Redwood Mortgage Investors Viii 10-Q 10 May 19 2019 Q1 Quarterly report Financial data

Document and Entity Information

Document and Entity Information	3 Months Ended
	Mar. 31, 2019shares
Document And Entity Information [Abstract]
Document Type	10-Q
Amendment Flag	false
Document Period End Date	Mar. 31, 2019
Document Fiscal Year Focus	2019
Document Fiscal Period Focus	Q1
Trading Symbol	CK0000889123
Entity Registrant Name	REDWOOD MORTGAGE INVESTORS VIII
Entity Central Index Key	0000889123
Current Fiscal Year End Date	--12-31
Entity Filer Category	Non-accelerated Filer
Entity Small Business	true
Entity Emerging Growth Company	false
Entity Common Stock, Shares Outstanding	0

Consolidated Balance Sheets

Consolidated Balance Sheets - USD ($) $ in Thousands	Mar. 31, 2019	Dec. 31, 2018
ASSETS
Cash, in banks	$ 5,771	$ 13,607
Loans, Secured by deeds of trust
Principal	99,305	97,375
Advances	52	52
Accrued interest	834	764
Prepaid interest	(228)	(341)
Loan balance, secured	99,963	97,850
Allowance for loan losses	0	0
Loans, net	99,963	97,850
Real estate owned (REO)	4,153	4,153
Other assets, net	60	113
Total assets	109,947	115,723
Liabilities
Accounts payable and other accrued liabilities	455	388
Total liabilities	455	388
Commitments and Contingencies (Note 7)
Partners’ capital
Limited partners’ capital, subject to liquidation, net	115,047	121,012
General partners’ deficit	(723)	(734)
Total partners’ capital, net	114,324	120,278
Receivable from manager (formation loan)	(4,832)	(4,943)
Partners’ capital subject to liquidation, net of formation loan	109,492	115,335
Total liabilities and partners’ capital	$ 109,947	$ 115,723

Consolidated Income Statements

Consolidated Income Statements (Unaudited) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2019	Mar. 31, 2018
Revenues
Interest income	$ 2,206	$ 2,407
Late fees	10	8
Revenue, loans	2,216	2,415
Recovery of loan losses		(6)
Operations expense
Mortgage servicing fees	392	473
Asset management fees	113	138
Costs from Redwood Mortgage Corp.	321	475
Professional services	218	232
REO, net (Note 5)	27	(28)
Other	(1)	(64)
Total operations expense	1,070	1,226
Net income	1,146	1,195
Limited partners (99%)	1,135	1,183
General partners (1%)	$ 11	$ 12

Consolidated Income Statement_2

Consolidated Income Statements (Unaudited) (Parenthetical)	3 Months Ended
	Mar. 31, 2019	Mar. 31, 2018
General partners	1.00%	1.00%
Redwood Mortgage Investors VIII [Member]
Limited partners	99.00%	99.00%

Statements of Changes in Partne

Statements of Changes in Partners' Capital (unaudited) - USD ($) $ in Thousands	Total	Capital Subject to Liquidation Net [Member]Limited Partner [Member]	Partners Capital (Deficit) [Member]General Partner [Member]	Capital Units [Member]
Beginning balance at Dec. 31, 2017		$ 146,791	$ (785)	$ 146,006
Net income	$ 1,195	1,183	12	1,195
Distributions		(682)		(682)
Liquidations		(7,125)		(7,125)
Ending balance at Mar. 31, 2018		140,167	(773)	139,394
Beginning balance at Dec. 31, 2018	115,335	121,012	(734)	120,278
Net income	1,146	1,135	11	1,146
Distributions		(592)		(592)
Liquidations		(6,508)		(6,508)
Ending balance at Mar. 31, 2019	$ 109,492	$ 115,047	$ (723)	$ 114,324

Consolidated Statements of Cash

Consolidated Statements of Cash Flows (Unaudited) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2019	Mar. 31, 2018
Cash from Operations
Interest received	$ 2,023	$ 2,466
Other loan income	10	8
Operations expense	(923)	(1,121)
Rental operations, net		21
Holding costs	(27)	(65)
Total cash provided by operations	1,083	1,309
Cash from Investing Activities
Principal collected on loans - secured	15,245	9,912
Loans transferred to affiliates		5,890
Unsecured loan payments received		6
Loans originated	(17,175)	(600)
Advances received on loans		384
Total - Loans	(1,930)	15,592
Sales		1,632
Total - REO		1,632
Total cash (used in) provided by investing activities	(1,930)	17,224
Distributions to partners
Cash – partner liquidations	(6,508)	(7,125)
Formation loan payment, net of early withdrawal fees	111	183
Cash – partner distributions	(592)	(682)
Cash Distributions to partners, net	(6,989)	(7,624)
Total cash used in financing activities	(6,989)	(7,624)
Net (decrease) increase in cash	(7,836)	10,909
Cash, beginning of period	13,607	1,723
Cash, end of period	5,771	12,632
Net income	1,146	1,195
Adjustments to reconcile net income to net cash provided by operating activities
REO – gain on disposal		(93)
Change in operation assets and liabilities
Prepaid interest	(113)
Accrued interest	(70)	58
Other assets	53	23
Accounts payable and other liabilities	67	130
Payable to affiliate		(4)
Total cash provided by operations	$ 1,083	$ 1,309

