<PAGE>

                                   FORM 10-Q


                      SECURITIES AND EXCHANGE COMMISSION

                            Washington, D.C.  20549


          [X] QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
                        SECURITIES EXCHANGE ACT OF 1934


For the quarterly period ended         September 30, 1999
                               ---------------------------------------

                                     OR

         [ ] TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE
                        SECURITIES EXCHANGE ACT OF 1934

For the transition period from ________________to________________________

Commission file number                0-11623
                       ---------------------------------------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV
--------------------------------------------------------------------------------
            (Exact name of registrant as specified in its charter)

            Delaware                                      25-1460059
---------------------------------             ---------------------------------
(State or other jurisdiction of                (IRS Employer Identification No.)
 incorporation or organization)

                   100 Ryan Court  Pittsburgh, PA  15205
--------------------------------------------------------------------------------
                   (Address of principal executive offices)
                                  (Zip Code)

                                (412) 276-4225
--------------------------------------------------------------------------------
             (Registrant's telephone number, including area code)

  Indicate by check mark whether the registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the Securities Exchange Act of
1934 during the preceding 12 months (or for such shorter period that the
registrant was required to file such reports), and (2) has been subject to such
filing requirements for the past 90 days.

Yes  X   No
    ---    -----

  Number of shares of common stock, $1 par value, outstanding as of November 11,
1999:  1,000

  The Registrant meets the conditions set forth in General Instruction H(1)(a)
and (b) of Form 10-Q and is filing this Form with the reduced disclosure
permitted thereby.
<PAGE>

                                   FORM 10-Q
                     RYAN MORTGAGE ACCEPTANCE CORPORATION IV


                                   I N D E X

                                   _________

<TABLE>
<CAPTION>

                                                                                                 Pages
                                                                                                 -----
<S>                                                                                              <C>
PART I.    FINANCIAL INFORMATION

  Item 1 - Financial Statements

          Balance Sheets, September 30, 1999
            and December 31, 1998                                                                    3

          Statements of Operations for the
            three months ended September 30, 1999 and 1998                                           4

          Statements of Operations for the
            nine months ended September 30, 1999 and 1998                                            5

          Statements of Cash Flows for the
            nine months ended September 30, 1999 and 1998                                            6

          Notes to Financial Statements                                                           7-11

  Item 2 - Management's Discussion and Analysis of Financial
                Condition and Results of Operations                                              12-15

PART II.  OTHER INFORMATION

  Item 1 - Legal Proceedings                                                                        16

  Item 2 - Changes in Securities                                                                    16

  Item 3 - Defaults Upon Senior Securities                                                          16

  Item 4 - Submission of Matters to a Vote of
           Security Holders                                                                         16

  Item 5 - Other Information                                                                        16

  Item 6 - Exhibits and Reports on Form 8-K                                                      16-28

SIGNATURES                                                                                          29

</TABLE>

                                       2
<PAGE>

                                    PART I

                                   FORM 10-Q

Item 1.  Financial Statements.
         --------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                                BALANCE SHEETS

                         (Dollar amounts in thousands)
                                  ________
<TABLE>
<CAPTION>


                                               September 30,   December 31,
                                                  1999            1998
                                                  ----            ----
            ASSETS                             (Unaudited)
<S>                                            <C>             <C>

Cash                                               $    2         $    2

Funds held by Trustee (Note 3)                        562             74

Receivables on mortgage-backed securities
 (Note 2)                                             195            483

Receivables from affiliates (Note 5)                  918            855

Investments in mortgage-backed securities
 available-for-sale (amortized cost of
 $5,881 and $7,565, net of premium
 of $25 and $28)                                    6,061          7,825

Deferred bond issue costs                              48             66

Other assets                                            9              9
                                                   ------         ------

                                                   $7,795         $9,314
                                                   ======         ======

  LIABILITIES AND SHAREHOLDER'S EQUITY

Liabilities:
  Long-term debt (Note 3)                          $6,160         $7,741
  Accrued interest payable                            185             59
  Deferred income taxes                                63             91
  Other liabilities                                   261            255
                                                   ------         ------

                                                    6,669          8,146
                                                   ------         ------
Contingent liabilities (Note 3)

Shareholder's equity:
  Common stock, $1.00 par value: 50,000
   shares authorized, 1,000 shares issued
   and outstanding                                      1              1
  Additional paid-in capital                          889            889
  Retained earnings                                   119            110
  Accumulated other comprehensive income
   net of income taxes of $63, and $91                117            168
                                                   ------         ------

                                                    1,126          1,168
                                                   ------         ------

                                                   $7,795         $9,314
                                                   ======         ======

</TABLE>


                            See Notes - Pages 7-11

                                       3
<PAGE>

                                    PART I

                                   FORM 10-Q

Item 1.  Financial Statements, continued.
         ---------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                           STATEMENTS OF OPERATIONS

                         (Dollar amounts in thousands)

<TABLE>
<CAPTION>

                                            Three Months Ended
                                               September 30,
                                         ------------------------
                                             1999         1998
                                             ----         ----
                                         (Unaudited)  (Unaudited)
<S>                                      <C>          <C>
Revenues:
 Interest income                             $ 179        $ 328

 Interest on advances to (from)
 affiliates (Note 5)                            15          (16)

 Bond administration fee                         3            3

 Gain on sale of mortgage-backed
   securities                                   --          608

 Income maintenance allowance from
  (to) parent (Note 4)                          (6)        (101)
                                             -----        -----

                                               191          822
                                             -----        -----

Expenses:
 Interest expense                              140          272

 Amortization of deferred
  bond issue costs                              10           19

 Amortization of bond discounts                 27           53

 Other financial and administrative             11          160
                                             -----        -----

                                               188          504
                                             -----        -----

    Income before income taxes
     and extraordinary item                      3          318

Income tax provision                            --          110
                                             -----        -----

    Income before extraordinary
     item                                        3          208

Extraordinary item:
 Loss on retirement of bonds net of
   income tax effect of $110                    --          205
                                             -----        -----

Net Income                                   $   3        $   3
                                             =====        =====

</TABLE>

                            See Notes - Pages 7-11

                                       4
<PAGE>

                                    PART I

                                   FORM 10-Q

Item 1.  Financial Statements, continued.
         ---------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                           STATEMENTS OF OPERATIONS

                         (Dollar amounts in thousands)

