<PAGE>
                     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, 1999
                           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



<PAGE>


 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, 1999 and December 31, 1998,  Statements  of
Income  for the  three  and nine  months  ended  September  30,  1999 and  1998,
Statements of Cash Flows for the nine months ended September 30, 1999 and 1998.

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, 1999 and 1998 (b)
the financial position at September 30, 1999 and (c) the cash flows for the nine
months ended  September 30, 1999 and 1998.  Interim  results are not necessarily
indicative of results for a full year.

The balance  sheet  presented  as of December 31, 1998 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.


<PAGE>
<TABLE>
<CAPTION>


                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership

                                 Balance Sheets

                                            September 30,      December 31,
                                              1999                1998
                                            (unaudited)       __________
                                            ----------
                             Assets
<S>                                           <C>               <C>

Cash                                          $      1,914      $           982
Prepaid Expenses                                         0                3,374
Investment in Unimproved Land, net (Note 1)      2,556,501            2,433,419
                                              ------------          ------------

   Total Assets                               $  2,558,415      $     2,437,775
                                              ============          ============

           Liabilities and Partners Capital

Accounts Payable                              $        512      $             0
Due to Affiliates (Note 5and 6)                    406,306              218,645
Property Taxes Payable (Note 8)                     42,834               29,264
Franchise Tax Payable                                  800                  800
Commission Payable to Affiliate (Note 6)            70,560               70,560
Note Payable (Note 7)                              190,000              190,000
                                              ------------          ------------

    Total Liabilities                              711,012              509,269

General Partners                                  (57,241)              (56,430)
Limited Partners; 8,500 Equity
  Units Authorized and Outstanding               1,904,644            1,984,936
                                              ------------          ------------


    Total Partners' Capital                      1,847,403            1,928,506
                                              ------------          ------------

    Total Liabilities and Partners' Capital   $  2,558,415      $     2,437,775
                                              ============          ============
</TABLE>


















                 See Accompanying Notes to Financial Statements


<PAGE>
<TABLE>
<CAPTION>


                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership

                              Statements of Income
                                   (Unaudited)

                                                           Three Months Ended
                                                 September 30       September 30
                                                        1999             1998
                                                ------------        ------------
<S>                                             <C>               <C>

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

Total Interest Income                                      0                  0

Expenses
   Accounting & Financial Reporting                    3,692             10,508
   Outside Professional Services                       6,225             12,612
   General   & Administrative                          3,170             20,009
   Interest                                           10,725                985
                                                ------------       ------------

Total Expenses                                        23,812             44,114
                                                ------------       ------------

Loss Before Taxes                                    (23,812)          (44,114)

   State Franchise Tax                                     0                  0
                                                ------------       ------------

Net Loss                                        $    (23,812)      $    (44,114)
                                                ============        ============


Allocation of Net Loss  (Note 4):

   General Partners, in the Aggregate:          $       (238)      $       (441)
                                                ============        ============

   Limited Partners, in the Aggregate:          $    (23,574)      $    (43,673)
                                                ============        ============

   Limited Partners, per Equity Unit:           $      (2.80)      $      (5.14)
                                                ============        ============
</TABLE>















                 See Accompanying Notes to Financial Statements



<PAGE>
<TABLE>
<CAPTION>


                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership

                              Statements of Income
                                   (Unaudited)

                                                       Nine months ended
                                                 September 30      September 30
                                                        1999             1998
                                                 ------------       ------------
<S>                                              <C>                <C>

Income
   Interest                                      $       0          $       392
                                                 ------------       ------------

Total Interest Income                                    0                  392

Expenses
   Accounting & Financial Reporting                 17,735               22,133
   Outside Professional Services                    20,018               26,989
   General   & Administrative                        9,697               29,842
   Interest                                         32,853                1,758
                                              ------------          ------------

Total Expenses                                      80,303               80,722
                                              ------------          ------------

Loss Before Taxes                                  (80,303)             (80,330)

   State Franchise Tax                                 800                  800
                                              ------------          ------------

Net Loss                                      $    (81,103)         $   (81,130)
                                              ============          ============


Allocation of Net Loss  (Note 4):

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

   Limited Partners, in the Aggregate:        $    (80,292)         $   (80,319)
                                              ============          ============

   Limited Partners, per Equity Unit:         $      (9.45)         $     (9.45)
                                              ============          ============
</TABLE>