Organization and General

Organization and General	3 Months Ended
	Mar. 31, 2019
Accounting Policies [Abstract]
Organization and General	NOTE 1 – ORGANIZATION AND GENERAL In the opinion of the general partners, the accompanying unaudited consolidated financial statements contain all adjustments, consisting of normal, recurring adjustments, necessary to present fairly the consolidated financial information included therein. These consolidated financial statements should be read in conjunction with the audited consolidated financial statements included in the partnership’s Form 10-K for the fiscal year ended December 31, 2018 filed with the U.S. Securities and Exchange Commission (SEC). The results of operations for the three month period ended March 31, 2019 are not necessarily indicative of the operations results to be expected for the full year. Redwood Mortgage Investors VIII, a California Limited Partnership (RMI VIII or the partnership), was formed in 1993 to engage in business as a mortgage lender and investor by making and holding-for-investment mortgage loans secured by California real estate, primarily by first and second deeds of trust. The rights, duties, and powers of the limited partners and general partners of the partnership are governed by the Limited Partnership Agreement (Partnership Agreement). The following is a summary of certain provisions of the Partnership Agreement and is qualified in its entirety by the terms of the agreement itself. Limited partners should refer to the Partnership Agreement for complete disclosure of its provisions. The ongoing sources of funds for loans are the proceeds from: • loan payoffs; • borrowers’ monthly principal and interest payments; • earnings retained (i.e. not distributed) in partners’ capital accounts; • REO sales; • loan sales; • payments from RMC on the outstanding balance of the formation loan; and, • a line of credit, if obtained. The partnership is externally managed by Redwood Mortgage Corp., a general partner (RMC or the manager). The general partners are Redwood Mortgage Corp. and Michael R. Burwell (Burwell), an individual. The manager is solely responsible for managing the business and affairs of the partnership, subject to the voting rights of the partners on specified matters. The manager acting alone has the power and authority to act for and bind the partnership. RMC provides the personnel and services necessary to conduct our business as we have no employees of our own. The general partner is required to contribute to capital one tenth of one percent (0.1%) of the aggregate capital accounts of the members. The mortgage loans the partnership funds and/or invests in are arranged and generally are serviced by RMC. Limited partners representing a majority of the outstanding units may, without the consent of the general partners, vote to: • dissolve the partnership; • amend the partnership agreement subject to certain limitations; • approve or disapprove the sale of all or substantially all of the assets of the partnership; and • remove or replace one or all of the general partners. A majority in interest of partnership units is required to elect a new general partner to continue the partnership business after a general partner ceases to be a general partner due to its withdrawal. Income or loss are allocated among the limited partners according to their respective capital accounts after one percent (1%) of income or loss are allocated to the general partners. The income allocation to the general partners amounted to approximately $11,000 and $12,000 for the three months ended March 31, 2019 and 2018, respectively. Beginning in 2010, and continuing until January 1, 2020, RMC assigned its right to two-thirds of one percent (0.66%) of income or losses to Burwell in exchange for Burwell assuming one hundred percent (100%) of the general partners’ equity deficit. The monthly results are subject to subsequent adjustment as a result of quarterly and year-end accounting and reporting. Investors should not expect the partnership to provide tax benefits of the type commonly associated with limited partnership tax shelter investments. Federal and state income taxes are the obligation of the partners, other than the annual California franchise tax and the California LLC cash receipts taxes paid by the partnership’s subsidiaries. Distribution to limited partners At the time of their subscription to the partnership, limited partners elected either to receive monthly, quarterly or annual cash distributions from the partnership, or to compound income in their capital account. If an investor initially elected to receive monthly, quarterly or annual distributions, such election, once made, is irrevocable. If the investor initially elected to compound income in their capital account, in lieu of cash distributions, the investor may, after three (3) years, change the election and receive monthly, quarterly or annual cash distributions. Income allocable to limited partners who elect to compound income in their capital account will be retained by the partnership for making further loans or for other proper partnership purposes and such amounts will be added to such limited partners’ capital accounts. The percentage of limited partners electing distribution of allocated net income, by weighted average to total partners’ capital was 60% at March 31, 2019 and 2018. Liquidity, capital withdrawals and early withdrawals There are substantial restrictions on transferability of units, and there is no established public trading and/or secondary market for the units. To provide liquidity to limited partners, the partnership agreement provides that limited partners, after the minimum five-year period, may withdraw all or a portion of their capital accounts in 20 quarterly installments or longer, as determined by the general partners in light of partnership cash flow, beginning the last day of the calendar quarter following the quarter in which the notice of withdrawal is given. A limited partner may liquidate all or a part of the limited partner’s capital account in four quarterly installments beginning on the last day of the calendar quarter following the quarter in which the notice of withdrawal is given, subject to a 10% early withdrawal penalty applicable to any sums withdrawn prior to the time when such sums could have been withdrawn without penalty. There is a limited right of accelerated liquidation for an investor’s heirs upon an investor’s death. The partnership has not established a cash reserve from which to fund redemptions and, accordingly, the partnership’s capacity to return a limited partner’s capital is subject to the availability of partnership cash. The General Partner is under no obligation to sell loans from the portfolio in order to honor redemption requests, and the program can be restricted or suspended at any time. Cash flow is considered to be available only after all current partnership expenses have been paid (including compensation to the general partners and affiliates) and adequate provision has been made for the payment of all periodic cash distributions on a pro rata basis which must be paid to limited partners who elected to receive such distributions upon subscription for units. Per the Limited Partnership Agreement, no more than 20% of the total limited partners’ capital account balances at the beginning of any year may be liquidated during any calendar year. Notwithstanding this 20%, the general partners shall have the discretion to further limit the percentage of total limited partners’ capital accounts that may be withdrawn in order to comply with the safe harbor provisions of the regulations under Section 7704 of the Internal Revenue Code of 1986, as amended, to avoid the partnership being taxed as a corporation. If notices of withdrawal in excess of these limitations are received by the general partners, the priority of distributions among limited partners shall be determined as follows: first to those limited partners withdrawing capital accounts according to the 20 quarter or longer installment liquidation period, then to Benefit Plan Investors withdrawing capital accounts after five years over four quarterly installments, then to executors, heirs, and other administrators withdrawing capital accounts upon the death of a limited partner and finally to all other limited partners withdrawing capital accounts. Except as provided above, withdrawal requests will be considered by the general partners in the order received . Investment objectives and lending guidelines The partnership’s primary investment objectives are to: • yield a high rate of return from mortgage lending, after the payment of certain fees and expenses to the general partners and their affiliates; and, • preserve and protect the partnership’s capital. The partnership generally funds loans: • having monthly payments of interest only or of principal and interest at fixed rates, calculated on a 30-year amortization basis; and, • having maturities of 5 years or less. The partnership’s loans generally have shorter maturities than typical mortgages. In the event that a loan is performing, and collection is deemed probable at maturity, the partnership may elect to extend the loans maturity. In the event a borrower is unable to repay in full the principal owing on the loan maturity, the partnership may elect to modify the loan payment terms and place the designated loan as impaired, or may foreclose and take back the property for sale. Generally, interest rates on the partnership’s mortgage loans have not been affected by market movements in interest rates. If, as expected, the partnership continues to make and invest in fixed rate loans primarily, and interest rates were to rise, a possible result would be lower prepayments of the partnership’s loans. This increase in the duration of the time loans are on the books may reduce overall liquidity, which itself may reduce the partnership’s investment into new loans at higher interest rates. Conversely, if interest rates were to decline, the partnership could see a significant increase in borrower prepayments. If the partnership then invests in new loans at lower rates of interest, a lower yield to partners may possibly result. The cash flow and the income generated by the real property securing the loan factor into the credit decisions, as does the general creditworthiness, experience and reputation of the borrower. However, for loans secured by real property, other than owner-occupied personal residences, such considerations are subordinate to a determination that the value of the real property is sufficient, in and of itself, as a source of repayment. The amount of the loan combined with the outstanding debt and claims secured by a senior deed of trust on the real property generally will not exceed a specified - - as determined by an independent written appraisal at time the loan is made. The LTV generally will not exceed 80% for residential properties (including multi-family), 75% for commercial properties, and 50% for land. The excess of the value of the collateral securing the loan over the partnership’s debt and any senior debt owing on the property is the “protective equity.” The partnership believes its LTV policy provides more potential protective equity than competing lenders who fund loans with a higher LTV. However, the partnership may be viewed as an “asset” lender based on its emphasis on LTV in its underwriting process. Being an “asset” lender may increase the likelihood of payment defaults by borrowers. Accordingly, the partnership may have a higher level of payment delinquency and loans designated as impaired for financial reporting purposes than that of lenders, such as banks and other financial institutions subject to federal and state banking regulations, which are typically viewed as “credit” lenders. Term of the partnership The partnership will continue until 2032, unless sooner terminated as provided in the partnership agreement.