<TABLE>
<CAPTION>

                                                  Nine Months Ended
                                                     September 30,
                                               ------------------------
                                                  1999         1998
                                                  ----         ----
                                               (Unaudited)  (Unaudited)
<S>                                            <C>          <C>
Revenues:
  Interest income                                 $ 509      $ 1,234

  Accretion of net discount (premium)
   on mortgage-backed securities                     (7)           2

  Interest on advances to (from)
   affiliates (Note 5)                               42           (6)


  Bond administration fee                             9            9

  Gain sale of mortgage-backed securities            --          608

  Income maintenance allowance
   from (to) parent (Note 4)                         16          (39)
                                                  -----      -------

                                                    569        1,808
                                                  -----      -------
Expenses:
  Interest expense                                  467        1,172

  Amortization of deferred
   bond issue costs                                  18           34

  Amortization of bond
   discounts                                         44           94

  Other financial and administrative                 31          184
                                                  -----      -------

                                                    560        1,484
                                                  -----      -------

      Income before income taxes                      9          324
       and extraordinary item

Income tax provision                                 --          110
                                                  -----      -------

      Income before extraordinary item                9          214

Extraordinary item:
 Loss on retirement of bonds net of
    income tax effect of $110                        --          205
                                                  -----      -------

Net Income                                        $   9      $     9
                                                  =====      =======


</TABLE>

                            See Notes - Pages 7-11

                                       5
<PAGE>

                                    PART I

                                   FORM 10-Q

Item 1.  Financial Statements, continued.
         ---------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                           STATEMENTS OF CASH FLOWS

                         (Dollar amounts in thousands)

<TABLE>
<CAPTION>

                                                     Nine Months Ended
                                                       September 30
                                                 ------------------------
                                                     1999        1998
                                                     ----        ----
                                                 (Unaudited)  (Unaudited)
<S>                                              <C>          <C>
Operating Activities:
 Net Income                                        $     9       $    9
 Adjustments to reconcile net income to net
  cash provided by operating activities:
     Gain on sale of mortgage-backed securities         --         (608)
     Loss on retirement of bonds                        --          315
     Accretion of net discount on
      mortgage-backed securities                         7           (2)
   Amortization of deferred bond
    issue costs                                         18           34
   Amortization of bond discounts                       44           94
   Change in interest receivable on mortgage-
    backed securities                                   16           95
   Change in other assets                               --            4
   Change in accrued interest payable                  126           42
   Change in accrued liabilities                         6          160
                                                   -------      -------
     Net cash provided by Operating
     Activities                                        226          143
                                                   -------      -------

Investing Activities:
 Increase in funds held by Trustee                    (488)        (984)
 Principal payments on mortgage-backed
   securities                                        1,950        4,464
 Proceeds on sale of mortgage-backed securities         --        8,718
                                                   -------      -------
     Net cash provided by Investing Activities       1,462       12,198
                                                   -------      -------

Financing Activities:
 Redemption of bonds                                (1,625)     (11,785)
 Net changes in receivables from affiliates            (63)        (556)
                                                   -------      -------
     Net cash used by Financing Activities          (1,688)     (12,341)
                                                   -------      -------

     Increase in cash                                    -            -
     Cash at beginning of period                         2            2
                                                   -------      -------
     Cash at end of period                         $     2      $     2
                                                   =======      =======

Supplemental disclosure of cash flow
 Information:
     Interest paid                                 $   341      $ 1,130
                                                   =======      =======

Supplemental disclosure of non cash
 financing activities:

Change in unrealized gain on
     available for sale securities                     (80)        (740)
                                                   =======      =======
</TABLE>

                            See Notes - Pages 7-11

                                       6
<PAGE>

                                    PART I

                                   FORM 10-Q

Item 1.  Financial Statements, continued.
         ---------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                         NOTES TO FINANCIAL STATEMENTS

                              September 30, 1999

                         (Dollar amounts in thousands)

                                   --------

1.   In the opinion of management, the unaudited financial statements included
     in this Form 10-Q have been prepared in accordance with generally accepted
     accounting principles for interim financial information and with the
     instructions to Form 10-Q and Regulation S-X.  Accordingly, they do not
     include all of the information and footnotes required by generally accepted
     accounting principles for complete financial statements.  In the opinion of
     management, all adjustments (consisting only of normal recurring accruals)
     considered necessary for a fair presentation have been included.  Operating
     results for the nine month period ended September 30, 1999 are not
     necessarily indicative of the results that may be expected for the year
     ending December 31, 1999.  This Form 10-Q should be read in conjunction
     with the Ryan Mortgage Acceptance Corporation IV (the "Company") Annual
     Report on Form 10-K for the year ended December 31, 1998.

2.   Receivables on mortgage-backed securities represent amounts due for
     scheduled and unscheduled principal and interest payments.

3.   Long-term debt at September 30, 1999 consists of the following series of
     Mortgage-Collateralized Bonds:

<TABLE>
<CAPTION>

Series                      Class  Rate %  Principal Amount  Stated Maturity
------                      -----  ------  ----------------  ---------------
<S>                         <C>    <C>     <C>               <C>

  7                          7-Z    9.40              779      August 1, 2016

 10                         10-Z    9.45            2,025     October 1, 2016

 11                         11-Z    9.00            6,277     October 1, 2016
                                                 --------
                                                 $  9,081

                      Less: Bonds pertaining
                            to the sale to RMI
                            (as defined on page 8)
                            as described on the
                            following page         (2,804)

                      Less: Discounts                (117)
                                                 --------

                                                 $  6,160
                                                 ========
</TABLE>

                                       7
<PAGE>

                                    PART I

                                   FORM 10-Q

Item 1.  Financial Statements, continued.
         ---------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                   NOTES TO FINANCIAL STATEMENTS, Continued

                         (Dollar amounts in thousands)
                                   --------
3.   continued:

