```

                     U.S SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549

                                 FORM 10-QSB
                                   -----------

                  Quarterly Report under Section 13 or 15(d) of
                       The Securities Exchange Act of 1934

                For the Quarterly Period Ended September 30, 2000
                           Commission File No. 0-19933

                           TMP INLAND EMPIRE IV, LTD.
                        A CALIFORNIA LIMITED PARTNERSHIP
           (Name of small business issuer as specified in its charter)

                              CALIFORNIA 33-0341829
        (State or other jurisdiction (I.R.S.Employer Identification No.)
                       of incorporation or organization)

                      801 North Parkcenter Drive, Suite 235
                           Santa Ana, California 92705
          (Address of principal executive offices, including Zip Code)

                                 (714) 836-5503
                (Issuer's telephone number, including area code)

Check  whether the issuer [1] filed all reports  required to be filed by Section
13 or 15(d) of the  Exchange  Act during the past 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 [ ]

Transitional Small Business Disclosure Format:____Yes__X__No
```

```

PART I - FINANCIAL INFORMATION

Item 1.         Financial Statements

The following financial statements are filed as a part of this Form 10-QSB:

Balance  Sheets as of September  30, 2000 and December 31, 1999,  Statements  of
Operations for the three and nine months ended  September 30, 2000 and 1999, and
Statements of Cash Flows for the nine months ended September 30, 2000 and 1999.

The interim financial statements presented have been prepared by the Partnership
without audit and in the opinion of the management, reflect all adjustments of a
normal  recurring  nature  necessary for a fair  statement of (a) the results of
operations  for the three and nine months ended  September 30, 2000 and 1999 (b)
the financial position at September 30, 2000 and (c) the cash flows for the nine
months ended  September 30, 2000 and 1999.  Interim  results are not necessarily
indicative of results for a full year.

The balance  sheet  presented  as of December 31, 1999 has been derived from the
financial  statements  that have been audited by the  Partnership's  independent
public  accountants.  The  financial  statements  and  notes  are  condensed  as
permitted by Form 10-QSB and do not contain certain information  included in the
annual  financial  statements  and  notes  of  the  Partnership.  The  financial
statements  and notes  included  herein should be read in  conjunction  with the
financial statements and notes included in the Partnership's Form 10-KSB.

                                       2
```

```

                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership

                                 Balance Sheets

                                                 September 30,      December 31,
                                                         2000             1999
                                                   (unaudited)       __________
                                                --------------      -
                                                              Assets

Cash .............................................  $      69,890   $     3,427
Investment in Unimproved Land, net (Note 1) ......      2,777,734     2,617,203
                                                        ---------     ----------

   Total Assets ..................................  $   2,847,624   $ 2,620,630
                                                        =========     ==========

                                            Liabilities and Partners' Capital

Accounts Payable ...............................    $     5,565     $         0
Due to Affiliates (Note 5and 6) ................        445,515         508,663
Property Taxes Payable (Note 8) ................         54,474          34,575
Franchise Tax Payable ..........................            800             800
Commission Payable to Affiliate (Note 6) .......         70,560          70,560
Notes Payable (Note 7) .........................        560,000         190,000
                                                       --------        --------

    Total Liabilities ..........................      1,136,914         804,598
                                                      ---------         --------

General Partners ...............................        (58,608)        (57,555)
Limited Partners; 8,500 Equity
  Units Authorized and Outstanding .............      1,769,318       1,873,587

    Total Partners' Capital ....................      1,710,710       1,816,032
                                                      ---------       ----------

    Total Liabilities and Partners' Capital ....    $ 2,847,624     $ 2,620,630
                                                    ===========     ============

                 See Accompanying Notes to Financial Statements

                                       3
```

```

                          TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership

                            Statements of Operations
                                   (Unaudited)

                                                             Three Months Ended
                                                    September 30,  September 30,
                                                            2000          1999
                                                    ------------       ---------

Income
   Interest                                         $        975       $      0
                                                    ------------       --------

Total Income                                                 975              0
                                                    ------------       --------

Expenses
   Accounting & Financial Reporting                    6,692          3,692
   Outside Professional Services                          12,687          6,225
   General   & Administrative                          2,185          3,170
   Interest                                               12,925         10,725
                                                    ------------      ---------

Total Expenses                                            34,489         23,812
                                                    ------------      ---------

Net Loss                                            $    (33,514)      $(23,812)
