<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, 1996
                               -------------------------------------------

                                       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)

                     111 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 14, 1996:  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>
 
                                     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,
                                                    1996           1995
                                                -------------  -------------
                                                   ASSETS       (Unaudited)
<S>                                             <C>            <C>
 
Cash                                                  $     2      $      2
 
Funds held by Trustee (Note 3)                          2,269         2,534
 
Receivables on mortgage-backed securities
  (Note 2)                                              1,241         2,398
 
Receivables from affiliates                               435           141
 
Investments in mortgage-backed securities
  available-for-sale (amortized cost of
  $53,260 and -, net of premium of $122
  and -)                                               54,473             -
 
Investments in mortgage-backed securities
  held-to-maturity, net of premium
  of - and $127                                             -        97,771
 
Deferred bond issue costs                               1,194         1,719
 
Other assets                                               23            47
                                                      -------      --------
                                                      $59,637      $104,612
                                                      =======      ========
 
     LIABILITIES AND SHAREHOLDER'S EQUITY
 
Liabilities:
     Long-term debt (Note 3)                          $54,149      $ 98,505
     Accrued interest payable                           1,447         1,573
     Deferred income taxes                                497             -
     Other liabilities                                    152           151
                                                      -------      --------
                                                       56,245       100,229
                                                      -------      --------
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                         2,586         4,309
     Retained earnings (including
     unrealized gain on securities
     available-for-sale of $716 and -,
     net of income taxes)                                 805            73
                                                      -------      --------
                                                        3,392         4,383
                                                      -------      --------
                                                      $59,637      $104,612
                                                      =======      ========
 
</TABLE>



                             See Notes - Pages 7-12
                                       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,
                                               ---------------------------
                                                    1996          1995
                                               --------------  -----------
                                                (Unaudited)    (Unaudited)
<S>                                            <C>             <C>
 
Revenues:
     Interest income                                  $1,287       $2,404
 
     Adjustment/accretion of net premium
      on mortgage-backed securities                       (2)           5
 
     Bond administration fee                               4            7
 
     Gain on sale of mortgage-backed
      securities                                         866            -
 
     Income maintenance allowance
      from parent (Note 4)                               268          168
                                                      ------       ------
                                                       2,423        2,584
                                                      ------       ------
 
Expenses:
     Interest expense                                  1,446        2,381
 
     Adjustment/amortization of deferred
      bond issue costs                                    69           72
 
     Adjustment/amortization of bond
      discounts                                           64           76
 
     Interest on advances to
      affiliates                                           6            7
 
     Other financial and administrative                   53           41
                                                      ------       ------
                                                       1,638        2,577
                                                      ------       ------
 
          Income before income taxes
           and extraordinary item                        785            7
 
Income tax provision                                     313            -
                                                      ------       ------
          Income before extraordinary item               472            7
 
Extraordinary item:
     Loss on retirement of bonds
     net of income tax effect of $313 and -              469            -
                                                      ------       ------
Net Income                                            $    3       $    7
                                                      ======       ======
</TABLE>
                             See Notes - Pages 7-12
                                       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,
                                              --------------------------
                                                   1996         1995
                                              -------------- -----------
                                               (Unaudited)    (Unaudited)
<S>                                           <C>             <C>
 
Revenues:
     Interest income                                 $5,366      $ 7,480
 
     Adjustment/accretion of net premium
      on mortgage-backed securities                     (36)         117
 
     Bond administration fee                             16           20
 
     Gain on sale of mortgage-backed
      securities                                      1,470            -
 
     Income maintenance allowance from
      (to) parent (Note 4)                              250       (1,729)
                                                     ------      -------
                                                      7,066        5,888
                                                     ------      -------
 
Expenses:
     Interest expense                                 5,375        7,390
 
     Adjustment/amortization of deferred
      bond issue costs                                  258         (802)
 
     Adjustment/amortization of bond
      discounts                                         245         (817)
 
     Interest on advances to affiliates                  (5)         (18)
 
     Other financial and administrative                 157          115
                                                     ------      -------
                                                      6,030        5,868
                                                     ------      -------
 