Summary of Significant Accounti

Summary of Significant Accounting Policies	3 Months Ended
	Mar. 31, 2019
Accounting Policies [Abstract]
Summary of Significant Accounting Policies	NOTE 2 – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES Basis of presentation The financial statements are prepared in conformity with accounting principles generally accepted in the United States of America (“GAAP”). The partnership’s consolidated financial statements include the accounts of the partnership, its wholly-owned subsidiaries (consisting of single-member limited liability companies owning a single real property asset). All significant intercompany transactions and balances have been eliminated in consolidation. Management estimates The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions about the reported amounts of assets and liabilities, and disclosures of contingent assets and liabilities, at the dates of the financial statements and the reported amounts of revenues and expenses during the reported periods. Such estimates relate principally to the determination of the allowance for loan losses, including, when applicable, the valuation of impaired loans (which itself requires determining the fair value of the collateral), and the valuation of real estate held for sale and held as investment, at acquisition and subsequently. Actual results could differ significantly from these estimates. Fair value estimates GAAP defines fair value as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. An orderly transaction is a transaction that assumes exposure to the market for a period prior to the measurement date to allow for marketing activities that are usual and customary for transactions involving such assets and liabilities; it is not a forced transaction. Market participants are buyers and sellers in the principal market that are: • independent; • knowledgeable; • able to transact; and, • willing to transact. Fair values of assets and liabilities are determined based on the fair value hierarchy established in GAAP. The hierarchy is comprised of three levels of inputs to be used. • Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities that the partnership has the ability to access at the measurement date. An active market is a market in which transactions occur with sufficient frequency and volume to provide pricing information on an ongoing basis. • Level 2 inputs are inputs other than quoted prices that are observable for the asset or liability, either directly or indirectly in active markets and quoted prices for identical assets or liabilities that are not active, and inputs other than quoted prices that are observable or inputs derived from or corroborated by market data. • Level 3 inputs are unobservable inputs for the asset or liability. Unobservable inputs reflect the partnership’s own assumptions about the assumptions market participants would use in pricing the asset or liability (including assumptions about risk). Unobservable inputs are developed based on the best information available in the circumstances and may include the partnership’s own data. The fair value of the collateral is determined by exercise of judgment based on management’s experience informed by appraisals (by licensed appraisers), brokers’ opinion of values, and publicly available information on in-market transactions. Appraisals of commercial real property generally present three approaches to estimating value: • market comparables or sales approach; • cost to replace; and, • capitalized cash flows or investment approach. These approaches may or may not result in a common, single value. The market-comparables approach may yield several different values depending on certain basic assumptions, such as, determining highest and best use (which may or may not be the current use); determining the condition (e.g., as-is, when-completed, or for land when-entitled); and determining the unit of value (e.g., as a series of individual unit sales or as a bulk disposition). Management has the requisite familiarity with the markets it lends in generally and of the properties lent on specifically to analyze sales-comparables and assess their suitability/applicability. Management is acquainted with market participants – investors, developers, brokers, lenders – that are useful, relevant secondary sources of data and information regarding valuation and valuation variability. These secondary sources may have familiarity with and perspectives on pending transactions, successful strategies to optimize value, and the history and details of specific properties – on and off the market – that enhance the process and analysis that is particularly and principally germane to establishing value in distressed markets and/or property types. Cash and cash equivalents The partnership considers all highly liquid financial instruments with maturities of three months or less at the time of purchase to be cash equivalents. At March 31, 2019, substantially all of the partnership’s cash balances in banks exceed the federal depository insurance limit of $250,000.The bank or banks in which funds are deposited are reviewed periodically for their general credit worthiness/investment grade credit rating. Loans and interest income Performing loans are carried at amortized costs which is generally equal to the unpaid principal balance (principal). Management has discretion to pay amounts (advances) to third parties on behalf of borrowers to protect the partnership’s interest in the loan. Advances include, but are not limited to, the payment of interest and principal on a senior lien to prevent foreclosure by the senior lien holder, property taxes, insurance premiums, and attorney fees. Advances generally are stated at the unpaid principal balance and accrue interest until repaid by the borrower. For performing loans, interest is accrued daily on the principal plus advances, if any. Impaired loans less than 180 days delinquent continue to recognize interest income as long as the loan is in the process of collection and is considered to be well-secured. Impaired loans are placed on non-accrual status if 180 days delinquent or at the earlier of management’s determination that the primary source of repayment will come from the foreclosure and subsequent sale of the collateral securing the loan (which usually occurs when a notice of sale is filed) or when the loan is no longer considered well-secured. When a loan is placed on non-accrual status, the accrual of interest is discontinued; however, previously recorded interest is not reversed. A loan may return to accrual status when all delinquent interest and principal payments become current in accordance with the terms of the loan agreement. Late fees are recognized in the period received. The partnership may fund a specific loan origination net of an interest reserve (one to two years) to insure timely interest payments at the inception of the loan. In the event of an early loan payoff, any unapplied interest reserves would be first applied to any accrued but unpaid interest and then as a reduction of principal. If based upon current information and events, it is probable the partnership will be unable to collect all amounts due according to the contractual terms of the loan agreement, then a loan may be designated as impaired. Impaired loans are included in management’s periodic analysis of recoverability. If a valuation allowance had been established on an impaired loan, any subsequent payments on impaired loans are applied to late fees and then to reduce first the accrued interest, then advances, and then unpaid principal. From time to time, the partnership negotiates and enters into loan modifications with borrowers whose loans are delinquent. If the loan modification results in a significant delay or reduction in the cash flow compared to the original note, the modification is deemed a troubled debt restructuring and a loss is recognized. In the normal course of the partnership’s operations, loans that mature may be renewed at then current market rates and terms for new loans. Such renewals are not designated as impaired, unless the matured loan was previously designated as impaired. Allowance for loan losses Loans and the related accrued interest and advances (i.e. the loan balance) are analyzed on a periodic basis for ultimate recoverability. Collateral fair values are reviewed quarterly and the protective equity for each loan is computed. As used herein, “protective equity” is the dollar amount by which the fair value of the collateral, net of any senior liens, exceeds the loan balance, where “loan balance” is the sum of the unpaid principal, advances and the recorded interest thereon. This computation is done for each loan (whether impaired or performing), and while loans secured by collateral of similar property type are grouped, there is enough distinction and variation in the collateral that a loan-by-loan, collateral-by-collateral analysis is appropriate. For loans designated impaired, a provision is made for loan losses to adjust the allowance for loan losses to an amount such that the net carrying amount (unpaid principal less the specific allowance) is reduced to the lower of the loan balance or the estimated fair value of the related collateral, net of any senior loans and net of any costs to sell in arriving at net realizable value. Loans determined not to be individually impaired are grouped by the property type of the underlying collateral, and for each loan and for the total by property type, the amount of protective equity or amount of exposure to loss ( i.e., The partnership charges off uncollectible loans and related receivables directly to the allowance account once it is determined the full amount is not collectible. At foreclosure, any excess of the recorded investment in the loan (accounting basis) over the net realizable value is charged against the allowance for loan losses. Real estate owned (REO) Real estate owned (REO) is property acquired in full or partial settlement of loan obligations generally through foreclosure, and is recorded at acquisition at the property’s net realizable value, which is the fair value less estimated costs to sell, as applicable. The fair value estimates are derived from information available in the real estate markets including similar property, and often require the experience and judgment of third parties such as commercial real estate appraisers and brokers. The estimates figure materially in calculating the value of the property at acquisition, the level of charge to the allowance for loan losses and any subsequent valuation reserves. After acquisition, costs incurred relating to the development and improvement of property are capitalized to the extent they do not cause the recorded value to exceed the net realizable value, whereas costs relating to holding and disposition of the property are expensed as incurred. After acquisition, REO is analyzed periodically for changes in fair values and any subsequent write down is charged to operations expense. Any recovery in the fair value subsequent to such a write down is recorded, not to exceed the value recorded at acquisition. Recognition of gains on the sale of real estate is dependent upon the transaction meeting certain criteria related to the nature of the property and the terms of the sale including potential seller financing. Rental income/depreciation Rental income is recognized when earned in accordance with the lease agreement. For commercial leases, the costs associated with originating the lease are amortized over the lease term. Residential lease terms generally range from month-to-month to one-year, and the expenses of originating the lease are expensed as incurred. Real estate owned that is designated held for sale is not depreciated. Real estate that was designated held for investment, and rented was depreciated on a straight-line basis over the estimated useful life of the property. Recently issued accounting pronouncements- Accounting and Financial Reporting for Expected Credit Losses The Financial Account Standards Board (FASB) issued an Accounting Standards Update (ASU) that significantly changes how entities will account for credit losses for most financial assets that are not measured at fair value through net income. The new standard will supersede currently in effect guidance and applies to all entities. Entities will be required to use a current expected credit loss (CECL) model to estimate credit impairment. This estimate will be forward-looking, meaning management will be required to use forecasts about future economic conditions to determine the expected credit loss over the remaining life of an instrument. This will be a significant change from the current incurred credit loss model and generally may result in allowances being recognized in earlier periods than under the current credit loss model. The manager expects to adopt the ASU for interim and annual reporting in 2020. RMI VIII invests in real estate secured loans made with the expectation that the possibility of credit losses is remote as a result of substantial protective equity provided by the underlying collateral. The real estate secured programs and low loan-to-value ratios have caused RMC to conclude that the adoption of the CECL model from the incurred loss models presently in use as to credit loss recognition will likely not materially impact the reported results of operations or financial position.