                                                    ============      ==========

Allocation of Net Loss  (Note 4):

   General Partners, in the Aggregate:              $       (335)      $   (238)
                                                    ============       =========

   Limited Partners, in the Aggregate:              $    (33,179)      $(23,574)
                                                    ============       =========

   Limited Partners, per Equity Unit:               $      (3.90)      $  (2.77)
                                                    ============       =========

                 See Accompanying Notes to Financial Statements

                                       4
```

```

                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership

                            Statements of Operations
                                   (Unaudited)

                                                          Nine months Ended
                                                    September 30, September 30,
                                                           2000             1999
                                                    -----------    -------------

Income
   Interest                                         $        975    $          0
                                                    ------------    ------------

Total Income                                                 975               0
                                                    ------------    ------------

Expenses
   Accounting & Financial Reporting                   24,461          17,735
   Outside Professional Services                          32,907          20,018
   General   & Administrative                          8,607           9,697
   Interest                                               39,522          32,853
                                                     -----------    ------------

Total Expenses                                           105,497          80,303

Loss Before Taxes                                       (104,522)       (80,303)

   State Franchise Tax                                      (800)          (800)
                                                     -----------     -----------

Net Loss                                            $   (105,322)   $   (81,103)
                                                    =============   ============

Allocation of Net Loss  (Note 4):

   General Partners, in the Aggregate:              $     (1,053)   $      (811)
                                                    ============    ============

   Limited Partners, in the Aggregate:              $   (104,269)   $   (80,292)
                                                    ============    ============

   Limited Partners, per Equity Unit:               $     (12.26)   $     (9.44)
                                                    ============    ============

                 See Accompanying Notes to Financial Statements

                                       5
```

```

                            TMP INLAND EMPIRE IV, LTD
                        A California Limited Partnership

                             Statement of Cash Flows
                                   (unaudited)

                                                            Nine months ended
                                                    September 30,  September 30,
                                                          2000            1999
                                                       ---------     -----------

Cash Flows from Operating Activities:

Net Loss .............................................   $(105,322)   $ (81,103)
  Adjustments to Reconcile Net Loss to net cash
  Provided By (Used In) Operating Activities:
     Increase (Decrease) in Due to Affiliates ........     (63,148)     187,662
     Decrease in Prepaid Expenses ....................           0        3,374
     Increase in Property Taxes Payable ..............      19,899       13,570
     Increase in Accounts Payable ....................       5,565          511
                                                          --------     ---------
        Net Cash (Used In) Provided By
                      Operating Activities ...........    (143,006)     124,014
                                                          --------     ---------

Cash Flows from Investing Activities:
    Increase in Investment in Unimproved Land ........    (160,531)    (123,082)
                                                          --------     ---------
        Net Cash Used in Investing Activities ........    (160,531)    (123,082)
                                                          --------     ---------

Cash Flows from Financing Activities:
    Borrowings from Note Payable .....................     370,000            0
                                                          --------     ---------

        Net Cash Provided By Financing Activities ....     370,000            0
                                                          --------     ---------

Net Increase in Cash .................................      66,463          932

Cash, Beginning of Period ............................       3,427          982
                                                          --------     ---------

Cash, End of Period ..................................   $  69,890    $   1,914
                                                         =========    ==========

Supplemental Disclosure of Cash Flow Information:

Cash Paid for Taxes ..................................   $     800    $     800
                                                         =========    ==========

Cash Paid for Interest ...............................   $ 114,110    $   5,700
                                                         =========    ==========

                 See Accompanying Notes to Financial Statements

                                       6
```

```

                            TMP INLAND EMPIRE IV, LTD
                        A California Limited Partnership
                        Notes to the Financial Statements
                               September 30, 2000
                                   (Unaudited)

Note 1 - General and Summary of Significant Accounting Policies

General - TMP Inland Empire IV, Ltd. (the  Partnership) was organized in 1989 in
-------
accordance with the provisions of the California Uniform Limited Partnership Act
for the purpose of  acquiring,  developing  and  operating  real property in the
Inland Empire area of Southern California.