On September 23, 1988, the Company sold the GNMA Certificates, FNMA Certificates
and other collateral owned by the Company and pledged to secure the Company's
GNMA/FNMA Collateralized Bonds, Series 1 and 2, and its Mortgage-Collateralized
Bonds, Series 3, 4, 7, 10, 19 and 21 through 31, to RYMAC Mortgage Investment I,
Inc. ("RMI"), a wholly owned subsidiary of RYMAC Mortgage Investment
Corporation.  Such collateral was sold to RMI subject to the lien of the
Indenture dated as of May 1, 1984, as amended and supplemented (the
"Indenture"), between the Company and The Bank of New York, as Trustee, pursuant
to which such Bonds were issued, and subject to the rights of the Trustee and
the Bondholders thereunder.  RMI subsequently sold to INVG Government Securities
Corp., succeeded in interest by INVG Mortgage Securities Corp. ("INVG"), subject
to such liens and rights, the collateral securing the Company's Mortgage-
Collateralized Bonds, Series 3 and 4.  In addition, RMI subsequently sold to
Sperlinga Capital Inc. ("Sperlinga"), subject to such liens and rights, the
collateral securing the Company's  Mortgage-Collateralized Bonds, Series 7, 10
and 19.  In accordance with FASB 125 "Accounting for Transfers and Servicing of
Financial Assets and Extinguishments of Liabilities", the assets, liabilities,
interest income and interest expense relating to such Bonds are not shown on the
balance sheet or the statement of operations of the Company.  During the first
quarter of 1992, the Company redeemed, at RMI's request, its Mortgage-
Collateralized Bonds, Series 21 through 31, on February 10, 1993, the Company
redeemed, at RMI's request, its Mortgage-Collateralized Bonds, Series 1, on
October 20, 1993, the Company redeemed, at RMI's request, its Mortgage-
Collateralized Bonds, Series 2, on June 3, 1996, the Company redeemed, at INVG's
request, its Mortgage-Collateralized Bonds, Series 3, on July 1, 1996, the
Company redeemed, at INVG's request, its Mortgage-Collateralized Bonds, Series
4, and on May 1, 1997, the Company redeemed, at Sperlinga's request, its
Mortgage-Collateralized Bonds, Series 19.

Pursuant to the Indenture, interest is payable quarterly on the Bonds.  If a
series of Bonds includes a "Z" class, interest on the Bonds of such class will
accrue (and be added to the principal of the Bonds of such class) and will not
be payable until all Bonds of such series having an earlier stated maturity have
been fully paid.  However, with respect to each series of Bonds currently
outstanding which includes a "Z" class, there are no other classes outstanding.
Subject to the priorities among classes set forth below, the Company is
obligated periodically through the application of payments on the underlying
collateral and, to the extent funds are available, to make pro rata principal
payments on the Bonds.

No payment of principal may be made on any Bond of any class of any series until
each class of Bonds of such series having an earlier stated maturity has been
fully paid.

                                     Continued

                                       8
<PAGE>

                                    PART I

                                   FORM 10-Q

Item 1.  Financial Statements, continued.
         ---------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                   NOTES TO FINANCIAL STATEMENTS, Continued

                         (Dollar amounts in thousands)

                                   --------
3.   continued:

The following table sets forth the classes or series of Bonds which are subject
to redemption, in whole or in part, at the option of the Company and the first
date on which the Company has the right to exercise its right to redeem such
Bonds.  Mortgage-backed securities are classified as available-for-sale and
accordingly, are carried at their fair value. Unrealized net holding gains and
losses for the mortgage-backed securities are reported net of income taxes as a
component of accumulated other comprehensive income.  In the case of a series of
Bonds with respect to which the Company has sold the underlying collateral
subject to the lien of the Indenture, the Company has agreed to exercise such
right only upon the request of the purchaser.


<TABLE>
<CAPTION>

Class or Series         Date
---------------         ----
<S>                 <C>

Class 7-Z Bonds     August 1, 2001
Class 10-Z Bonds    October 1, 2001
Class 11-Z Bonds    October 1, 2001

</TABLE>



                                     Continued

                                       9
<PAGE>

                                    PART I

                                   FORM 10-Q

Item 1.  Financial Statements, continued.
         ---------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                   NOTES TO FINANCIAL STATEMENTS, Continued

                         (Dollar amounts in thousands)

                                   --------
3.   continued:

Pursuant to the terms of the Indenture, the Company redeemed its GNMA-
Collateralized Bonds, Series 32 and 33, on April 1, 1993, its GNMA-
Collateralized Bonds, Series 5, on June 19, 1996, its GNMA-Collateralized Bonds,
Series 6, on August 1, 1996, its FNMA-Collateralized Bonds, Series 9 and 12, on
November 1, 1996, its GNMA-Collateralized Bonds, Series 13, on November 1, 1996,
its FNMA-Collateralized Bonds, Series 14, on December 1, 1996, its GNMA-
Collateralized Bonds, Series 15, on December 1, 1996, its Mortgage-
Collateralized Bonds, Series 16 and 17, on February 1, 1997, its Mortgage-
Collateralized Bonds, Series 18 and 20, on May 1, 1997 and its GNMA-
Collateralized Bonds, Series 8, on September 1, 1998.

The Series 11 Bonds are collateralized by GNMA Certificates, while the Series 7
and 10 Bonds are collateralized by FNMA Certificates.

In addition, in the case of series of Bonds with respect to which the Company
has sold the underlying collateral subject to the lien of the Indenture, the
Bonds of each such series are also secured by limited recourse promissory notes
of RMI having payment terms the same as those of the respective outstanding
class of the related series of Bonds.  The collateral pledged for a particular
series of Bonds is not available as collateral for any other series.

The collateral for each of the respective bonds (including those with respect to
which the Company has sold the underlying collateral subject to the lien of the
Indenture) is held by the Trustee for the benefit of the bondholders.  The
portion of the proceeds account established for each series of bonds which is
not necessary to make required payments on the bonds of such series will be paid
to the Company or, in the case of series of Bonds with respect to which the
Company has sold the underlying collateral, to RMI.  Such payments will be made,
in the case of each series of Bonds, on and after the first Principal Payment
Date for such series.


                                     Continued

                                       10
<PAGE>

                                     PART I

                                   FORM 10-Q

Item 1.  Financial Statements, continued.
         ---------------------

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                   NOTES TO FINANCIAL STATEMENTS, Continued

                         (Dollar amounts in thousands)

                                   --------

4.   The Company is a wholly owned limited purpose financing subsidiary of NVR
Mortgage Finance, Inc. ("NVRMFI"), itself a wholly owned subsidiary of NVR, Inc.
("NVR").  Ownership of the company was transferred to NVRMFI from NVR Financial
Services, Inc. ("NVRFS") on September 30, 1998 as part of a plan of merger where
NVRFS was merged into NVR.