General Partners and Other Rela

General Partners and Other Related Parties	3 Months Ended
	Mar. 31, 2019
Related Party Transactions [Abstract]
General Partners and Other Related Parties	NOTE 3 – GENERAL PARTNERS AND OTHER RELATED PARTIES The general partners, RMC and Burwell, are entitled to 1% of the profits and losses of the partnership. See Note 1 (Organization and General). Mortgage servicing fees RMC earns mortgage servicing fees of up to 1.5% annually of the unpaid principal balance of the loan portfolio. The mortgage servicing fees are accrued monthly on all loans. Remittance to RMC is made monthly unless the loan has been assigned a specific loss reserve, at which point remittance is deferred until the specific loss reserve is no longer required, or the property has been acquired by the partnership. Mortgage servicing fees paid to RMC were approximately $392,000 and $473,000 for the three months ended March 31, 2019 and 2018, respectively. No mortgage servicing fees were waived in any period reported. Asset The general partners receive monthly fees for managing the partnership’s loan portfolio and operations of up to 1/32 of 1% of the “net asset value” (3/8 of 1% annually). Asset management fees paid to the general partners were approximately $113,000 and $138,000 for the three months ended March 31, 2019 and 2018, respectively. No asset management fees were waived in any period presented. Costs from Redwood Mortgage Corp . RMC is reimbursed by the partnership for operating expenses incurred on behalf of the partnership, including without limitation, accounting and audit fees, legal fees and expenses, postage and preparation of reports to limited partners, and out-of-pocket general and administration expenses. Other costs are allocated pro-rata based on the percentage of total capital of all mortgage funds managed by RMC. Payroll and consulting fees are broken out first based on activity, and then allocated to the company on a pro-rata basis based on percentage of capital to the total capital of all mortgage funds. The decision to request reimbursement of any qualifying charges is made by RMC at its sole discretion. Operating expenses totaling approximately $321,000 and $475,000 for the three months ended March 31, 2019 and 2018, respectively, were reimbursed to RMC. Commissions and fees are paid by the borrowers to RMC Brokerage commissions, loan originations For fees in connection with the review, selection, evaluation, negotiation and extension of loans, the general partners may collect loan brokerage commissions (points) limited to an amount not to exceed 4% of the total partnership assets per year. The loan brokerage commissions are paid by the borrowers and thus, are not an expense of the partnership. Other fees RMC receives fees for processing, notary, document preparation, credit investigation, reconveyance and other mortgage related fees. The amounts received are customary for comparable services in the geographical area where the property securing the loan is located, payable solely by the borrower and not by the partnership. In the ordinary course of business, performing loans may be transferred by executed assignment, in-part or in-full, between the affiliated mortgage funds at par. During the three months ended March 31, 2018, the partnership transferred two performing loans in-full to Redwood Mortgage Investors IX, LLC, an affiliated mortgage fund, at par value, which approximates fair value, of approximately $5,890,000. The partnership received cash for the transfer and has no continuing obligation or involvement on the assigned loans. No loans were transferred during the three months ended March 31, 2019. Formation loan/Commissions paid to broker-dealers Commissions for sales of limited partnership units paid to broker-dealers (B/D sales commissions) were paid by RMC and were not paid directly by the partnership out of offering proceeds. Instead, the partnership advanced to RMC amounts sufficient to pay the B/D sales commissions and premiums paid to partners in connection with unsolicited orders up to 7% of offering proceeds. The receivable arising from the advances is unsecured, and non-interest bearing and is referred to as the “formation loan.” The primary source of the repayments made by RMC on the formation loan is expected to be loan brokerage commissions. As of March 31, 2019, the partnership had made such advances of approximately $22,567,000, of which approximately $4,832,000 remain outstanding on the formation loan. If the general partners are removed and RMC is no longer receiving payments for services rendered, the formation loan is forgiven, per the terms of the partnership agreement. The formation loan activity is summarized in the following table for the three months ended March 31, 2019 ($ in thousands). 2019 Balance, January 1 $ 4,943 Early withdrawal penalties (111 ) Repayments — Balance, March 31 $ 4,832 The future minimum payments on the formation loan, net of early withdrawal penalties, as of March 31, 2019 are presented in the following table ($ in thousands). 2019 $ 539 2020 650 2021 650 2022 650 2023 650 Thereafter 1,693 Total $ 4,832 RMC is required to make annual payments on the formation loan, net of early withdrawal penalties. The table below sets forth withdrawals of limited partner capital for the three months ended March 31, 2019 and 2018 ($ in thousands). 2019 2018 Capital liquidations-without penalty $ 5,390 $ 4,902 Capital liquidations-subject to penalty 1,118 2,223 Total $ 6,508 $ 7,125 Scheduled liquidations, at March 31 $ 45,108 $ 51,707