Accounting  Method  - The  Partnership's  policy  is to  prepare  its  financial
----------  ------
statements on the accrual basis of accounting.

Investment in Unimproved  Land - Investment in unimproved  land is stated at the
---------- -- ----------  ----
lower of cost or fair value.  All costs  associated  with the  acquisition  of a
property are capitalized.  Additionally,  the Partnership capitalizes all direct
carrying costs (such as interest  expense and property  taxes).  These costs are
added to the cost of the  properties  and are deducted  from the sales prices to
determine gains, if any, when properties are sold.

Syndication Costs - Syndication costs (such as commissions,  printing, and legal
----------- -----
fees)  totaling  $928,614   represent  costs  incurred  to  raise  capital  and,
accordingly, are recorded as a reduction in partners' capital (see Note 3).

Use of Estimates - The  preparation of financial  statements in conformity  with
--- -- ---------
generally accepted  accounting  principles requires management to make estimates
and assumptions  that affect the reported  amounts of assets and liabilities and
the disclosure of contingent assets and liabilities at the date of the financial
statements  and the  reported  amounts  of  revenues  and  expenses  during  the
reporting period. Actual results could differ from these estimates.

Concentration  - All unimproved  land parcels held for investment are located in
-------------
the Inland Empire area of Southern  California.  The eventual sales price of all
parcels  is  highly  dependent  on the  real  estate  market  condition  in that
geographical  area. The  Partnership  attempts to mitigate any potential risk by
continually  monitoring  the market  conditions  and  holding  the land  parcels
through any periods of declining market conditions.

Income  Taxes - The entity is treated as a  partnership  for income tax purposes
------  -----
and  accordingly  any  income  or loss is  passed  through  and  taxable  to the
individual partners. Accordingly, there is no provision for federal income taxes
in the  accompanying  financial  statements.  However,  the  minimum  California
Franchise Tax payable annually by the Partnership is $800. TMP INLAND EMPIRE IV,
LTD

                                       7
```

```

                        A California Limited Partnership
                        Notes to the Financial Statements
                               September 30, 2000
                                   (Unaudited)

Note 2 - Organization of the Partnership

The Partnership was originally formed with TMP Properties (A California  general
partnership) and TMP Investments, Inc. (A California Corporation) as the general
partners  ("General  Partners").  The partners' of TMP Properties are William O.
Passo,  Anthony W. Thompson and Scott E. McDaniel.  William O. Passo and Anthony
W. Thompson were the  shareholders  of TMP  Investments,  Inc.  until October 1,
1995,  when they sold  their  shares to TMP  Group,  Inc.  and then  became  the
shareholders of TMP Group, Inc.

The  Partnership  originally  acquired nine separate  parcels of unimproved real
property in Riverside and San Bernardino  Counties,  California.  The properties
were  to  be  held  for  investment,  appreciation,  and  ultimate  sale  and/or
improvement of all or portion  thereof,  either alone or in  conjunction  with a
joint venture partner.  One parcel was sold in 1989,  another parcel was sold in
1990, a third parcel was sold in 1995, and a fourth parcel was sold in 1997.