Pursuant to an arrangement established in connection with the 1987 acquisition
by NVR L.P. of Ryan Homes, Inc. (parent company of NVRFS until September 30,
1993), the Company may receive payments from, or make payments to, NVRMFI in the
form of an income maintenance allowance based upon profits or losses generated
over the lives of bonds series issued prior to June 23, 1987.

5.   All amounts receivable from/payable to affiliates bear interest at an
intercompany rate determined by NVRMFI.  All amounts payable to affiliates are
subordinate to the Company's obligations to the holder's of its Bonds.

6.   The Financial Accounting Standards Board has issued Statement of Financial
Accounting Standards ("FASB") No. 133, "Accounting for Derivative Instruments
and Hedging Activities."  FASB No. 133 requires all derivatives to be recognized
as either assets or liabilities on the balance sheet and be measured at fair
value.  Depending on the hedge designation, changes in such fair value will be
recognized in either other comprehensive income or current earnings on the
income statement. FASB No. 133 is effective for all fiscal quarters of all
fiscal years beginning after June 15, 2000, and is applicable to interim periods
in the initial year of adoption.  At the present time, the Company does not
believe that FASB No. 133 will have a material impact on its financial
statements upon adoption.



                                     Continued

                                       11
<PAGE>

                                    PART I

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 2.  Management's Discussion and Analysis of Financial Condition
         -----------------------------------------------------------
         and Results of Operations.  (Dollars in Thousands)
         --------------------------------------------------

     The Company's long-term debt consists of its Mortgage-Collateralized Bonds,
Series 11, issued in four classes (collectively, the "Mortgage-Collateralized
Bonds").  The Company also has issued and outstanding its Mortgage-
Collateralized Bonds, Series 7 and 10, issued in four classes (such Bonds,
together with the Mortgage-Collateralized Bonds are referred to herein as the
"Bonds").  On September 23, 1988, the Company sold the GNMA Certificates, FNMA
Certificates and other collateral owned by the Company and pledged to secure the
Company's GNMA/FNMA Collateralized Bonds, Series 1 and 2, and its Mortgage-
Collateralized Bonds Series 3, 4, 7, 10 and 19 and Series 21 through 31 (Series
1-4, Series 19, and Series 21-31 which are no longer outstanding) to RYMAC
Mortgage Investment I, Inc. ("RMI"), a wholly owned subsidiary of RYMAC Mortgage
Investment Corporation.  Such collateral was sold to RMI subject to the lien of
the Indenture and subject to the rights of the Trustee and the Bondholders
thereunder, in exchange for cash and delivery of limited recourse promissory
notes of RMI (the "RMI Notes") having payment terms the same as those of the
respective classes of the related series of Bonds.  RMI subsequently sold,
subject to such liens and rights, the collateral securing the Company's
Mortgage-Collateralized Bonds, Series 3, 4, 7, 10 and 19.  In accordance with
FASB 125, the assets, liabilities, interest income and interest expense relating
to such Bonds are not shown on the balance sheet or the statement of operations
of the Company.  For purposes of establishing the principal amount of GNMA
and/or FNMA Certificates ("Certificates") which may be pledged to secure a
series of Bonds, each Certificate bearing interest at a rate equal to or
exceeding the highest interest rate on any class in a series (the "Discount
Rate") is valued at its unpaid principal amount.  Each Certificate bearing
interest at a rate less than the Discount Rate is valued at an amount equal to
either (i) the present value, discounted at the Discount Rate, of all remaining
scheduled installments of principal and interest on such Certificate, together
with reinvestment income thereon, such that the cash flow from such Certificate
and the reinvestment income thereon, together with the proceeds of certain other
collateral, will be at all times sufficient to support the debt service
requirements of the principal amount of Bonds secured by such Certificate or
(ii) the amount which, when divided into the annual interest on the Certificate,
results in an interest yield at least equal to the Discount Rate.  GNMA
Certificates that are backed by graduated payment mortgages and that are valued
according to the method described in clause (ii) of the preceding sentence are
valued after taking into account the funds established to provide additional
cash flow to pay interest on the Bonds.  Although the Company does not have and
does not expect to have any significant assets other than Certificates owned by
the Company, the RMI Notes, notes to the Company from limited purpose finance
subsidiaries of certain home builders and/or financial

                                     Continued

                                       12
<PAGE>

                                    PART I

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV


Item 2.  Management's Discussion and Analysis of Financial Condition
         -----------------------------------------------------------
         and Results of Operations, (continued).
          --------------------------

institutions, GNMA Certificates pledged to the Company as security for such
notes and the reserve amounts, all of which are pledged as collateral for the
Bonds, the Company believes that such collateral will provide cash sufficient to
meet the required payments of principal and interest on such Bonds.

     The Bonds are secured by GNMA Certificates which are guaranteed as to
payment of principal and interest by GNMA, which guaranty is backed by the full
faith and credit of the United States and/or FNMA Certificates which are
guaranteed as to full and timely payment of principal and interest by FNMA, a
federally chartered, privately owned corporation.

     The net premium/discount on the Certificates is amortized using the
interest method over the estimated lives of the Certificates.  The deferred
costs and bond discounts relating to the issuance of the Company's long-term
debt are amortized over the estimated lives of the Mortgage-Collateralized Bonds
using the interest method.  The amounts amortized and accreted during any
accounting period do not necessarily correspond to actual cash flow during the
same period.

     Interest income for the nine months ended September 30, 1999 decreased $725
compared to the nine months ended September 30, 1998. This decrease was due to
principal payments on mortgage-backed securities. Interest expense for the nine
months ended September 30, 1999 decreased $705 compared to the nine months ended
September 30, 1998. This decrease was due to redemption of bonds. No other
revenue or expense items are deemed significant.

     The Company commenced operations in May 1984 and was organized to
facilitate the financing of long term residential mortgage loans.  The Company
does not engage in any business or investment activities other than issuing and
selling GNMA/FNMA-Collateralized Bonds, Mortgage-Collateralized Bonds and bonds
backed by mortgage loans or other types of mortgage-related securities and
acquiring, owning, holding, pledging and dealing with GNMA Certificates, FNMA
Certificates, mortgage loans and other mortgage-related securities.  The Company
does not consider period-to-period comparisons of its financial position to be
meaningful.



                                     Continued

                                       13
<PAGE>

     Year 2000 Issue

     For the purposes of the following Year 2000 disclosure, the use of the term
"the Company" refers to NVR Inc, the ultimate parent.