Loans

Loans	3 Months Ended
	Mar. 31, 2019
Receivables [Abstract]
Loans	NOTE 4 – LOANS Loans generally are funded at a fixed interest rate with a loan term of up to five years. As of March 31, 2019, 47 (84%) of the partnership’s 56 loans (representing 97% of the aggregate principal of the partnership’s loan portfolio) have a term of five years or less from loan inception. The remaining loans have terms longer than five years. Substantially all loans are written without a prepayment penalty clause. As of March 31, 2019, 24 (43%) of the loans outstanding (representing 66% of the aggregate principal balance of the partnership’s loan portfolio) provide for monthly payments of interest only, with the principal due in full at maturity. The remaining loans require monthly payments of principal and interest, typically calculated on a 30-year amortization, with the remaining principal balance due at maturity. Loans unpaid principal balance (principal) Secured loan transactions are summarized in the following table for the three months ended March 31, 2019 ($ in thousands). 2019 Principal, beginning of period $ 97,375 Loans originated 17,175 Principal payments received (15,245 ) Principal, March 31, 2019 $ 99,305 Two loans with an aggregate principal balance of approximately $508,000 were renewed during the three months ended March 31, 2019. See Note 3 (General Partners and Other Related Parties) for a description of loan transfers by executed assignments to affiliates. The partnership originates loans with the intent to hold the loans until maturity. From time to time the partnership may sell certain loans. Loans are classified as held for sale once a decision has been made to sell loans and loans held for sale have been identified. Loan characteristics Secured loans had the characteristics presented in the following table as ($ in thousands). March 31, December 31, 2019 2018 Number of secured loans 56 56 Secured loans – principal $ 99,305 $ 97,375 Secured loans – lowest interest rate (fixed) 5.0 % 5.0 % Secured loans – highest interest rate (fixed) 10.5 % 10.5 % Average secured loan – principal $ 1,773 $ 1,739 Average principal as percent of total principal 1.8 % 1.8 % Average principal as percent of partners’ capital, net of formation loan 1.6 % 1.5 % Average principal as percent of total assets 1.6 % 1.5 % Largest secured loan – principal $ 9,100 $ 10,900 Largest principal as percent of total principal 9.2 % 11.2 % Largest principal as percent of partners’ capital, net of formation loan 8.3 % 9.5 % Largest principal as percent of total assets 8.3 % 9.4 % Smallest secured loan – principal $ 38 $ 39 Smallest principal as percent of total principal 0.1 % 0.1 % Smallest principal as percent of partners’ capital, net of formation loan 0.1 % 0.1 % Smallest principal as percent of total assets 0.1 % 0.1 % Number of California counties where security is located 18 18 Largest percentage of principal in one California county 22.7 % 26.7 % Number of secured loans with a filed notice of default — — Secured loans in foreclosure – principal $ — $ — Number of secured loans with prepaid interest 1 1 Prepaid interest $ 228 $ 341 As of March 31, 2019, the partnership’s largest loan, with an unpaid principal balance of approximately $9,100,000 (representing 9.2% of outstanding secured loans and 8.3% of partnership total assets), had an interest rate of 9.00%, was secured by a commercial building in Santa Clara County, and has a maturity of February 1, 2020. As of March 31, 2019, the partnership had no outstanding construction or rehabilitation loans and no commitments to fund construction, rehabilitation or other loans. Borrower payments are deposited into a bank trust account maintained by RMC, and subsequently are disbursed to the partnership after an appropriate holding period to ensure the funds are collected. At March 31, 2019, the trust account held $361,192 in borrower payments, which was disbursed to the partnership on or before April 15, 2019. Lien position At funding, secured loans had the following lien positions and are presented in the following table as of March 31, 2019 and December 31, 2018 ($ in thousands). March 31, 2019 December 31, 2018 Loans Principal Percent Loans Principal Percent First trust deeds 34 $ 82,789 83 % 34 $ 80,285 82 % Second trust deeds 22 16,516 17 22 17,090 18 Total principal, secured loans 56 $ 99,305 100 % 56 $ 97,375 100 % Liens due other lenders at loan closing 34,378 37,632 Total debt $ 133,683 $ 135,007 Appraised property value at loan closing $ 254,419 $ 258,134 Percent of total debt to appraised values (LTV) at loan closing (1) 54.6 % 54.9 % (1) Based on appraised values and liens due other lenders at loan closing. The weighted-average loan-to-value (LTV) computation above does not take into account subsequent increases or decreases in property values following the loan closing, nor does it include decreases or increases of the amount owing on senior liens to other lenders. Property type Secured loans summarized by property type are presented in the following table as of March 31, 2019 and December 31, 2018 ($ in thousands). March 31, 2019 December 31, 2018 Loans Principal Percent Loans Principal Percent Single family (2) 34 $ 35,237 35 % 32 $ 35,893 36 % Multi-family 3 7,713 8 3 1,713 2 Commercial 18 55,905 56 20 59,319 61 Land 1 450 1 1 450 1 Total