The  partnership  agreement  provides for two types of  investments:  Individual
Retirement  Accounts (IRA) and others. The IRA minimum purchase  requirement was
$2,000 and all others were a minimum purchase requirement of $5,000. The maximum
liability of the limited partners is the amount of their capital contribution.

Note 3 - Partners Contributions

The  Partnership  offered  for sale  8,500  units at  $1,000  each to  qualified
investors.  As of  December  31,  1989,  all 8,500 units had been sold for total
limited partner  contributions  of $8,500,000.  There have been no contributions
made by the  General  Partners  since its  formation.  As  described  in Note 1,
syndication costs have been recorded as a reduction in partners' capital.

Note 4 - Allocation of Profits, Losses and Cash Distributions

Profits,  losses, and cash distributions are allocated 99 percent to the limited
partners and one percent to the General Partners until the limited partners have
received  an amount  equal to their  capital  contributions  plus a  cumulative,
non-compounded  return of six percent per annum based on their adjusted  capital
account  balances.   At  that  point,   remaining   profits,   losses  and  cash
distributions are allocated 85 percent to the limited partners and 15 percent to
the General Partners. There were no distributions in 2000 or 1999.

                                       8
```

```

                          TMP INLAND EMPIRE IV, LTD
                        A California Limited Partnership
                        Notes to the Financial Statements
                               September 30, 2000
                                   (Unaudited)

Note 5 - Agreements with PacWest Inland Empire, LLC  (PacWest)

In March 1998,  the General  Partners  entered into an agreement  (the Financing
Agreement) with PacWest, a Delaware Limited Liability  Company,  whereby PacWest
paid a total of  $300,000 to the General  Partners  of the  Partnership  and ten
other related  partnerships (the TMP Land  Partnerships).  In addition,  PacWest
agreed to pay up to an additional  $300,000 for any deficit capital accounts for
the TMP Land  Partnerships  in exchange for the rights to the General  Partners'
distributions;  referred to as a "distribution  fee" as defined by the Financing
Agreement.

In  addition,  PacWest has agreed to loan and/or  secure a loan for the TMP Land
Partnerships in the amount of $2,500,000.  Loan proceeds will be allocated among
the TMP Land Partnerships, based on partnership needs, from recommendations made
by PacWest,  and under the approval and/or direction of the general partners.  A
portion of these funds will be loaned to the  Partnership at 12% simple interest
beginning  April 1,  1998.  The  borrowings  are  secured  by the  Partnership's
properties,  and funds will be loaned,  as needed, in the opinion of the general
partners.  These funds are not to exceed 50% of the 1997 appraised  value of the
properties, and will primarily be used to pay for on-going property maintenance,
pay down existing  debt,  pay back property  taxes and  appropriate  entitlement
costs.

As  of  September  30,  2000  the  TMP  Land   Partnerships   have  been  funded
approximately  $3,080,000  by PacWest.  An addendum to the  Financing  Agreement
which states  PacWest shall be entitled to increase the aggregate  amount of the
loan by written  agreement  is  currently  being  approved  by both the  General
Partners and  PacWest.  Upon signing of this  addendum,  PacWest,  can, at their
option and with the written agreement of the General  Partners,  make additional
advances and the aggregate amount of cash loaned to the TMP Land Partnerships is
not limited to a maximum of $2,500,000.

Pursuant to the Financing Agreement,  PacWest has acquired the General Partners'
unsubordinated 1% interest in the Partnership and assumed responsibility for all
partnership administration while not replacing any of the General Partners.

In April 1998,  PacWest  entered into the Management  Agreement with the General
Partners to provide the Partnership with overall management,  administrative and
consulting  services.  PacWest  currently  contracts  with third  party  service
providers  to  perform  certain  of  the  financial,  accounting,  and  investor
relations'  services  for the  Partnership.  PacWest  will  charge a fee for its
administrative services equal to an amount

                                       9
```

```

                            TMP INLAND EMPIRE IV, LTD
                        A California Limited Partnership
                        Notes to the Financial Statements
                               September 30, 2000
                                   (Unaudited)

Note 5 - Agreements with PacWest Inland Empire, LLC  (PacWest) (continued)

not to exceed  the  average  reimbursements  to the  General  Partners  for such
services  over the past five years.  As of  September  30, 2000 and December 31,
1999,  the  Partnership  has a payable of $445,312 and  $508,460,  respectively,
including interest, due to PacWest related to the aforementioned agreements.