     The Year 2000 Issue is the risk that computer programs using two-digit date
fields will fail to properly recognize the Year 2000, with the result being
business interruptions due to computer system failures by the Company's software
or hardware or that of government entities, service providers, and vendors and
other third parties.

     With the assistance of a consulting firm, the Company completed an
assessment of its exposure to Year 2000 Issues and has developed a detailed plan
to remediate areas of exposure, as discussed below.

     As of September 30, 1999, the Company has substantially completed its
remediation and testing efforts on all of its core Loan Origination, Secondary
Marketing, Servicing, Settlement Services and non-Information Technology (e.g.,
phones, HVAC, etc.) systems and believes that these systems are now Year 2000
compliant.  The remediation efforts included the installation of a vendor-
certified, Year 2000 compliant, commercially available software package for Loan
Origination processing into each of the Company's mortgage branches.  This
installation was completed during the third quarter of 1999.  The total Year
2000 Issue cost of the Company's remediation and testing efforts was
approximately $4,600.

     The Company initiated formal communications with its significant suppliers
and service providers beginning in 1998 to determine the extent to which the
Company may be vulnerable to their failure to correct their own Year 2000 Issues
and is continuing those communications during 1999.  To the extent that
responses to Year 2000 readiness are unsatisfactory, the Company will attempt to
identify alternative suppliers and service providers who have demonstrated Year
2000 readiness. The Company cannot be assured that it will be successful in
finding such alternative suppliers and service providers, or, if it is
successful in finding such alternative suppliers and service providers, that it
will be able to do so at comparable prices.  In the event that any of the
Company's significant suppliers or service providers do not successfully and
timely achieve Year 2000 compliance, and the Company is unable to replace them
at comparable prices, the Company's business or operations could be adversely
affected.  To date, none of the Company's significant suppliers or service
providers has asserted that they will not be Year 2000 compliant by December 31,
1999.

     The Company presently believes that, based on its current state of Year
2000 readiness relative to its internal systems and on the communications
received to date from the Company's significant suppliers and service providers,
the Year 2000 Issue should not present a material adverse risk to the Company's
future results of operations, liquidity,

                                     Continued

                                       14
<PAGE>

and capital resources. However, if the Company's internal computer systems
experience unanticipated malfunctions, or if the level of timely compliance by
key suppliers or service providers is not sufficient, the Year 2000 Issue could
have a material impact on the Company's operations resulting in loss of
revenues, increased operating costs, loss of customers or suppliers, or other
significant disruptions to the Company's business. In addition, widespread
disruptions in the national or international economy, including, for example,
disruptions affecting financial markets, commercial and investments banks,
governmental agencies, utility services, such as heat, lights, power and
telephones, and transportation systems could also have an adverse impact on the
Company. The likelihood and effects of such disruptions are not determinable at
this time.

     The Company will continue to evaluate the necessity for contingency
planning if communications with significant suppliers and service providers
indicate that the Company may be vulnerable to their failure to correct their
Year 2000 issues.  This evaluation will continue for the remainder of 1999.



                                     Continued

                                       15
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 1.   Legal Proceedings.
          ------------------

          The Company is involved in no pending legal proceedings, nor is the
          Company aware of any proceedings contemplated by governmental
          authorities.

Item 2.   Changes in Securities.
          ----------------------

          Omitted pursuant to General Instruction H.

Item 3.   Defaults Upon Senior Securities.
          --------------------------------

          Omitted pursuant to General Instruction H.

Item 4.   Submission of Matters to a Vote of Security Holders.
          ----------------------------------------------------

          Omitted pursuant to General Instruction H.

Item 5.   Other Information.
          ------------------

          None

Item 6.   Exhibits and Reports on Form 8-K.
          ---------------------------------

