<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, 1998
                               -------------------------------------------

                                     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 13,
1998:  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, 1998
            and December 31, 1997                                               3
         Statements of Operations for the
            three months ended September 30, 1998 and 1997                      4
 
         Statements of Operations for the nine months
            ended September 30, 1998 and 1997                                   5
 
         Statements of Cash Flows for the
            nine months ended September 30, 1998 and 1997                       6
 
         Notes to Financial Statements                                       7-11
  
  Item 2 - Management's Discussion and Analysis of Financial
           Condition and Results of Operations                              12-14
 
PART II.  OTHER INFORMATION
 
  Item 1 - Legal Proceedings                                                   15
 
  Item 2 - Changes in Securities                                               15
 
  Item 3 - Defaults Upon Senior Securities                                     15
 
  Item 4 - Submission of Matters to a Vote of
           Security Holders                                                    15
 
  Item 5 - Other Information                                                   15
 
  Item 6 - Exhibits and Reports on Form 8-K                                 15-27
 
SIGNATURES                                                                     28
</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,
ASSETS                                             1998         1997  
                                               ------------- ------------
                                                (Unaudited)
<S>                                            <C>           <C> 
 
Cash                                              $     2      $     2
                                                           
Funds held by Trustee (Note 3)                      1,229          245
                                                           
Receivables on mortgage-backed securities                  
 (Note 2)                                             314          798
                                                           
Receivables from affiliates                           824          268
                                                           
Investments in mortgage-backed securities                  
 available-for-sale (amortized cost of                     
 $8,354 and $20,538, net of premium                        
 (discount) of $31 and ($59))                       8,625       21,549
                                                           
Deferred bond issue costs                              74          179
                                                           
Other assets                                            6           10
                                                 --------      -------
                                                           
                                                 $ 11,074      $23,051
                                                 ========      =======
 
  LIABILITIES AND SHAREHOLDER'S EQUITY
 
Liabilities:
  Long-term debt (Note 3)                        $  9,278   $20,725
  Accrued interest payable                            277       235
  Deferred income taxes                                95       354
  Other liabilities                                   252        92
                                                 --------   -------
                                                    9,902    21,406
                                                 --------   -------
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                                   106        98
  Accumulated other comprehensive income
  net of income taxes (Note 6)                        176       657
                                                 --------   -------
                                                    1,172     1,645
                                                 --------   -------
 
                                                 $ 11,074   $23,051
                                                 ========   =======
 
</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,
                                                  ------------------------
                                                     1998         1997
                                                  -----------  -----------
                                                  (Unaudited)  (Unaudited)
<S>                                               <C>          <C>
Revenues:
         Interest income                               $ 329        $ 519
 
         Accretion of net discount (premium)
          on mortgage-backed securities                   (1)           5
 
         Bond administration fee                           3            3
 
         Gain on sale of mortgage-backed
          securities                                     608           --
 
         Income maintenance allowance
          from (to) parent (Note 4)                     (101)           7
                                                       -----        -----
 
                                                         838          534
                                                       -----        -----
 
Expenses:
         Interest expense                                272          515
 
         Amortization of deferred
          bond issue costs                                19            8
 
         Amortization of bond
          discounts                                       53           25
 
         Interest on advances (to) from
          affiliates                                      16           (3)
 
         Other financial and administrative              160          (14)
                                                       -----        -----
 
                                                         520          531
                                                       -----        -----
 
              Income before income taxes
               and extraordinary item                    318            3
 
Income tax provision                                     110           --
                                                       -----        -----
 
              Income before extraordinary item           208            3
 
Extraordinary item:
         Loss on retirement of bonds
         net of income tax effect of $110 and $--        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,
                                                           ------------------------
                                                              1998          1997
                                                              ----          ----
                                                           (Unaudited)  (Unaudited)
<S>                                                        <C>          <C>
 
Revenues:
         Interest income                                     $1,234       $1,863
 
         Accretion of net discount
         on mortgage-backed securities                            2            8
 
         Bond administration fee                                  9           10
 
         Gain on sale of mortgage-backed
          securities                                            608          590
 
         Income maintenance allowance
          to parent (Note 4)                                    (39)         (25)
                                                             ------       ------
 
                                                              1,814        2,446
                                                             ------       ------
 
Expenses:
         Interest expense                                     1,172        1,762
 
         Amortization of deferred
          bond issue costs                                       34           32
 
         Amortization of bond
          discounts                                              94           69
 
         Interest on advances (to) from
          affiliates                                              6           (6)
 
         Other financial and administrative                     184           27
                                                             ------       ------
 
                                                              1,490        1,884
                                                             ------       ------
 
              Income before income taxes
               and extraordinary item                           324          562
 
Income tax provision                                            110          194
                                                             ------       ------
 
              Income before extraordinary item                  214          368
 
Extraordinary item:
         Loss on retirement of bonds
         net of income tax effect of $110 and $194              205          358
                                                             ------       ------
         
 
Net Income                                                   $    9       $   10
                                                             ======       ======
</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,
                                                   -------------------------------
                                                       1998                  1997
                                                       ----                  ----
                                                        (Unaudited) (Unaudited)
<S>                                                <C>                   <C>
Operating Activities:
 Net Income                                        $      9              $     10
 Adjustments to reconcile net income to net
  cash provided by operating activities:
  Gain on sale of mortgage-backed securities           (608)                 (590)
  Loss on retirement of bonds                           315                   552
   Accretion of net discount on
    mortgage-backed securities                           (2)                   (8)
   Amortization of deferred bond
     issue costs                                         34                    32
   Amortization of bond discounts                        94                    69
   Change in interest receivable on mortgage-
    backed securities                                    95                    61
   Change in other assets                                 4                    (8)
   Change in accrued interest payable                    42                  (158)
   Change in accrued liabilities                        160                   (45)
                                                   --------            ----------
     Net cash provided (used) by Operating              143                   (85)
     Activities                                    --------            ----------
 