Note 6 - Related Party Transactions

Syndication  costs  (see  Notes  1  and  3)  netted  against  partners'  capital
contributions include $850,000 of selling commissions paid in prior years to TMP
Capital Corp. for the sale of partnership units of which a portion was then paid
to  unrelated  registered  representatives.  William  O.  Passo and  Anthony  W.
Thompson were the  shareholders of TMP Capital Corp. until October 1, 1995, when
they sold their shares to TMP Group, Inc.

Investment in  unimproved  land  includes  acquisition  fees of $365,000 paid in
prior years to TMP Properties, TMP Investments,  Inc., and the General Partners,
for services rendered in connection with the acquisition of the properties.

As of September  30, 2000 the  Partnership  had a payable of $203 to the General
Partners and an affiliated company.

At September 30, 2000 and December 31,1999,  $70,560 is payable to Regal Realty,
a company wholly owned by Scott E. McDaniel,  for services  rendered relating to
sales of properties  prior to 1990. Mr.  McDaniel is a partner of TMP Properties
and he was a shareholder of TMP  Investments,  Inc. until September 1993 when he
sold his shares to Mr. Passo and Mr.  Thompson.  Ultimate payment of this amount
is contingent on the limited partners receiving an amount equal to their capital
contributions plus a cumulative,  non-compounded return of 6% per annum on their
adjusted  capital  contributions.  As of September 30, 2000 the limited partners
had not received and do not expect to receive such a return and  therefore  this
amount is not currently due.

See Note 5 regarding information on management of the Partnership during 2000.

                                       10
```

```

                            TMP INLAND EMPIRE IV, LTD
                        A California Limited Partnership
                        Notes to the Financial Statements
                               September 30, 2000
                                   (Unaudited)

Note 7 - Note Payable

On March 1, 1996, the Partnership  borrowed  $190,000 from a private party.  The
note is secured by a deed of trust on a parcel of land owned by the  Partnership
in Beaumont,  California. The note was due on February 1, 1999, but was extended
until  June 1,  2001.  Fees  for the  refinance  of the  note  were  paid by the
Partnership  in the  amount of  approximately  $8,800.  Interest  accrues  at 12
percent per annum payable in monthly  installments  of $1,900  starting March 1,
1996. As of September  30, 2000,  $102,727 of interest has been  capitalized  to
investment in unimproved land.

On March 24, 2000, the Partnership  borrowed  $250,000 from a private party. The
note is secured by a deed of trust on a parcel of land owned by the  Partnership
in Perris,  California.  The note is due on April 1, 2003.  Interest  accrues at
13.5% per annum payable in monthly  installments of $2,864 starting May 1, 2000.
As of September 30, 2000, $14,318 of interest has been capitalized to investment
in unimproved land.

On July 7, 2000, the  Partnership  borrowed  $120,000 from a private party.  The
note is secured by a deed of trust on a parcel of land owned by the  Partnership
in Victorville, California. The note is due on July 7, 2003. Interest accrues at
12% per annum payable in monthly installments of $1,200 starting August 7, 2000.
As of September 30, 2000, $3,600 of interest has been capitalized to  investment
in unimproved land.

Note 8 - Property Taxes Payable

A portion of the property taxes payable of $54,474 relates to property taxes due
for various periods from 1994 to 1997 for which the Partnership has entered into
a payment  plan.  The plan calls for amounts to be paid  starting in April 2000,
and every April for the next three subsequent  years.  The additional  liability
relates  to  current  property  taxes  that  were due  April  2000 not yet paid.