          (a)  Exhibits

               3.1     Restated Certificate of Incorporation of the
                       Company/1/

               3.2     By-Laws of the Company/2/

               3.2.1   Amendment to By-Laws of the Company adopted June
                       24, 1987/3/

               4.1     Indenture dated as of May 1, 1984 between the
                       Company and Trustee/4/

               4.1.1   First Supplemental Indenture to Indenture/5/

               4.1.2   Second Supplemental Indenture to Indenture/6/

               4.1.3   Third Supplemental Indenture to Indenture/7/

               4.1.4   Fourth Supplemental Indenture to Indenture/8/

               4.1.5   Fifth Supplemental Indenture to Indenture/9/

               4.1.6   Sixth Supplemental Indenture to Indenture/10/

               4.1.7   Seventh Supplemental Indenture to Indenture/11/


                                       16
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

          (a) Exhibits, continued

               4.1.8     Eighth Supplemental Indenture to Indenture/12/

               4.1.9     Ninth Supplemental Indenture to Indenture/13/

               4.1.10    Tenth Supplemental Indenture to Indenture/14/

               4.1.11    Eleventh Supplemental Indenture to Indenture/15/

               4.2       Series 1 Supplement to Indenture/16/

               4.2.1     First Supplemental Indenture to Series 1
                         Supplement/17/

               4.2.2     Purchase Agreement with respect to collateral
                         securing Series 1 Bonds/18/

               4.3       Series 2 Supplement to Indenture/19/

               4.3.1     First Supplemental Indenture to Series 2
                         Supplement/20/

               4.3.2     Second Supplemental Indenture to Series 2
                         Supplement/21/

               4.3.3     Purchase Agreement with respect to collateral
                         securing Series 2 Bonds/22/

               4.3.4     Third Supplemental Indenture to Series 2
                         Supplement/23/

               4.4       Series 3 Supplement to Indenture/24/

               4.4.1     First Supplemental Indenture to Series 3
                         Supplement/25/

               4.4.2     Purchase Agreement with respect to collateral
                         securing Series 3 Bonds/26/

               4.5       Series 4 Supplement to Indenture/27/

               4.5.1     First Supplemental Indenture to Series 4
                         Supplement/28/

               4.5.2     Second Supplemental Indenture to Series 4
                         Supplement/29/

               4.5.3     Third Supplemental Indenture to Series 4
                         Supplement/30/

               4.5.4     Purchase Agreement with respect to collateral
                         securing Series 4 Bonds/31/

               4.6       Series 5 Supplement to Indenture/32/

               4.6.1     First Supplemental Indenture to Series 5, 6, 7,
                         8, 9, 10 and 11 Supplements/33/

                                     Continued

                                       17
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

          (a) Exhibits, continued

               4.7       Series 6 Supplement to Indenture/34/

               4.8       Series 7 Supplement to Indenture/35/

               4.8.1     Second Supplemental Indenture to Series 7
                         Supplement/36/

               4.8.2     Purchase Agreement with respect to collateral
                         securing Series 7 Bonds/37/

               4.9       Series 8 Supplement to Indenture/38/

               4.10      Series 9 Supplement to Indenture/39/

               4.11      Series 10 Supplement to Indenture/40/

               4.11.1    Second Supplement to Series 10 Supplement/41/

               4.11.2    Purchase Agreement with respect to collateral
                         securing Series 10 Bonds/42/

               4.12      Series 11 Supplement to Indenture/43/

               4.12.1    Second Supplemental Indenture to Series 11
                         Supplement/44/

               4.13      Series 12 Supplement to Indenture/45/

               4.14      Series 13 Supplement to Indenture/46/

               4.15      Series 14 Supplement to Indenture/47/

               4.16      Series 15 Supplement to Indenture/48/

               4.17      Series 16 Supplement to Indenture/49/

               4.18      Series 17 Supplement to Indenture/50/

               4.19      Series 18 Supplement to Indenture/51/

               4.20      Series 19 Supplement to Indenture/52/

               4.20.1    First Supplemental Indenture to Series 19
                         Supplement/53/

               4.20.2    Purchase Agreement with respect to collateral
                         securing Series 19 Bonds/54/

                                   Continued

                                       18
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

          (a) Exhibits, continued

               4.21      Series 20 Supplement to Indenture/55/

               4.22      Series 21 Supplement to Indenture/56/

               4.22.1    First Supplemental Indenture to Series 21, 22,
                         23, 24 and 25 Supplements/57/

               4.22.2    Second Supplemental Indenture to Series 21
                         Supplement/58/

               4.22.3    Purchase Agreement with respect to collateral
                         securing Series 21 Bonds/59/

               4.23      Series 22 Supplement to Indenture/60/

               4.23.1    First Supplemental Indenture to Series 22
                         Supplement/61/

               4.23.2    Second Supplemental Indenture to Series 22
                         Supplement/62/

               4.23.3    Purchase Agreement with respect to collateral
                         securing Series 22 Bonds/63/

               4.24      Series 23 Supplement to Indenture/64/

               4.24.1    Second Supplemental Indenture to Series 23
                         Supplement/65/

               4.24.2    Purchase Agreement with respect to collateral
                         securing Series 23 Bonds/66/

               4.25      Series 24 Supplement to Indenture/67/

               4.25.1    Second Supplemental Indenture to Series 24
                         Supplement/68/

               4.25.2    Purchase Agreement with respect to collateral
                         securing Series 24 Bonds/69/

               4.26      Series 25 Supplement to Indenture/70/

               4.26.1    Second Supplemental Indenture to Series 25
                         Supplement/71/

               4.26.2    Purchase Agreement with respect to collateral
                         securing Series 25 Bonds/72/

                                   Continued

                                       19
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

          (a) Exhibits, continued

               4.27      Series 26 Supplement to Indenture/73/

               4.27.1    First Supplemental Indenture to Series 26
                         Supplement/74/

               4.27.2    Purchase Agreement with respect to collateral
                         securing Series 26 Bonds/75/

               4.28      Series 27 Supplement Indenture/76/

               4.28.1    First Supplemental Indenture to Series 27
                         Supplement/77/

               4.28.2    Purchase Agreement with respect to collateral
                         securing Series 27 Bonds/78/

               4.29      Series 28 Supplement to Indenture/79/

               4.29.1    First Supplemental Indenture to Series 28
                         Supplement/80/

               4.29.2    Purchase Agreement with respect to collateral
                         securing Series 28 Bonds/81/

               4.30      Series 29 Supplement to Indenture/82/

               4.30.1    First Supplemental Indenture to Series 29
                         Supplement/83/

               4.30.2    Purchase Agreement with respect to collateral
                         securing Series 29 Bonds/84/

               4.31      Series 30 Supplement to Indenture/85/

               4.31.1    First Supplemental Indenture to Series 30
                         Supplement/86/

               4.31.2    Purchase Agreement with respect to collateral
                         securing Series 30 Bonds/87/

               4.32      Series 31 Supplement to Indenture/88/

               4.32.1    First Supplemental Indenture to Series 31
                         Supplement/89/

               4.32.2    Purchase Agreement with respect to collateral
                         securing Series 31 Bonds/90/

                                   Continued

                                       20
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

          (a) Exhibits, continued

               4.33      Series 32 Supplement to Indenture/91/

               4.34      Series 33 Supplement to Indenture/92/

               4.35      First Amendment to Purchase Agreements/93/

               4.36      Form of Guaranty Agreement with respect to
                         Single-Family (Level Payment) Mortgage-Backed
                         Certificates between GNMA Issuer and GNMA (GNMA I)/94/

               4.37      Form of Guaranty Agreement with respect to
                         Graduated Payment Mortgage-Backed Certificates
                         between GNMA Issuer and GNMA (GNMA I)/95/

               4.38      Contractual Provisions of Mortgage-Backed
                         Securities Guide for GNMA II Program
                         (Constituting the Guaranty Agreement for GNMA II
                         Program)/96/

               4.39      Form of FNMA Pool Purchase Contract/97/

               4.40      Trust Indenture dated as of November 1, 1981, as
                         amended, between FNMA in its corporate capacity
                         and FNMA, as trustee ("FNMA Indenture")/98/

               4.41      Sixth Supplemental Indenture dated as of May 1,
                         1985 to FNMA Indenture/99/

               4.42      Agreement to Purchase Conventional Home Mortgages
                         and to Sell Mortgage Participation Certificates
                         between FHLMC and FHLMC Seller-Servicer/100/

               4.43      Agreement to Guarantee Timely Payment of
                         Scheduled Principal between FHLMC and FHLMC
                         Seller-Servicer/101/

               4.44      FHLMC Mortgage Participation Certificate
                         Agreement/102/

               4.45      Guaranty between the Mortgage Company and the
                         Trustee/103/

               4.46      Letter Agreement among RHI, the Mortgage Company
                         and the Company/104/

               10.1      Form of Participation Agreement/105/

               10.2      Form of Funding Agreement/106/

                                   Continued

                                       21
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

          (a) Exhibits, continued

               10.3    Agreement among the Company, Mellon National
                       Corporation ("Mellon") and certain of Mellon's
                       subsidiaries/107/

               10.4    Form of Guaranteed Investment Contract/108/

          (b) Reports on Form 8-K

               No report on Form 8-K was filed by the Company during the quarter
ended September 30, 1999.
____________________________________

(1)  Incorporated by reference to Exhibit 3.1 filed with Post-Effective
     Amendment No. 1 to Registration Statement No. 2-89611 on June 28, 1985.