          Income before income taxes
           and extraordinary item                     1,036           20
 
Income tax provision                                    408            -
                                                     ------      -------
 
          Income before extraordinary item              628           20
 
Extraordinary item:
     Loss on retirement of bonds
     net of income tax effect of
     $408 and -                                         612            -
                                                     ------      -------
Net Income                                           $   16      $    20
                                                     ======      =======
</TABLE>
                             See Notes - Pages 7-12
                                       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,
                                                    ------------------------------ 
                                                           1996            1995
                                                    ------------------ -----------
                                                       (Unaudited)      (Unaudited)
<S>                                                 <C>                 <C>
Operating Activities:
  Net Income                                                 $     16     $     20
  Adjustments to reconcile net income to net
   cash provided (used) by operating activities:
   Gain on sale of mortgage-backed securities                  (1,470)           -
   Loss on retirement of bonds                                  1,020            -
    Adjustment/accretion of net premium on
     mortgage-backed securities                                    36         (117)
    Adjustment/amortization of deferred bond
     issue costs                                                  258         (802)
    Adjustment/amortization of bond discounts                     245         (817)
    Change in interest receivable on mortgage-
     backed securities                                            399           76
    Interest accrued and added to bond principal                  446        1,674
    Change in other assets                                         24            2
    Change in accrued interest payable                           (126)        (175)
    Change in accrued liabilities                                   1          (10)
                                                             --------     --------
     Net cash provided (used) by Operating
      Activities                                                  849         (149)
                                                             --------     --------
Investing Activities:
  (Increase) decrease in funds held by Trustee                    265       (1,023)
  Principal payments on mortgage-backed
    securities                                                 13,981       12,456
  Proceeds on sale of mortgage-backed securities               32,722            -
                                                             --------     --------
     Net cash provided by Investing Activities                 46,968       11,433
                                                             --------     --------
 
Financing Activities:
  Redemption of bonds                                         (45,800)     (12,897)
  Net changes in receivables from affiliates                     (294)       1,613
  Return of capital to parent                                  (1,723)           -
                                                             --------     --------
    Net cash used by Financing Activities                     (47,817)     (11,284)
                                                             --------     --------
 
 
     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                                $  5,055     $  5,891
                                                             ========     ========
 
Supplemental disclosure of non cash flow
  financing activities:
 
                Unrealized gain on available
                  for sale securities                           1,213            -
                                                             ========     ========
</TABLE>
                             See Notes - Pages 7-12
                                       6
<PAGE>
 
                                     PART I

                                   FORM 10-Q

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

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

                         NOTES TO FINANCIAL STATEMENTS

                               September 30, 1996

                         (Dollar amounts in thousands)

                                   --------

1.   In the opinion of management, the unaudited financial statements included
     in this Form 10-Q include all adjustments which management considers
     necessary for a fair presentation of the results of the interim periods
     presented.  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, 1995.

2.   Receivables on mortgage-backed securities represent amounts due for
     scheduled and unscheduled principal and interest payments for the months of
     September 1996 and December 1995, respectively.

3.   Long-term debt at September 30, 1996 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           2,489          August 1, 2016
 
       8       8-Z     9.00          12,729          September 1, 2016
 
       9       9-B     9.375            642          September 1, 2016
 
      10      10-Z     9.450          4,902          October 1, 2016
 
      11      11-Z     9.000         13,915          October 1, 2016
 
      12      12-C     9.250          1,688          November 1, 2016
 
      13      13-B     9.00           5,783          November 1, 2016
 
      14      14-B     9.125          1,151          December 1, 2016
 
      15      15-B     9.000          3,022          March 1, 2014

              15-Z     9.000          1,184          December 1, 2016
 
      16      16-B     9.000          4,975          April 1, 2015

              16-Z     8.875          1,143          January 1, 2017
 
      17      17-B     8.50           1,168          February 1, 2017
 
</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:

<TABLE>
<CAPTION>

     Series  Class     Rate %   Principal Amount  Stated Maturity
     ------  -----     ------   ----------------  ---------------
     <S>     <C>       <C>      <C>               <C>
       18    18-B      8.375       $  371         March 1, 2017
                                