Approximate amounts due on the payment plan are as follows:

     April 10, 2001                           $15,500
     April 10, 2002                             7,750
     April 10, 2003                             7,750
                                               ------
                                              $31,000
                                              =======

These amounts will increase as interest accrues at a monthly rate of 1.5% on the
remaining balance.

                                       11
```

```

                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership
                               September 30, 2000

Item 2. Management's  Discussion and Analysis of Financial Condition and Results
of Operations.

The  following   discussion   and  analysis   provides   information   that  the
Partnership's management believes is relevant to an assessment and understanding
of the  Partnership's  results  of  operations  and  financial  condition.  This
discussion  should be read in  conjunction  with the  financial  statements  and
footnotes, which appear elsewhere in this report.

This Quarterly Report on Form 10-QSB contains forward-looking  statements within
the meaning of Section 27A of the  Securities Act of 1933 and Section 21E of the
Securities  Exchange Act of 1934, which are subject to the "safe harbor" created
by that section.  Words such as "expects,"  "anticipates,"  "intends,"  "plans,"
"believes,"  "seeks,"  "estimates" and similar expressions or variations of such
words are  intended  to  identify  forward-looking  statements,  but are not the
exclusive  means  of  identifying  forward-looking  statements  in this  report.
Additionally,  statements  concerning  future  matters  such  as  the  features,
benefits and advantages of the Partnership's property regarding matters that are
not historical are forward-looking  statements.  The Partnership's actual future
results  could differ  materially  from those  projected in the  forward-looking
statements.  The Partnership assumes no obligation to update the forward-looking
statements.

Readers are urged to review and consider carefully the various  disclosures made
by the Partnership in this report,  which attempts to advise interested  parties
of the risks and factors that may affect the Partnership's  business,  financial
condition and results of operations.

Results of Operations
---------------------

The  following  discussion  should  be read in  conjunction  with  the  attached
financial  statements  and  notes  thereto  and with the  Partnership's  audited
financial  statements  and notes thereto for the fiscal year ended  December 31,
1999.

During the period from inception  (June 7, 1989) through  December 31, 1989, the
Partnership was engaged primarily in the sale of Units and the investment of the
subscription  proceeds to purchase  parcels of  unimproved  real  property.  The
Partnership  sold  one  Property  during  1989  for a gross  profit,  net of all
acquisition,  carrying and selling costs, of $272,129,  and one Property in 1990
for a gross  profit,  net of all  acquisition,  carrying and selling  costs,  of
$315,081. Other revenues received during the

                                       12
```

```

                         TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership
                               September 30, 2000

fiscal  years ended  December  31,  1995-1999,  consisted  primarily of interest
income and income from the  forfeiture  by  potential  buyers of  non-refundable
escrow  deposits.  In  1996  the  Partnership  experienced  a  loss  due  to the
write-down in value of the  Partnership  land. The decline in land value was due
mainly to the downturn in Southern California's real estate market.

The  Partnership's  management  believes  that  inflation has not had a material
effect on the Partnership's results of operations or financial condition.

Fiscal Quarters Ended September 30, 2000 and 1999
-------------------------------------------------

There was no income to the Partnership  during the three and nine-month  periods
ended September 30, 1999.  Partnership  revenues during the three and nine month
periods ended  September 30, 2000 consisted  solely of interest  income on funds
held. No properties were sold during the periods presented.

Investing  Activities  used  approximately  $161,000  for the nine months  ended
September  30, 2000 and $123,000 for the nine months ended  September  30, 1999,
most of which was used to pay  development  and carrying costs of the unimproved
land held for investment.

Financing  Activities  provided $370,000 for the nine months ended September 30,
2000, relating to proceeds received from notes payables.