(2)  Incorporated by reference to Exhibit 3.2 filed with the Company's Form 10.

(3)  Incorporated by reference to Exhibit 3.2.1 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended June 30, 1987.

(4)  Incorporated by reference to Exhibit 4.1 filed with the Company's Current
     Report on Form 8-K on June 29, 1984.

(5)  Incorporated by reference to Exhibit 4.4 filed with the Company's Annual
     Report on Form 10-K for the year ended December 31, 1984.

(6)  Incorporated by reference to Exhibit 4.5 filed with the Company's Quarterly
     Report on Form 10-Q for the period ended March 31, 1985.

(7)  Incorporated by reference to Exhibit 4.7 filed with the Company's
     Registration Statement No. 33-670 on October 4, 1985.

(8)  Incorporated by reference to Exhibit 4.1 filed with the Company's Current
     Report on Form 8-K on May 2, 1986.

(9)  Incorporated by reference to Exhibit 4.1 filed with the Company's Current
     Report on Form 8-K on July 21, 1986.

(10) Incorporated by reference to Exhibit 4.14 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended June 30, 1986.

(11) Incorporated by reference to Exhibit 4.21 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1986.

(12) Incorporated by reference to Exhibit 4.33 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended June 30, 1987.

                                     Continued

                                       22
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

(13) Incorporated by reference to Exhibit 4.4 filed with the Company's Current
     Report on Form 8-K on March 18, 1988.

(14) Incorporated by reference to Exhibit 4.19 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(15) Incorporated by reference to Exhibit 4.1.11 filed with the Company's Annual
     Report on Form 10-K for the year ended December 31, 1989.

(16) Incorporated by reference to Exhibit 4.2 filed with the Company's Current
     Report on Form 8-K on June 29, 1984.

(17) Incorporated by reference to Exhibit 4.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(18) Incorporated by reference to Exhibit 4.1.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(19) Incorporated by reference to Exhibit 4.3 filed with the Company's Quarterly
     Report on Form 10-Q for the period ended September 30, 1984.

(20) Incorporated by reference to Exhibit 4.6 filed with the Company's Quarterly
     Report on Form 10-Q for the period ended March 31, 1985.

(21) Incorporated by reference to Exhibit 4.2 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(22) Incorporated by reference to Exhibit 4.2.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(23) Incorporated by reference to Exhibit 4.3.4 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1993.

(24) Incorporated by reference to Exhibit 4.8.1 filed with Registration
     Statement No. 33-670 on October 4, 1985.

(25) Incorporated by reference to Exhibit 4.3 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(26) Incorporated by reference to Exhibit 4.3.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(27) Incorporated by reference to Exhibit 4.2 filed with the Company's Current
     Report on Form 8-K on May 2, 1986.

(28) Incorporated by reference to Exhibit 4.3 filed with the Company's Current
     Report on Form 8-K on May 2, 1986.

(29) Incorporated by reference to Exhibit 4.24 filed with Post-Effective
     Amendment No. 1 to Registration Statement No. 33-8475 on January 21, 1987.

                                     Continued

                                       23
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

(30) Incorporated by reference to Exhibit 4.4 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(31) Incorporated by reference to Exhibit 4.4.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(32) Incorporated by reference to Exhibit 4.2 filed with the Company's Current
     Report on Form 8-K on July 21, 1986.

(33) Incorporated by reference to Exhibit 4.25 filed with Post-Effective
     Amendment No. 1 to Registration Statement No. 33-8475 on January 21, 1987.

(34) Incorporated by reference to Exhibit 4.15 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended June 30, 1986.

(35) Incorporated by reference to Exhibit 4.16 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended June 30, 1986.

(36) Incorporated by reference to Exhibit 4.5 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(37) Incorporated by reference to Exhibit 4.5.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(38) Incorporated by reference to Exhibit 4.17 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1986.

(39) Incorporated by reference to Exhibit 4.18 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1986.

(40) Incorporated by reference to Exhibit 4.19 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30,
     1986.

(41) Incorporated by reference to Exhibit 4.6 filed with the Company's
     Quarterly Report on Form 8-K on October 11, 1988.

(42) Incorporated by reference to Exhibit 4.6.1 filed with the Company's
     Quarterly Report on Form 8-K on October 11, 1988.

(43) Incorporated by reference to Exhibit 4.20 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1986.

(44) Incorporated by reference to Exhibit 4.25.1 filed with the Company's Annual
     Report on Form 10-K for the year ended December 31, 1986.

(45) Incorporated by reference to Exhibit 4.22 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1986.

                                     Continued

                                       24
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

(46) Incorporated by reference to Exhibit 4.23 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1986.

(47) Incorporated by reference to Exhibit 4.26 filed with Post-Effective
     Amendment No. 1 to Registration Statement No. 33-8475 on January 21, 1987.

(48) Incorporated be reference to Exhibit 4.27 filed with Post-Effective
     Amendment No. 1 to Registration Statement No. 33-8475 on January 21, 1987.

(49) Incorporated by reference to Exhibit 4.28 filed with Post-Effective
     Amendment No. 1 to Registration Statement No. 33-8475 on January 21, 1987.

(50) Incorporated by reference to Exhibit 4.29 filed with the Company's Annual
     Report on Form 10-K for the year ended December 31, 1986.

(51) Incorporated by reference to Exhibit 4.30 filed with the Company's Annual
     Report on Form 10-K for the year ended December 31, 1986.

(52) Incorporated by reference to Exhibit 4.31 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended March 31, 1987.

(53) Incorporated by reference to Exhibit 4.7 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(54) Incorporated by reference to Exhibit 4.7.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(55) Incorporated by reference to Exhibit 4.32 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended March 31, 1987.

(56) Incorporated by reference to Exhibit 4.34 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended June 30, 1987.