                 See Accompanying Notes to Financial Statements
<PAGE>
<TABLE>
<CAPTION>



                            TMP INLAND EMPIRE IV, LTD
                        A California Limited Partnership

                             Statement of Cash Flows
                                   (unaudited)



                                                            Nine months ended
                                                   September 30     September 30
                                                       1999               1998
                                                 ------------       ------------
<S>                                              <C>                <C>

Cash Flows from Operating Activities:

Net Loss                                         $   (81,103)       $   (81,130)
  Adjustments to Reconcile Net Loss to net cash
  Provided By (Used In) Operating Activities:
     Increase in Due to Affiliates                   187,662            100,969
     Decrease (Increase) in Prepaid Expenses           3,374             (8,923)
     Decrease in Property Taxes Payable               13,570            (26,344)
     Increase in Accounts Payable                        512              4,618
                                                 ------------       ------------

        Net Cash Provided By  (Used In)
        Operating Activities                         124,015            (10,810)

Cash Flows from Investing Activities:
    Increase in Investment in Unimproved Land       (123,082)           (60,069)
                                                 ------------       ------------
        Net Cash Used in Investing Activities       (123,082)           (60,069)
                                                 ------------       ------------

Increase (Decrease) in Cash                              932            (70,879)

Cash, Beginning of Period                                982             75,651
                                                 ------------       ------------

Cash, End of Period                              $     1,914        $     4,772
                                                 ============       ============

Supplemental Disclosure of Cash Flow
Information:

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

Cash Paid for Interest                           $     5,700        $     5,700
                                                 ============       ============

</TABLE>








                 See Accompanying Notes to Financial Statements



<PAGE>


                            TMP INLAND EMPIRE IV, LTD
                        a California Limited Partnership

                        Notes to the Financial Statements
                  For the Nine months ended September 30, 1999
                                   (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 and property  taxes).  These costs are added to
the cost of the  properties  and are deducted from the sales prices to determine
gains 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  Partnership is treated as a general and limited  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.



<PAGE>


                            TMP INLAND EMPIRE IV, LTD
                        a California Limited Partnership

                        Notes to the Financial Statements
                  For the Nine months ended September 30, 1999
                                   (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.  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 1999 or 1998.

Note 5 - Agreements with PacWest

In March 1998, the general partners of the Partnership entered into an agreement
(the Financing Agreement) with PacWest Inland Empire, LLC (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.  Pursuant  to a
management, administrative, and consulting agreement (the Management Agreement),
PacWest has acquired  the general  partners'  unsubordinated  1% interest in the
Partnership


<PAGE>



                            TMP INLAND EMPIRE IV, LTD
                        a California Limited Partnership

                        Notes to the Financial Statements
                  For the Nine months ended September 30, 1999
                                  (Unaudited )

and  assumed  responsibility  for  all  partnership   administration  while  not
replacing any of the general partners.

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
over a 24-month  period  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, back property taxes and
appropriate entitlement costs.

PacWest,  can, at their option,  make additional  advances with the agreement of
the general  partners;  however,  the aggregate amount of cash loaned to the TMP
Land Partnerships is limited to a maximum of $2,500,000.

In April 1998,  PacWest  entered into the Management  Agreement with the general
partners of the Partnership 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  not to  exceed  the  average
reimbursements  to the general  partners  for such  services  over the past five
years.  As of  September  30,  1999,  the  Partnership  has  an  amount  due  of
approximately $406,000 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.

The  Partnership  paid  $12,245 in  partnership  management  fees to the general
partners for the year ended December  31,1997.  The Partnership was also charged
$9,876  during the year ended  December 31, 1997 by the general  partners and an
affiliated   company  of  the  general  partner  for  office,   secretarial  and
advertising  expenses.  At September 30, 1999 the  Partnership  had a payable of
$203 to the general partner and the affiliated company.

At September  30, 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


<PAGE>


                            TMP INLAND EMPIRE IV, LTD
                        a California Limited Partnership

                        Notes to the Financial Statements
                  For the Nine months ended September 30, 1999
                                  (Unaudited )

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, 1999 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 1999.

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  $10,000.  Interest  accrues at 12
percent per annum payable in monthly  installments  of $1,900  starting March 1,
1996.  As of September  30, 1999,  $81,827 of interest has been  capitalized  to
investment in unimproved land.

