Concepts, Inc., an Ohio corporation
("PCI"), and Robert W. Boykin and John E. Boykin (together, the "Principals").

RECITALS
--------

A. The Company intends to close an initial public offering
(the "Offering") of its common shares (the "Common Shares") on or about the date
of this Agreement, as a result of which the Company is expected to have a large
number of shareholders who are not affiliated with or related to any of the
parties to this Agreement.

B. On the closing of the Offering, the Company will own
approximately 85.7% of the Partnership, the Partnership will acquire nine hotel
properties (the "Properties") owned by entities in which the Principals and
their affiliates have interests, and the Initial Lessee will lease the
Properties from the Partnership. The Principals will own of record and
beneficially certain equity interests in the Partnership and in the Company, and
will also beneficially own initially, through TBG and PCI, all of the equity
interests in the Initial Lessee. The Principals will derive personal benefits
from the consummation of the Offering and the other transactions described in
this recital.

C. In order to minimize the conflicts of interest inherent in
the relationships described in the immediately preceding recital and to align
further the interests of the Initial Lessee and the Principals with the
interests of the Company, and to induce the Company to proceed with the
Offering, the parties hereto have agreed to enter into this Agreement.

AGREEMENT
---------

The parties hereto agree as follows:

1. EMPLOYMENT RELATIONSHIPS. Neither Principal will hold any
office (other than a directorship) in the Initial Lessee during any period in
which he holds an office (other than a directorship) in the Company, nor will
either Principal hold any office (other than a directorship) in the Company
during any period in which he holds an office (other than a directorship) in the
Initial Lessee.

<PAGE> 2

2. RETENTION OF EARNINGS. The Initial Lessee, either itself or
together with its subsidiaries, shall retain at least 50% of the Initial
Lessee's cumulative After Tax Earnings until the Initial Lessee's Consolidated
Net Worth is at least equal to 25% of the aggregate annual rental payments
required to be made under the leases between the Initial Lessee and the
Partnership during the Initial Lessee's most recently completed full fiscal year
(those aggregate payments for any such year, the "Rental Amount"). The Initial
Lessee, either itself or together with its subsidiaries, shall thereafter retain
such portion of the Initial Lessee's After Tax Earnings as is necessary to cause
its Consolidated Net Worth to remain at least equal to 25% of the Rental Amount,
except that the Initial Lessee is not required to retain more than 50% of the
Initial Lessee's After Tax Earnings for any period to maintain the required
amount of Consolidated Net Worth.

"After Tax Earnings," for any period, means the consolidated
net income of the Initial Lessee and its subsidiaries (determined in accordance
with Generally Accepted Accounting Principles ("GAAP") for that period, less the
Tax Distribution Amount for that period. The parties acknowledge that the
determination of consolidated net income for any period, in accordance with
GAAP, will be made without regard to any prior period losses.

The "Tax Distribution Amount," for any period, means the
hypothetical combined incremental federal, state and local business, income
tax liabilities of the Initial Lessee's members and their shareholders
(without duplication of amounts) for that period, as reasonably computed by the
Initial Lessee by using the maximum statutory rates applicable to and computed
solely upon the taxable income, gain, loss, deductions and credits of the
Initial Lessee for that period, but no liability so computed may be less than
zero.

The "Initial Lessee's Consolidated Net Worth," at any time,
means the consolidated members' equity in the Initial Lessee at that time,
determined in accordance with GAAP.

3. PURCHASE OF INTERESTS. (A) Each of TBG and PCI shall use
or the Principals shall use, and shall cause any other beneficial owner or
beneficial owners of TBG or PCI (each such other owner, a "Distributee") to
use, any dividend or other distribution of funds to TBG or PCI (as applicable)
from the Initial Lessee, less an amount equal to the Tax Distribution Amount
for the period with respect to which that distribution is made, only to
purchase Common Shares or units of interest in the Partnership ("Units"). Each
of TBG and PCI also shall use, or the Principals shall use or shall cause the
Distributees to use, any Net Cash Proceeds received by TBG or PCI (as
applicable), or shall cause the Initial Lessee to use any Net Cash Proceeds
received by the Initial Lessee, only to purchase Common Shares or Units.
Notwithstanding the two immediately preceding sentences, none of TBG, PCI, any
Principal or Distributee or the Initial Lessee is required to make a purchase
of Common Shares or Units to the extent that (i) that purchase would cause the
Company to fail either the ownership limitations set forth in the Company's
Articles of Incorporation or the REIT qualification tests under the Internal
Revenue Code of 1986, as

-2-

<PAGE> 3

amended (the "Code"), (ii) that purchase would cause revenues from the leases
between the Initial Lessee and the Partnership to fail to qualify as "rents from
real property" for purposes of the Company's REIT status under the Code, or
(iii) sufficient Common Shares or Units are not available to purchase for any
reason.