principal, secured loans 56 $ 99,305 100 % 56 $ 97,375 100 % (2) Single family properties include owner-occupied and non-owner occupied 1-4 unit residential buildings, condominium units, townhouses, and condominium complexes. The single family property type as of March 31, 2019 consists of 17 loans with principal of approximately $11,917,000 that are owner occupied and 17 loans with principal of approximately $23,320,000 that are non-owner occupied. Single family property type at December 31, 2018 consisted of 16 loans with principal of approximately $12,839,000 that are owner occupied and 16 loans with principal of approximately $23,054,000 that are non-owner occupied. Distribution by California counties The distribution of secured loans outstanding by the California county in which the primary collateral is located is presented in the following table as of March 31, 2019 and December 31, 2018 ($ in thousands). March 31, 2019 December 31, 2018 Principal Percent Principal Percent San Francisco Bay Area (3) San Mateo $ 22,536 22.7 % $ 23,122 23.7 % San Francisco 21,388 21.5 26,026 26.7 Santa Clara 11,582 11.7 3,789 3.9 Alameda 4,151 4.2 4,166 4.2 Solano 3,560 3.6 3,560 3.7 Marin 1,184 1.2 849 0.9 Napa 556 0.6 559 0.6 Contra Costa 312 0.3 314 0.2 65,269 65.8 62,385 63.9 Other Northern California Santa Cruz 2,098 2.0 2,121 2.1 Sacramento 1,700 1.7 3,300 3.4 Amador 733 0.7 737 0.8 Monterey 487 0.5 489 0.5 Mariposa 38 0.1 39 0.1 5,056 5.0 6,686 6.9 Total Northern California 70,325 70.8 69,071 70.8 Los Angeles & Coastal Los Angeles 18,916 19.1 18,236 18.7 Santa Barbara 2,096 2.1 2,099 2.2 Orange 653 0.7 654 0.7 21,665 21.9 20,989 21.6 Other Southern California San Bernardino 5,900 5.9 5,900 6.1 Riverside 1,415 1.4 1,415 1.5 7,315 7.3 7,315 7.6 Total Southern California 28,980 29.2 28,304 29.2 Total principal, secured loans $ 99,305 100.0 % $ 97,375 100.0 % (3) Includes the Silicon Valley Scheduled maturities Secured loans are scheduled to mature as presented in the following table as of March 31, 2019 ($ in thousands). Scheduled maturities, as of March 31, 2019 Loans Principal Percent 2019 (4) 23 $ 52,950 53 % 2020 18 33,146 33 2021 11 9,635 10 2022 1 370 — 2023 1 2,096 2 Thereafter 1 658 1 Total future maturities 55 98,855 99 Matured as of March 31, 2019 1 450 1 Total principal, secured loans 56 $ 99,305 100 % (4) Loans scheduled to mature in 2019 from April 1 to December 31. One loan, with a principal balance of approximately $450,000, which was 120 days delinquent, was past maturity at March 31, 2019. It is the partnership’s experience that loans may be repaid or refinanced before, at or after the contractual maturity date. For matured loans, the partnership may continue to accept payments while pursuing collection of amounts owed from borrowers. Therefore, the above tabulation for scheduled maturities is not a forecast of future cash receipts. Delinquency Secured loans summarized by payment delinquency are presented in the following table ($ in thousands). March 31, 2019 December 31, 2018 Loans Principal Loans Principal Past Due 30-89 days 1 $ 395 1 $ 450 90-179 days 2 3,743 1 3,300 180 or more days — — — — Total past due 3 $ 4,138 2 3,750 Current 53 95,167 54 93,625 Total principal, secured loans 56 $ 99,305 56 $ 97,375 Interest income of approximately $127,000 and $88,000 was accrued on loans contractually past due 90 days or more as to principal and/or interest payments as of March 31, 2019 and December 31, 2018, respectively. Loans in non-accrual status No loans were in non-accrual status at March 31, 2019 or December 31, 2018. At March 31, 2019, two loans with an aggregate principal balance of approximately $3,743,000 were contractually 90 or more days past due as to principal or interest and not in non-accrual status. At December 31, 2018, one loan with a principal balance of approximately $3,300,000 was contractually 90 or more days past due as to principal or interest and not in non-accrual status. Loans designated impaired Impaired loans had the balances shown and the associated allowance for loan losses presented in the following table as of March 31, 2019 and December 31, 2018 ($ in thousands). March 31, December 31, 2019 2018 Principal $ 3,743 $ 3,300 Recorded investment (4) 3,870 3,388 Impaired loans without allowance 3,870 3,388 Impaired loans with allowance — — Allowance for loan losses, impaired loans — — Number of Loans 2 1 (5) Recorded investment is the sum of principal, advances, and interest accrued for financial reporting purposes. Impaired loans had the average balances and interest income recognized and received in cash as presented in the following table as of, and for, the three months ended March 31, 2019 and the year ended December 31, 2018 ($ in thousands). March 31, December 31, 2019 2018 Average recorded investment $ 3,629 $ 5,987 Interest income recognized — 257 Interest income received in cash — 210 Allowance for loan losses At March 31, 2019, and December 31, 2018, the partnership had no allowance for loan losses as all loans had protective equity such that at March 31, 2019, and December 31, 2018, collection was deemed probable for amounts owing. Modifications, workout agreements and troubled debt restructurings At March 31, 2019 and December 31, 2018, the partnership had no modifications, workout agreements, or troubled debt restructurings in effect.