Note 8 - Property Taxes Payable

A portion of the property taxes payable of $42,834 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 payment of 25% of the balance due to be paid
in  April  2000,  and 33%,  50% and 100% in  subsequent  years.  The  additional
liability relates to current property taxes that will be paid in December 1999.
Approximate amounts due on the payment plan are as follows:

     April 10, 2000                            $7,321
     April 10, 2001                             7,321
     April 10, 2002                             7,321
     April 10, 2003                             7,301
                                                -----
                                              $29,264

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

Note 9 - Year 2000 Issue (unaudited)

Like other organizations and individuals around the world, the Partnership could
be  adversely  affected  if the  computer  systems it uses and those used by the
Partnership's  major customers and vendors do not properly process and calculate
date-related  information  and data  from and after  January  1,  2000.  This is
commonly  known as the "Year 2000 Issue."  Management  is assessing its computer
systems and the systems compliance issues of its major service providers.  Based
on information  available to management,  the Partnership's  major customers and
vendors are taking  steps that they believe are  reasonably  designed to address
the Year 2000 Issue with  respect to  computer  systems  that they use.  At this
time,  however,  there can be no assurance  that these steps will be sufficient,
and the failure of a timely completion of all necessary  procedures could have a
material  adverse  effect  on  the  Partnership's  operations.  Management  will
continue to monitor the status of, and its exposure to, this issue.


<PAGE>



                           TMP INLAND EMPIRE IV, LTD.
                        A California Limited Partnership
                  For the nine months ended September 30, 1999


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.  Such statements are subject to
certain risks and uncertainties, including without limitation those discussed in
"Risk Factors" sections of this report. 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,
1998.

During the period from inception  (June 7, 1989) through  December 31, 1989, the
Partnership  was engaged  primarily in the sale of Units of Limited  Partnership
Interest 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 fiscal years
ended December 31, 1994-1998,  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.

In  compliance  with  Statement  of  Financial   Accounting  Standards  No.  121
Accounting for the Impairment of Long-Lived  Assets and for Long-Lived Assets to
Disposed of (SFAS 121),  the 1996 financial  statements  reported an expense for
the decline in fair value of unimproved  land of $3,816,439.  The 1997 financial
statements  originally  issued with the auditor's  report dated January 28, 1998
reported  $1,741,509  of  income  due to  appreciation  in fair  value  of land.
Pursuant to additional review by management and the predecessor accounting firm,
it was determined  that SFAS 121 does not provide for recording  appreciation in
fair  value of a real  estate  asset.  Therefore,  the  predecessor  independent
accounting  firm  restated the 1997  financial  statements  on August 3, 1998 to
remove the appreciation in fair value of land.

<PAGE>

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, 1999 and 1998

There was no revenue of the Partnership  during the three and nine-month periods
ended  September 30, 1999 or the  three-month  period ended  September 30, 1998.
Partnership  revenues  during the  nine-month  period ended  September  30, 1998
consisted of interest income.
No properties were sold during the periods presented.

Investing  Activities  used  approximately  $123,000  for the nine months  ended
September  30, 1999 and $60,000 for the nine months  ended  September  30, 1998,
most of which was used to pay  development  and carrying costs of the unimproved
land held for investment.

Total  expenses for the three months ended  September 30, 1999 compared with the
three months ended September 30, 1998,  decreased by approximately  $20,000,  or
85%, due  primarily  to the  decrease in  Accounting  and  Financial  Reporting,
Outside  Professional  Services  and General &  Administrative  Expenses.  These
decreases were partially offset by an increase in Interest  Expense.  Continuity
and  experience  with the  internal  accounting  staff and  external  accountant
reviews  is the  explanation  for  the  decrease  in  Accounting  and  Financial
Reporting of approximately  $6,800.  Outside  Professional  Services decrease is
primarily related to certain insurance  expenses incurred during 1998 yet not in
1999.  General and  Administrative  costs decreased during the period by $16,839
due to certain  services  provided during the period ended September 30, 1998 by
PacWest pursuant to the Management  Agreement that were not necessary during the
same period in 1999.  Interest Expense increased by approximately  $9,700 or 91%
pursuant to the Financing Agreement with PacWest entered into April 1, 1998.