Total  expenses for the three months ended  September 30, 2000 compared with the
three months ended September 30, 1999,  increased by  approximately  $10,700 due
primarily  to  increases  in  Accounting   and  Financial   Reporting,   Outside
Professional Services, and Interest Expense.  Accounting and Financial Reporting
increases are directly  related to the timing of the costs  incurred to prepare,
review  and file the  appropriate  financial  information  for the  Partnership.
PacWest  contracted  with a consultant to provide the  Partnership  with certain
expertise.  The addition of this consultant is the explanation for approximately
$4,500 of the increase in Outside Professional Services. An increase in Interest
Expense of $2,200 pursuant to the Financing  Agreement with PacWest entered into
April 1, 1998.  These  increases were partially  offset by a decrease of $985 in
General & Administrative expenses.

                                       13
```

```

                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership
                               September 30, 2000

Total  expenses for the nine months ended  September  30, 2000 compared with the
nine months ended  September 30, 1999,  increased by  approximately  $25,200 due
primarily to increases in Accounting & Financial Reporting, Outside Professional
Services and Interest Expense.  Interest Expense increased by $6,669 pursuant to
the Financing  Agreement with PacWest  entered into April 1, 1998.  Accounting &
Financial  Reporting  increases are directly  related to the timing of the costs
incurred to prepare,  review and file the appropriate  financial information for
the Partnership. PacWest contracted with a consultant to provide the Partnership
with certain  expertise.  The addition of this consultant is the explanation for
approximately  $10,875 of the increase in Outside Professional  Services for the
nine-month  period ended  September 30, 2000.  These  increases  were  partially
offset by a decrease of $1,090 in General
& Administrative expenses.

Due to Affiliates  increases as the  Partnership  pays its' operating  costs. As
discussed above, and pursuant to the Financing Agreement,  all funds required to
pay for operating costs are received from PacWest.  Upon receipt of the $250,000
from a third party note payable,  the Partnership  reduced the obligation due to
PacWest and paid $165,000,  which  included both interest and principal  amounts
due.

The Partnership had five properties as of September 30, 2000 that are being held
for  appreciation  and resale.  Upon the sale of each property,  the Partnership
intends to payback PacWest loans,  including  interest,  and then distribute the
sales proceeds, less any reserves needed for operations, to the partners. Two of
the properties are currently listed on the market for sale prices of
$200,000 and $350,000, respectively.

Liquidity and Capital Resources
-------------------------------

The Partnership has raised a total of $7,571,386, net of syndication costs, from
the sale of Units.  During the period from inception  through December 31, 1995,
the  Partnership  acquired  a total of nine  Properties  for all cash at a total
expenditure of $7,172,389.  The Partnership capitalized the acquisition costs of
the property and direct  carrying costs,  such as interest  expense and property
taxes. The Partnership does not intend to acquire any additional properties. The
remaining  five  properties  are being held for resale.  Upon sale,  if any, the
Partnership  intends to distribute the sales proceeds,  less any reserves needed
for operations, to the
partners.

The  Partnership  owns land in the Riverside and San Bernardino  counties.  That
region of Southern California  experienced a significant economic recession that
has  substantially  eroded the value of real estate in that area.  The region is
beginning to show some signs of recovery; however, the recovery  has  been  very
slow.

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                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership
                               September 30, 2000

On March 1, 1996, the Partnership  borrowed  $190,000 from a private party.  The
note is secured by a deed of trust on a parcel of land owned by the  Partnership
in Beaumont,  California. The note was due on February 1, 1999, but was extended
until  June 1,  2001.  Fees  for the  refinance  of the  note  were  paid by the
Partnership  in the  amount of  approximately  $8,800.  Interest  accrues  at 12
percent per annum payable in monthly  installments  of $1,900  starting March 1,
1996. As of September  30, 2000,  $102,727 of interest has been  capitalized  to
investment in unimproved land.

On March 24, 2000, the Partnership  borrowed  $250,000 from a private party. The
note is secured by a deed of trust on a parcel of land owned by the  Partnership
in Perris,  California.  The note is due on April 1, 2003.  Interest  accrues at
13.5% per annum payable in monthly  installments of $2,864 starting May 1, 2000.