Real Estate Owned (REO)

Real Estate Owned (REO)	3 Months Ended
	Mar. 31, 2019
Real Estate [Abstract]
Real Estate Owned (REO)	NOTE 5 – REAL ESTATE OWNED (REO) There were no REO transactions during the three months ended March 31, 2019. During the three months ended March 31, 2018, the partnership sold 5 units in a condominium complex in Los Angeles County with a gain of approximately $93,000, which decreased REO by approximately $1,538,000. The partnership held the following four properties, with a carrying value of approximately $4,153,000 which approximated the net realizable value, at March 31, 2019: • In San Francisco County, 3 residential units in a condominium complex • In Fresno County, a partially completed home subdivision • In Marin County, approximately 13 acres zoned for residential development • In Stanislaus County, approximately 14 acres zoned commercial REO, net is comprised of the following components for the three months ended March 31, 2019 and 2018. 2019 2018 Holding costs, net of other income $ (27 ) $ (65 ) Gains/(losses) on sales — 93 Valuation adjustment — — REO, net $ (27 ) $ 28

Fair Value

Fair Value	3 Months Ended
	Mar. 31, 2019
Fair Value Disclosures [Abstract]
Fair Value	NOTE 6 – FAIR VALUE Loans The partnership does not record its performing loans at fair value on a recurring basis as it is the intention of the partnership to hold loans until maturity. As in 2018, when certain performing loans were sold, at an immaterial gain (net of expenses), the sale occurred in the same reporting period as when they would have been classified as held-for-sale. Therefore the recorded amount of the preforming loan (i.e. the loan balance) is deemed to approximate fair value as is the loan balance of loans designated impaired for which a specific reserve has not been recorded (i.e. the loan is well collateralized such that collection of the amount owed is assured, including foregone interest, if any). Loans designated impaired (i.e. that are collateral dependent) are measured at fair value on a non-recurring basis when the net realizable value of the real property collateral is determined to be less than the loan balance. No impaired loans were measured at fair value on a non-recurring basis at and for the periods ended March 31, 2019 or December 31, 2018. REO The partnership does not record REO at fair value on a recurring basis. The following assets and liabilities would be measured at fair value on a non-recurring basis. • REO acquired through foreclosure during the year. • REO for which a valuation reserve or valuation reserve adjustment has been recorded. The following methods and assumptions are used when estimating fair value. Secured loans, performing (i.e. not designated as impaired) (Level 2) - Each loan is reviewed quarterly for its delinquency, LTV adjusted for the most recent valuation of the underlying collateral, remaining term to maturity, borrower’s payment history and other factors. The fair value of loan balances secured by deeds of trust is deemed to approximate the recorded amount (per the financial statements) as our loans: • are of shorter terms at origination than commercial real estate loans by institutional lenders; • are written without a prepayment penalty causing uncertainty/a lack of predictability as to the expected duration of the loan; and • have limited marketability and are not yet sellable into an established secondary market. Secured loans, designated impaired (Level 2) - Secured loans designated impaired are deemed collateral dependent, and the fair value of the loan is the lesser of the fair value of the collateral or the enforceable amount owing under the note. The fair value of the collateral is determined by exercise of judgment based on management’s experience informed by appraisals (by licensed appraisers), brokers’ opinion of values and publicly available information on in-market transactions (Level 2 inputs). The following methods and assumptions are used to determine the fair value of the collateral securing a loan. Single family – Management’s preferred method for determining the fair market value of its single-family residential assets is the sale comparison method. Management primarily obtains sale comps via its subscription to the RealQuest service, but also uses free online services such as Zillow.com and other available resources to supplement this data. Sale comps are reviewed for similarity to the subject property, examining features such as proximity to subject, number of bedrooms and bathrooms, square footage, sale date, condition and year built. If applicable sale comps are not available or deemed unreliable, management will seek additional information in the form of brokers’ opinions of value or appraisals. Multi-family residential – Management’s preferred method for determining the aggregate retail value of its multifamily units is the sale comparison method. Sale comps are reviewed for similarity to the subject property, examining features such as proximity to subject, rental income, number of units, composition of units by the number of bedrooms and bathrooms, square footage, condition, amenities and year built. Management’s secondary method for valuing its multifamily assets as income-producing rental operations is the direct capitalization method. In order to determine market cap rates for properties of the same class and location as the subject, management refers to published data from reliable third-party sources such as the CBRE Cap Rate Survey. Management applies the appropriate cap rate to the subject’s most recent available annual net operating income to determine the property’s value as an income-producing project. When adequate sale comps are not available or reliable net operating income information is not available or the project is under development or is under-performing to market, management will seek additional information and analysis to determine the cost to improve and the intrinsic fair value and/or management will seek additional information in the form of brokers’ opinion of value or appraisals. Commercial buildings – Where commercial rental income information is available, management’s preferred method for determining the fair value of its commercial real estate assets is the direct capitalization method. In order to determine market cap rates for properties of the same class and location as the subject, management refers to reputable third-party sources such as the CBRE Cap Rate Survey. Management then applies the appropriate cap rate to the subject’s most recent available annual net operating income to determine the property’s value as an income-producing commercial rental project. When adequate sale comps are not available or reliable net operating income information is not available or the project is under development or is under-performing to market, management will seek additional information and analysis to determine the cost to improve and the intrinsic fair value and/or management will seek additional information in the form of brokers’ opinion of value or appraisals. Management supplements the direct capitalization method with additional information in the form of a sale comparison analysis (where adequate sale comps are available), brokers’ opinion of value, or appraisal. Commercial land – Commercial land has many variations/uses, thus requiring management to employ a variety of methods depending upon the unique characteristics of the subject land. Management may rely on information in the form of a sale comparison analysis (where adequate sale comps are available), brokers’ opinion of value, or appraisal.