Total  expenses for the nine months ended  September  30, 1999 compared with the
nine months ended September 30, 1998,  decreased by approximately  $400, or less
than 1%, due  primarily to the decrease in Accounting  and Financial  Reporting,
Outside  Professional  Services  and General &  Administrative  Expenses.  These
decreases were partially offset by an increase in Interest  Expense.  Continuity
and  experience  with the  internal  accounting  staff and  external  accountant
reviews  is the  explanation  for  the  decrease  in  Accounting  and  Financial
Reporting of approximately  $4,400.  Outside  Professional  Services decrease is
primarily related to certain insurance  expenses incurred during 1998 yet not in
1999.  General and  Administrative  costs decreased during the period by $20,145
due to certain  services  provided during the period ended September 30, 1998 by
PacWest pursuant to the Management  Agreement that were not necessary during the
same period in 1999. Interest Expense increased by approximately  $31,100 or 95%
pursuant to the Financing  Agreement with PacWest  entered into April 1, 1998and
therefore only three months of interest  expense was incurred  during the period
ended September 30, 1998.

A decrease of $3,374 or 100% was  incurred  relating to Prepaid  Expenses due to
the  requirement of certain vendors  requesting  prepayment of their fees during
1998 for 1999  services.  No such  request  was made  during  the  period  ended
September 30, 1999.

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.

The Partnership had five properties as of September 30, 1999 that are being held
for  appreciation  and resale.  Upon the sale of each property,  the Partnership
intends  to  distribute  the  sales  proceeds,  less  any  reserves  needed  for
operations, to the partners.

<PAGE>

Liquidity and Capital Resources

The Partnership has raised a total of $7,571,386, net of syndication costs, from
the sale of limited  partnership 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
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.

On March 1, 1996,  the  Partnership  procured a loan in the amount of  $190,000,
secured  by one of the  properties.  The note was due on  February  1,  1999 and
management extended the note due date until June 2001.

In March 1998, the general partners of the Partnership entered into an agreement
(the Financing Agreement) with PacWest Inland Empire, LLC (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).  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
over a 24-month  period  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,  property taxes in
arrears, appropriate entitlement costs and Partnership operations.

PacWest,  can, at their option,  make additional  advances with the agreement of
the general  partners.  However,  the aggregate amount of cash loaned to the TMP
Land Partnerships is limited to a maximum of $2,500,000.

In April 1998, PacWest entered into a management,  administrative and consulting
agreement  (the  Management   Agreement)  with  the  general   partners  of  the
Partnership 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.

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.

RISK FACTORS

Year 2000  Compliance.  Many currently  installed  computer systems and software
products  are coded to accept  only two digit  entries  in the date code  field.
Beginning  in the year 2000,  these date code  fields  will need to accept  four

<PAGE>


digit entries to distinguish  21st century dates. As a result,  computer systems
and/or software used by organizations may need to be upgraded to comply with the
"Y2K"  requirements.  There  is  significant  uncertainty  in the  software  and
information services industries concerning the potential effects associated with
such compliance.  While the Partnership believes that its systems are compatible
with Y2K  applications,  there can be no assurance that all partnership  systems
will function properly in all operating  environments and on all platforms.  The
failure  to  comply  with  Y2K  requirements  by  systems  not  designed  by the
Partnership  may  also  have a  material  adverse  effect  on the  Partnership's
business,  financial  condition and results of operations.  The  Partnership has
developed and implemented a plan to identify and address potential  difficulties
associated with Y2K issues and does not expect to expend any  significant  funds
as a result of these issues.

The Partnership  utilizes a number of computer  software  programs and operating
systems  across  its  organization  including  applications  used  in  financial
business  systems and various  administrative  functions.  The  Partnership  has
established an action plan for addressing Year 2000 issues. As a general matter,
the  Partnership is vulnerable to failures by third parties to address their own
Year 2000  issues.  The  Partnership  relies  heavily  upon  third  parties  for
financial services.  There can be no assurance that the Partnership's  suppliers
and other third parties will adequately  address their Year 2000 issues, and any
such  issues  could  have a  material  adverse  affect  upon  the  Partnership's
financial condition and results of operation.

The  Partnership  has not spent a  material  amount of  financial  resources  to
remediate  Year  2000  problems  and does not  anticipate  that it will  spend a
material  amount of financial  resources to remediate  Year 2000 problems in the
future. The costs of such remediation will be part of the Partnership's  general
and administrative expenses.





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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:  October 15, 1999

                           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