(57) Incorporated by reference to Exhibit 4.5 filed with the Company's Current
     Report on Form 8-K on March 18, 1988.

(58) Incorporated by reference to Exhibit 4.8 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(59) Incorporated by reference to Exhibit 4.8.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(60) Incorporated by reference to Exhibit 4.35 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1987.

(61) Incorporated by reference to Exhibit 4.36 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1987.

                                   Continued

                                       25
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

(62) Incorporated by reference to Exhibit 4.9 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(63) Incorporated by reference to Exhibit 4.9.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(64) Incorporated by reference to Exhibit 4.37 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1987.

(65) Incorporated by reference to Exhibit 4.10 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(66) Incorporated by reference to Exhibit 4.10.1 filed with the Company's
     Current Report on Form 8-K on October 11, 1988.

(67) Incorporated by reference to Exhibit 4.38 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1987.

(68) Incorporated by reference to Exhibit 4.11 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(69) Incorporated by reference to Exhibit 4.11.1 filed with the Company Current
     Report on Form 8-K on October 11, 1988.

(70) Incorporated by reference to Exhibit 4.1 filed with the Company's Current
     Report on Form 8-K on March 18, 1988.

(71) Incorporated by reference to Exhibit 4.12 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(72) Incorporated by reference to Exhibit 4.12.1 filed with the Company's
     Current Report on Form 8-K on October 11, 1988.

(73) Incorporated by reference to Exhibit 4.2 filed with the Company's Current
     Report on Form 8-K on March 18, 1988.

(74) Incorporated by reference to Exhibit 4.13 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(75) Incorporated by reference to Exhibit 4.13.1 filed with the Company's
     Current Report  on Form 8-K on October 11, 1988.

(76) Incorporated by reference to Exhibit 4.3 filed with the Company's Current
     Report on Form 8-K on March 18, 1988.

(77) Incorporated by reference to Exhibit 4.14 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.


                                   Continued

                                       26
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

(78) Incorporated by reference to Exhibit 4.14.1 filed with the Company's
     Current Report on Form 8-K on October 11, 1988.

(79) Incorporated by reference to Exhibit 4.44 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended March 31, 1988.

(80) Incorporated by reference to Exhibit 4.15 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(81) Incorporated by reference to Exhibit 4.15.1 filed with the Company's
     Current Report on Form 8-K on October 11, 1988.

(82) Incorporated by reference to Exhibit 4.45 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended June 30, 1988.

(83) Incorporated by reference to Exhibit 4.16 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(84) Incorporated by reference to Exhibit 4.16.1 filed with the Company's
     Current Report on Form 8-K on October 11, 1988.

(85) Incorporated by reference to Exhibit 4.46 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended June 30, 1988.

(86) Incorporated by reference to Exhibit 4.17 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(87) Incorporated by reference to Exhibit 4.17.1 filed with the Company's
     Current Report on Form 8-K on October 11, 1988.

(88) Incorporated by reference to Exhibit 4.33 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1988.

(89) Incorporated by reference to Exhibit 4.18 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(90) Incorporated reference to Exhibit 4.18.1 filed with the Company's Current
     Report on Form 8-K on October 11, 1988.

(91) Incorporated by reference to Exhibit 4.34 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended September 30, 1988.

(92) Incorporated by reference to Exhibit 4.34 filed with the Company's Annual
     Report on Form 10-K for the year ended December 31, 1988.

(93) Incorporated by reference to Exhibit 4.35 filed with the Company's
     Quarterly Report on Form 10-Q for the period ended March 31, 1989.

(94) Incorporated by reference to Exhibit 4.3 filed with Registration Statement
     No. 2-89611 on February 23, 1984.

                                   Continued

                                       27
<PAGE>

                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------

(95)  Incorporated by reference to Exhibit 4.4 filed with Registration Statement
      No. 2-89611 on February 23, 1984.

(96)  Incorporated by reference to Exhibit 4.5 filed with Registration Statement
      No. 2-89611 on February 23, 1984.

(97)  Incorporated by reference to Exhibit 4.6 filed with Amendment No. 1 to
      Registration Statement No. 2-89611 on April 19, 1984.

(98)  Incorporated by reference to Exhibit 4.9 filed with the Company's Annual
      report on Form 10-K for the year ended December 31, 1984.

(99)  Incorporated by reference to Exhibit 4.14 to Post Effective Amendment No.
      1 to Registration Statement No. 2-89611 on June 28, 1985.

(100) Incorporated by reference to Exhibit 4.15 to Post-Effective Amendment No.
      1 to Registration Statement No. 2-89611 on June 28, 1985.

(101) Incorporated by reference to Exhibit 4.16 filed with Registration
      Statement No. 33-670 on October 4, 1985.

(102) Incorporated by reference to Exhibit 4.17 filed with Registration
      Statement No. 33-670 on October 4, 1985.

(103) Incorporated by reference to Exhibit 4.11 filed with the Company's
      Quarterly Report on Form 10-Q for the period ended June 30, 1984.

(104) Incorporated by reference to Exhibit 4.19 filed with Registration
      Statement No. 33-670 on October 4, 1985.

(105) Incorporated by reference to Exhibit 10.1 filed with the Company's
      Quarterly Report on Form 10-Q for the period ended September 30, 1985.

(106) Incorporated by reference to Exhibit 10.2 filed with the Company's
      Quarterly Report on Form 10-Q for the period ended September 30, 1985.

(107) Incorporated by reference to Exhibit 10.3 filed with Amendment No.1 to
      Registration Statement No. 2-89611 on April 19, 1984.

(108) Incorporated by reference to Exhibit 10.4 filed with Registration
      Statement No. 33-670 on October 4, 1985.

                                       28
<PAGE>

                                   FORM 10-Q

                                  SIGNATURES
                                  ----------


     Pursuant to the requirements of the Securities Exchange Act of 1934, the
registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.



                                   RYAN MORTGAGE ACCEPTANCE CORPORATION IV


         November 11, 1999         By: /s/William J. Inman
   ---------------------------         ---------------------------------
              Date                      William J. Inman, President and
                                        Chairman of the Board of Directors
                                        (Duly Authorized Officer)



       November 11, 1999            By: /s/Peter J. Fitzsimmons
  --------------------------            ----------------------------------
             Date                       Peter J. Fitzsimmons, Vice President;
                                        Controller; Secretary; Director
                                        (Principal Financial and Accounting
                                        Officer)

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