As of September 30, 2000, $14,318 of interest has been capitalized to investment
in unimproved land.

On July 7, 2000, the  Partnership  borrowed  $120,000 from a private party.  The
note is secured by a deed of trust on a parcel of land owned by the  Partnership
in Victorville, California. The note is due on July 7, 2003. Interest accrues at
12% per annum payable in monthly installments of $1,200 starting August 7, 2000.
As of September 30, 2000,  $3,600 of interest has been capitalized to investment
in unimproved land.

In March 1998, the General  Partners  entered into the Financing  Agreement with
PacWest, whereby PacWest paid a total of $300,000 to the General Partners of the
Partnership  and the  TMP  Land  Partnerships.  PacWest  agreed  to pay up to an
additional  $300,000 for any deficit capital  accounts for these 11 partnerships
in exchange for the rights to distributions from the general partners;  referred
to as a "distribution fee" as defined by the Financing Agreement.

In  addition,  PacWest has agreed to loan and/or  secure a loan for the TMP Land
Partnerships in the amount of $2,500,000.  Loan proceeds will be allocated among
the TMP Land Partnerships, based on partnership needs, from recommendations made
by PacWest,  and under the approval and/or direction of the General Partners.  A
portion of these funds will be loaned to the  Partnership at 12% simple interest
beginning  April 1,  1998.  The  borrowings  are  secured  by the  Partnership's
properties,  and the funds will be  loaned,  as  needed,  in the  opinion of the
general Partners.  These funds are not to exceed 50% of the 1997 appraised value
of the  properties,  and will  primarily  be used to pay for  on-going  property
maintenance,  reduction  of  existing  debt,  and  property  taxes  in  arrears,
appropriate entitlement costs and Partnership operations.

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                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership
                               September 30, 2000

As  of  September  30,  2000  the  TMP  Land   Partnerships   have  been  funded
approximately  $3,080,000  by PacWest.  An addendum to the  Financing  Agreement
which states  PacWest shall be entitled to increase the aggregate  amount of the
loan by written  agreement  is  currently  being  approved  by both the  General
Partners and  PacWest.  Upon signing of this  addendum,  PacWest,  can, at their
option and with the written agreement of the General  Partners,  make additional
advances and the aggregate amount of cash loaned to the TMP Land Partnerships is
not limited to a maximum of $2,500,000.

Pursuant to the Financing Agreement,  PacWest has acquired the General Partners'
unsubordinated 1% interest in the Partnership and assumed responsibility for all
partnership administration while not replacing any of the General Partners.

In April 1998,  PacWest  entered into the Management  Agreement with the General
Partners to provide the Partnership with overall management,  administrative and
consulting  services.  PacWest  currently  contracts  with third  party  service
providers  to  perform  certain  of  the  financial,  accounting,  and  investor
relations services for the Partnership. PacWest is paid an annual fee of $18,960
for its administrative services.

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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.

Date:  November 15, 2000

TMP INLAND EMPIRE IV, LTD.
              A California Limited Partnership

         By: TMP Investments, Inc., a California Corporation as Co-General Partner

                              \s\ William O. Passo
                     By:___________________________________
                         William O. Passo, President

                              \s\ Anthony W. Thompson
                     By:__________________________________
                         Anthony W. Thompson, Exec. VP

         By:  TMP Properties, a California General Partnership as Co-General Partner

                              \s\ William O. Passo
                     By:___________________________________
                         William O. Passo, General Partner

                              \s\ Anthony W. Thompson
                     By:___________________________________
                        Anthony W. Thompson, General Partner

                              \S\ Scott E. McDaniel
                     By ____________________________________
                                Scott E. McDaniel

         By:    JAFCO, Inc., A California Corporation as Chief Accounting Officer

                   \S\ John A. Fonseca

              By ____________________________________
                                  John A. Fonseca, President

                                       17
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