       19    19-B      8.250        1,274         May 1, 2017
                                
       20    20-B      8.00         7,212        May 1, 2017
                                    ------
                                  $63,648
</TABLE>

<TABLE>
                 <S>                          <C>
                 Less: Bonds pertaining
                       to the sale to RMI
                       as described on the
                       following page          (8,665)

                 Less: Discounts                 (834)
                                             -------- 

                                             $ 54,149
                                             ========
</TABLE>



                                   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:

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., subject to such liens and rights, the collateral
securing the Company's Mortgage-Collateralized Bonds, Series 7, 10 and 19.  In
accordance with FASB Technical Bulletin 85-2, "Accounting for Collateralized
Mortgage Obligations", 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, and on July 1, 1996, the Company redeemed, at INVG's request,
its Mortgage-Collateralized Bonds, Series 4.

Pursuant to the Indenture, interest is payable quarterly on the Series 7 through
20 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.  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 Series 7 through 11 Bonds and Series
14 through 20 Bonds and to redeem the Series 12 and 13 Bonds in principal
amounts of $1,000 or multiples thereof.

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
                                       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:

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.  In conjunction with the retirement of the Series 5 Bonds during the
second quarter of 1996 and the sale of the related collateral, the Company has
reclassified its mortgage-backed securities 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 in a
separate component of retained earnings until realized.  In the case of series
of Bonds with respect to which the Company has sold to RMI the underlying
collateral subject to the lien of the Indenture, the Company has agreed to
exercise such right only upon the request of RMI.

<TABLE>
<CAPTION>
 
Class or Series                                               Date
---------------------------------  -----------------------------------------------------------
<S>                                <C>
 
Class 7-Z Bonds                    The later of August 2, 2001 or the date on which the Class
                                          7-C Bonds are fully paid
Class 8-Z Bonds                    The later of September 1, 1998 or the date on which the
                                          Class 8-C Bonds are fully paid
Series 9 Bonds                     September 1, 1996
Class 10-Z Bonds                   The later of October 1, 2001 or the date on which the Class
                                          10-C Bonds are fully paid
Class 11-Z Bonds                   The later of October 1, 2001 or the date on which the Class
                                          11-C Bonds are fully paid
Series 12 Bonds                    November 1, 1996
Series 13 Bonds                    November 1, 1996
Series 14 Bonds                    December 1, 1996
Series 15 Bonds                    December 1, 1996
Series 16 Bonds                    January 1, 1997
Series 17 Bonds                    February 1, 1997
Series 18 Bonds                    March 1, 1997
Series 19 Bonds                    May 1, 1997
Series 20 Bonds                    May 1, 1997
 
</TABLE>



                                   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)

                                   --------
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, and its GNMA-Collateralized
Bonds, Series 6, on August 1, 1996.

The Series 8, 11, 13, 15, 16 and 20 Bonds are collateralized by GNMA
Certificates, while the Series 7, 9, 10, 12, 14, 17, 18 and 19 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
                                       11
<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
     Financial Services, Inc. ("NVRFS") (formerly Ryan Financial Services,
     Inc.).  NVRFS is a wholly owned subsidiary of NVR, Inc. ("NVR"), the
     successor to NVR L.P.

     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, NVRFS 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.

     NVR Mortgage Finance, Inc. was formed in 1991 to succeed to the mortgage
     banking business of NVRFS and NVR Mortgage L.P. and presently is conducting
     NVR's mortgage origination and servicing business.

5.   Pursuant to the terms of the Indenture, the Company redeemed its FNMA-
     Collateralized Bonds, Series 9 and 12, on November 1, 1996, and its GNMA-
     Collateralized Bonds, Series 13, on November 1, 1996.  In addition,
     pursuant to the terms of the Indenture, the Company intends to redeem its
     Mortgage-Collateralized Bonds, Series 14 and 15, on December 1, 1996.

6.   All amounts receivable from/payable to affiliates bear interest at an
     intercompany rate determined by NVRFS.  All amounts payable to affiliates
     are subordinate to the Company's obligations to the holder's of its Bonds.
     During 1996, $1,723 was distributed to NVRFS as a return of capital.