Investing Activities:
 Increase in funds held by Trustee                     (984)                 (327)
 Principal payments on mortgage-backed
   securities                                         4,464                 2,998
 Proceeds on sale of mortgage-backed securities       8,718                14,359
                                                   --------            ----------
    Net cash provided by Investing Activities        12,198                17,030
                                                   --------            ----------
 
Financing Activities:
 Redemption of bonds                                (11,785)              (16,430)
 Net changes in receivables from affiliates            (556)                  111
 Return of capital to parent                             --                  (626)
                                                   --------            ----------
   Net cash used by Financing Activities            (12,341)              (16,945)
                                                   --------            ----------
 
     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                               $  1,130              $  1,920
                                                   ========            ==========
 
Supplemental disclosure of non cash flow
 financing activities:
 
      Change in unrealized gain on
        available for sale securities                  (740)                 (233)
                                                   ========            ==========
</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
                                 June 30, 1998
                         (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 three month and nine month periods ended September 30, 1998
     are not necessarily indicative of the results that may be expected for the
     year ending December 31, 1998.  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, 1997.

2.   Receivables on mortgage-backed securities represent amounts due for
     scheduled and unscheduled principal and interest payments for the months of
     September 1998 and December 1997, respectively.

3.   Long-term debt at September 30, 1998 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        1,149           August 1, 2016

      10        10-Z     9.45        2,973          October 1, 2016
 
      11        11-Z     9.00        9,458          October 1, 2016
                                   -------
                                  $ 13,580

                Less: Bonds pertaining
                      to the sale to RMI
                      as described on the
                      following page      (4,122)

                Less: Discounts             (180)
                                        -------- 
                                        $  9,278
                                        ========

</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 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, 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 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.   Effective January 1, 1998, the Company adopted Statement of Financial
Accounting Standards ("SFAS") No. 130, Reporting Comprehensive Income.  SFAS No.
130 establishes standards for reporting and display of comprehensive income and
its components in a full set of general-purpose financial statements.
Comprehensive income is defined as the change in equity of the Company during a
period from transactions and other events and circumstances from nonowner
sources.

Total comprehensive income (loss) for the three month periods ended September
30, 1998 and 1997 was ($427) and $44, respectively.  Other comprehensive income
(loss) is composed of the net after tax effects of the net change in unrealized
holding gains on mortgage-backed securities, which were ($430) and $41 for the
three month periods ended September 30, 1998 and 1997, respectively.  Total
comprehensive loss for the nine month periods ended September 30, 1998 and 1997
was $472 and $142, respectively. Other comprehensive loss is $481 and $152 for
the nine month periods ended September 30, 1998 and 1997, respectively.



                                   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 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 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
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.

                                   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).
         --------------------------             

     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 three months ended September 30, 1998 decreased
$190 compared to the three months ended September 30, 1997.  This decrease was
due to principal payments on mortgage-backed securities and the sale of
mortgage-backed securities.  Interest expense for the three months ended
September 30, 1998 decreased $243 compared to the three months ended September
30, 1997.  This decrease was due to redemption of bonds.  Interest income for
the nine months ended September 30, 1998 decreased $629 compared to the nine
months ended September 30, 1997.  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, 1998 decreased $590 compared to
the nine months ended September 30, 1997.  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

     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.

     The Company, with the assistance of a consulting firm, is addressing the
Year 2000 Issue.  The Company has completed its assessment of exposure to Year
2000 Issues and has developed a detailed plan to remediate areas of exposure.

     The Company expects to begin its remediation efforts and the related
testing on its bond administration system in November, 1998.  This testing
should be completed by December 31, 1998.  The total Year 2000 Issue costs for
the bond administration system are estimated to be less than $25,000, the
majority of which is expected to be expensed during the last quarter of 1998.

     The Company has initiated formal communications with its significant
suppliers and service providers to determine the extent to which the Company may
be vulnerable to their failure to correct their own Year 2000 issues.  It is
expected that full identification will be completed by March 31, 1999.  To the
extent that responses to Year 2000 readiness are unsatisfactory, the Company
intends to change major suppliers and service providers to those who have
demonstrated Year 2000 readiness.  There can be no assurance that the Company
will be successful in finding such alternative suppliers, service providers and
contractors.  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, the Company's business or operations
could be adversely affected.

     The Company presently believes that upon remediation of its business
software and hardware applications, the Year 2000 Issue will not present a
materially adverse risk to the Company's future results of operations,
liquidity, and capital resources.  However, if such remediation is not completed
in a timely manner or 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 including, but not limited to, increased operating
costs or other significant disruptions to the Company's business.

     The Company expects to begin contingency planning activities on any system
that remains non-compliant as of December 31, 1998, if any, by early 1999 and
expects this planning to continue throughout 1999.  The contingency planning
will include identification of worst case scenarios and how they will be
remediated.



                                   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.
          ------------------

           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/
 

                                      15
<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
                                      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
 
               4.7       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
                                      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
 
               4.21      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
                                      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
 
               4.27      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
                                      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
 
               4.33          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
                                      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, 1998.
____________________________________

(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 13, 1998           By:  /s/William J. Inman
---------------------------           ----------------------------------
           Date                       William J. Inman, President and
                                      Chairman of the Board of Directors
                                      (Duly Authorized Officer)



     November 13, 1998           By:  /s/Peter J. Fitzsimmons
---------------------------           ---------------------------------- 
           Date                       Peter J. Fitzsimmons, Vice President;
                                      Controller; Secretary; Director
                                      (Principal Financial and Accounting
                                      Officer)



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