"Net Cash Proceeds" means the principal amount of the proceeds
from (i) a sale or other exchange of all or substantially all of the assets of
the Initial Lessee, or (ii) a direct or indirect sale or exchange of ownership
interests in the Initial Lessee, but in each case only to the extent actually
received (either at the transaction closing date or at a later date in the case
of a note or installment sale) in the form of cash, but "Net Cash Proceeds" does
not include (i) interest, dividends, or any noncash consideration (but "Net
Cash Proceeds" does include the principal amount of proceeds from the
subsequent conversion or liquidation of that noncash consideration), (ii) any
amount fairly allocable to any entity other than the Initial Lessee and its
subsidiaries, or (iii) proceeds received directly or indirectly by the estate of
either Principal or after the death of either Principal by a trust or other
entity established for estate planning purposes.

Each purchase made pursuant to this Section 3 shall be made
within 90 days after TBG's or PCI's (as applicable) receipt of the distribution
or proceeds required to be used for that purchase (but shall be made within 90
days after the Initial Lessee's receipt of Net Cash Proceeds, in connection with
any sale or exchange of all or substantially all of the assets of the Initial
Lessee), and may be made from any available source considered appropriate by the
purchaser.

(B) Each of TBG, PCI, any Distributee and the Initial Lessee
shall hold each Common Share or Unit purchased by it pursuant to this Section 3
for at least two years from the date on which it was purchased, except that any
such entity may (i) sell or otherwise convey Common Shares or Units to any
employee or group of employees of the Initial Lessee, and contribute Common
Shares or Units to the Initial Lessee or to any plan, fund or account, in each
case (A) for purposes of compensating one or more Initial Lessee employees, (B)
on terms considered appropriate by the conveying or contributing entity and by
the recipient of those Common Shares or Units, and (C) subject to all
applicable laws, rules and regulations; (ii) dispose of Common Shares or Units
at any time by gift to a spouse or a lineal descendant for estate tax planning
purposes, or by bequest; (iii) pledge Common Shares or Units as collateral for
any obligation, including any margin loan; (iv) exchange Common Shares or Units
under any plan of merger or reorganization of the Company or the Partnership,
as applicable; and (v) sell Common Shares or Units to the extent reasonably
necessary to raise funds to pay estate taxes payable by the estate of a
Principal (subject to the prior approval of the Company's Board of Directors
for any such sale that would cause the number of Units or Common Shares sold in
any 12-month period to exceed five percent of the Units or Common Shares (as
applicable) outstanding at the beginning of

-3-

<PAGE> 4

that 12-month period). Common Shares and Units subject to this Section 3 may be
held by the purchaser thereof in street name, through a broker, through a trust
or custodial arrangement, through entities such as corporations and limited
liability companies, and with respect to individual purchasers, through family
partnerships or jointly with a spouse, in each case so long as the purchaser
remains a beneficial owner of those Common Shares or Units in accordance with,
and disposes of those Common Shares or Units only in accordance with, this
Section 3.

4. DURATION OF OBLIGATIONS. The obligations set forth in
Section 2 expire on the earlier of (i) the 10th anniversary of the completion of
the Offering, (ii) the date on which the Initial Lessee sells all or
substantially all of its assets and business (which the Initial Lessee may not
do without the Partnership's consent), and (iii) the date on which the last
remaining lease between the Initial Lessee and the Partnership expires in
accordance with its terms or is otherwise terminated by agreement between the
parties thereto. The obligations set forth in Section 3 expire on the earlier of
the events described in clause (i) and clause (iii) of the immediately preceding
sentence.

5. CURING OF DEFAULTS. If the Initial Lessee at any time fails
to maintain the Consolidated Net Worth required by Section 2, TBG, PCI or either
Principal may, but is not required to, cure that failure within 45 days after it
occurs by making a capital contribution to the Initial Lessee in an amount equal
to the amount by which the Initial Lessee's Consolidated Net Worth is less than
the amount so required. If any of the Principals, any Distributee, TBG, PCI or
the Initial Lessee fails to make (or to cause to be made) any purchase required
to be made under Section 3, or fails to hold (or to cause a Distributee to
hold) Common Shares or Units for the period required under Section 3, any other
entity required to make purchases under Section 3 may (but is not required to)
cure that failure within 45 days after it occurs by purchasing that number of
Common Shares or Units that is equal to the number of Common Shares or Units
with respect to which that failure occurred and holding those Common Shares or
Units in accordance with Section 3. The parties acknowledge that the Company
may seek specific performance, damages or any other remedy available at law or
otherwise for any uncured default by the Initial Lessee, TBG, PCI or either
Principal under this Agreement.

6. SEVERABILITY. The provisions of this Agreement are
severable and if any provision is determined to be illegal or otherwise
unenforceable, in whole or in part, the remaining provisions and any partially
unenforceable provision, to the extent enforceable in any jurisdiction,
nevertheless shall be binding and enforceable.

7. BINDING EFFECT. The rights and obligations of each party
under this Agreement shall inure to the benefit of, and shall be binding on,
that party and its successors and assigns. Notwithstanding anything to the
contrary in this Agreement, no person who succeeds to either Principal's
interest

-4-

<PAGE> 5

in TBG or PCI following the death of that Principal may be required, following
that death, to purchase or hold Common Shares or Units if that person holds no
position as a director, officer or employee of the Company or of Initial Lessee
or of any of its affiliates. No party to this Agreement may assign this
Agreement or any of its rights or obligations under it without the prior written
consent of the other parties.