                                   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.  (Dollars in Thousands)
         --------------------------------------------------

     The Company's long-term debt consists of its Mortgage-Collateralized Bonds,
Series 8 and 11, issued in four classes; Series 12, 15 and 16, issued in three
classes; and Series 9, 13, 14, 17, 18 and 20, issued in two 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; and Series 19, issued in two 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 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 Technical Bulletin 85-2, 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 Certificates, FNMA Certificates and/or FHLMC
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.  In addition, the Company has established certain reserve amounts in
connection with certain series of its Bonds which may be used by the Trustee
under the Indenture to pay interest on such series of Bonds to the extent

                                   Continued
                                       13
<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).
         --------------------------             

cash is not otherwise available.  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 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, 1996 decreased
$2,114 compared to the nine months ended September 30, 1995.  This decrease was
due to principal payments on mortgage-backed securities and the sale of
mortgage-backed securities.  Interest expense for the nine months ended
September 30, 1996 decreased $2,015 compared to the nine months ended September
30, 1995.  This decrease was due to redemption of bonds.  The changes in
accretion of net discount (premium) on mortgage-backed securities, amortization
of deferred bond issue costs and bond discounts between the nine months ended
September 30, 1996 and September 30, 1995 are principally due to a change in the
estimates of prepayment speed on the mortgage-backed securities between periods.
No other revenue or expense item changes 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, FHLMC 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
                                     14
<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.
          ------------------

          Subsequent Event.
          -----------------

          Pursuant to the terms of the Indenture, the Company redeemed its FNMA-
          Collateralized Bonds, Series 9 and 12, on November 1, 1996, and its
          GNMA-Collateralized Bonds, Series 13, on November 1, 1996.  In
          addition, pursuant to the terms of the Indenture, the Company intends
          to redeem its Mortgage-Collateralized Bonds, Series 14 and 15, on
          December 1, 1996.

Item 6.   Exhibits and Reports on Form 8-K.
          ---------------------------------
<TABLE>
<CAPTION>
 
         (a)   Exhibits
         <S>                             <C>
               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/
 
</TABLE>
                                       15
<PAGE>
 
                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------            
<TABLE>
<CAPTION>
 
          (a)  Exhibits, continued
          <S>                                  <C>
 
               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/
 
</TABLE>



                                   Continued
                                       16
<PAGE>
 
                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------            
<TABLE>
<CAPTION>
 
          (a)  Exhibits, continued
          <S>                                  <C>
 
               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/
 
</TABLE>



                                   Continued
                                       17
<PAGE>
 
                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------            
<TABLE>
<CAPTION>
 
          (a)  Exhibits, continued
          <S>                                  <C>
 
               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/
 
</TABLE>



                                   Continued
                                       18
<PAGE>
 
                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------            
<TABLE>
<CAPTION>
 
          (a)  Exhibits, continued
          <S>                                  <C>
 
               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/
 
</TABLE>



                                   Continued
                                       19
<PAGE>
 
                                    PART II

                                   FORM 10-Q

                    RYAN MORTGAGE ACCEPTANCE CORPORATION IV

Item 6.   Exhibits and Reports on Form 8-K, continued.
          --------------------------------            
<TABLE>
<CAPTION>
 
          (a)  Exhibits, continued
          <S>                                  <C>
                                               
               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/
</TABLE>



                                   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

               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, 1996.
____________________________________

(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
                                       21
<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
                                       22
<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
                                       23
<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
                                       24
<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
                                       25
<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
                                       26
<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.



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<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 14, 1996            By: /s/ William J. Inman
-----------------------------         ----------------------------------
           Date                       William J. Inman, President and
                                      Chairman of the Board of Directors
                                      (Duly Authorized Officer)



      November 14, 1996             By: /s/ Peter J. Fitzsimmons
-----------------------------          ----------------------------------
            Date                       Peter J. Fitzsimmons, Vice President;
                                       Controller; Secretary; Director
                                       (Principal Financial and Accounting
                                       Officer)



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