8. NOTICES. Any notice to be given under this Agreement shall
be in writing, and if directed to any party other than either Principal, shall
be addressed to it at Terminal Tower, Suite 1500, 50 Public Square, Cleveland,
Ohio 44113, Attention: Chief Executive Officer, and if directed to either
Principal, shall be addressed to him as follows:_______________
_______________________________, or, with respect to any party, to such other
address or addresses as that party may hereafter designate in a notice sent in
accordance with this Section 8.

9. WAIVER. The failure of any party to enforce any provision
of this Agreement shall not be construed as a waiver of that provision as to any
future violation thereof, or prevent that party thereafter from enforcing any
other provision of this Agreement. The rights granted the parties herein are
cumulative and the waiver of any remedy shall not constitute a waiver of that
party's right to assert all other legal remedies available to it under the
circumstances.

10. AMENDMENTS. This Agreement supersedes all prior agreements
and understandings between the parties concerning the subject matter of this
Agreement and may not be modified or terminated orally. No modification,
termination or waiver of any provision of this Agreement shall be valid unless
in writing and signed by the party against whom it is sought to be enforced.

11. GOVERNING LAW. This Agreement shall be governed by and
construed in accordance with the laws of the State of Ohio.

12. PRONOUNS; GENDER. Where necessary or appropriate to the
meaning hereof, the singular and plural shall be deemed to include each other,
and the masculine, feminine and neuter shall be deemed to include each other.

The parties hereto have caused this Agreement to be executed
as of the date first above written.

Boykin Lodging Company

By: ________________________

[Signatures continued on the next page.]

-5-

<PAGE> 6

Boykin Hotel Properties, L.P.
By: Boykin Lodging Company
its General Partner

By: __________________________

Boykin Management Company
Limited Liability Company

By: __________________________

The Boykin Group, Inc.

By: __________________________

Purchasing Concepts, Inc.

By: __________________________

------------------------------
Robert W. Boykin

------------------------------
John E. Boykin

-6-

<PAGE> 1
Exhibit 24.1

(Boykin Lodging Trust, Inc. Changed its Name to Boykin Lodging Company on June
26, 1996)

POWER OF ATTORNEY
-----------------

The undersigned, all of the Directors and officers of BOYKIN
LODGING TRUST, INC., an Ohio corporation (the "Company"), which proposes to file
with the Securities and Exchange Commission, Washington, D.C., under the
provisions of The Securities Act of 1933, as amended, a Registration Statement
on Form S-11 with respect to the Company's Common Shares, without par value,
hereby constitute and appoint Gary L. Bryenton, Albert T. Adams and Robert A.
Weible and each of them, as their attorney, with full power of substitution and
resubstitution, for and in their name, place, and stead, to sign, attest and
file the proposed Registration Statement and any and all amendments and exhibits
thereto, and any and all applications and other documents to be filed with the
Securities and Exchange Commission and any and all applications or other
documents in connection with inclusion on the New York Stock Exchange, Inc. or
any and all applications or other documents to be filed with any governmental or
private agency or official pertaining to such securities or such registration,
with full power and authority to do and perform any and all acts and things
whatsoever requisite and necessary to be done in the premises, hereby ratifying
and approving the acts of such attorneys or any such substitute or substitutes.

IN WITNESS WHEREOF, the undersigned have hereunto set their
respective hands this 18th day of June, 1996.

/s/ Robert W. Boykin /s/ Raymond P. Heitland
- ----------------------------- -------------------------------
Robert W. Boykin, Chairman Raymond P. Heitland, Director,
of the Board, President Chief Financial Officer and
and Chief Executive Officer Treasurer

/s/ Mark L. Bishop
- -----------------------------
Mark L. Bishop, Senior
Vice President of
Acquisitions and Development
<PAGE> 2
POWER OF ATTORNEY

The undersigned, BOYKIN LODGING TRUST, INC., an Ohio corporation (the
"Company"), which proposes to file with the Securities and Exchange Commission,
Washington, D.D., under the provisions of The Securities Act of 1933, as
amended, a Registration Statement on Form S-11 with respect to the Company's
Common Shares, without par value, hereby constitutes and appoints Gary L.
Bryenton, Albert T. Adams, and Robert A. Weible and each of them, as its
attorney, with full power of substitution and resubstitution, for and in its
name, place, and stead, to sign, attest and file the proposed Registration
Statement and any and all amendments and exhibits thereto, and any and all
applications and other documents to be filed with the Securities and Exchange
Commission or any and all other documents to be filed with any governmental or
private agency or official pertaining to such securities or such registration,
with full power and authority to do and perform any and all acts and things
whatsoever requisite and necessary to be done in the premises, hereby
ratifying and approving the acts of such attorneys or any such substitute or
substitutes.

IN WITNESS WHEREOF, the undersigned has caused this Power of Attorney
to be signed by its duly authorized officer this 18th day of June, 1996.

BOYKIN LODGING TRUST, INC.

/s/ Robert W. Boykin
--------------------------------------
Robert W. Boykin, Chairman of
the Board, President and Chief
Executive Officer