Commitments and Contingencies,

Commitments and Contingencies, Other Than Loan and REO Commitments	3 Months Ended
	Mar. 31, 2019
Commitments And Contingencies Disclosure [Abstract]
Commitments and Contingencies, Other Than Loan and REO Commitments	NOTE 7 – COMMITMENTS AND CONTINGENCIES, OTHER THAN LOAN AND REO COMMITMENTS Commitments The partnership’s only commitment is for scheduled limited partners’ capital withdrawal requests at March 31, 2019 as presented in the following table ($ in thousands). 2019 $ 16,361 2020 12,410 2021 8,385 2022 5,312 2023 2,381 Thereafter 259 Total $ 45,108 Future recovery under an agreement with a borrower Pursuant to the terms of an October 21, 2011 workout agreement dated October 21, 2011, between RMI VIII and a borrower in default on certain loans secured by various California properties, RMI VIII obtained by assignment from the developer of those properties a non-voting economic interest in the developer’s LLC membership interest in a joint venture, in an amount equal to 25% of all distributions of profit and return of invested capital attributable to that LLC membership interest, but excluding management and development fees, payable to the developer from certain other subsequent joint ventures from which the developer receives a share of the proceeds upon sale of the to be developed properties. In August of 2018, control and ownership of a property in a joint venture subject to the agreement transferred to the majority member in the joint venture at a profit. The amount of the profit is being determined by the members and is not distributable until the remaining property/asset is liquidated by the venture. However, as of the date of the financial statements, the determination of the amount of the profit, and the amount to be distributed to the developer, to which RMI VIII would have a claim of 25%, has not been completed and/or agreed upon by the members of the joint venture. The members have the option to retain the amounts – and to not distribute – if they elect to proceed with the development of the remaining property held by the joint venture. In 2016, RMI VIII received approximately $3.5 million from completed projects subject to the workout agreement and assignment of economic interest. It is expected that the proceeds from the current joint venture, if distributed and not held pending development of the remaining project, would be substantially less than the 2016 amount. Due to the uncertainty as to the amount and timing of the distribution, if any, no recognition was recorded in the financial statements as of March 31, 2019 and December 31, 2018 for the future recovery of amounts. Legal proceedings In the normal course of its business, the partnership may become involved in legal proceedings (such as assignment of rents, bankruptcy proceedings, appointment of receivers, unlawful detainers, judicial foreclosure, etc.) to collect the debt owed under the promissory notes, to enforce the provisions of the deeds of trust, to protect its interest in the real property subject to the deeds of trust and to resolve disputes with borrowers, lenders, lien holders and mechanics. None of these actions, in and of themselves, typically would be of any material financial impact to the net income or balance sheet of the partnership. As of the date hereof, the partnership is not involved in any legal proceedings other than those that would be considered part of the normal course of business.

Subsequent Events

Subsequent Events	3 Months Ended
	Mar. 31, 2019
Subsequent Events [Abstract]
Subsequent Events	NOTE 8 – SUBSEQUENT EVENTS None.

Summary of Significant Accoun_2

Summary of Significant Accounting Policies (Policies)	3 Months Ended
	Mar. 31, 2019
Accounting Policies [Abstract]
Basis of Presentation	Basis of presentation The financial statements are prepared in conformity with accounting principles generally accepted in the United States of America (“GAAP”). The partnership’s consolidated financial statements include the accounts of the partnership, its wholly-owned subsidiaries (consisting of single-member limited liability companies owning a single real property asset). All significant intercompany transactions and balances have been eliminated in consolidation.
Management Estimates	Management estimates The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions about the reported amounts of assets and liabilities, and disclosures of contingent assets and liabilities, at the dates of the financial statements and the reported amounts of revenues and expenses during the reported periods. Such estimates relate principally to the determination of the allowance for loan losses, including, when applicable, the valuation of impaired loans (which itself requires determining the fair value of the collateral), and the valuation of real estate held for sale and held as investment, at acquisition and subsequently. Actual results could differ significantly from these estimates.
Fair Value Estimates	Fair value estimates GAAP defines fair value as the exchange price that would be received for an asset or paid to transfer a liability (an exit price) in the principal or most advantageous market for the asset or liability in an orderly transaction between market participants on the measurement date. An orderly transaction is a transaction that assumes exposure to the market for a period prior to the measurement date to allow for marketing activities that are usual and customary for transactions involving such assets and liabilities; it is not a forced transaction. Market participants are buyers and sellers in the principal market that are: • independent; • knowledgeable; • able to transact; and, • willing to transact. Fair values of assets and liabilities are determined based on the fair value hierarchy established in GAAP. The hierarchy is comprised of three levels of inputs to be used. • Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities that the partnership has the ability to access at the measurement date. An active market is a market in which transactions occur with sufficient frequency and volume to provide pricing information on an ongoing basis. • Level 2 inputs are inputs other than quoted prices that are observable for the asset or liability, either directly or indirectly in active markets and quoted prices for identical assets or liabilities that are not active, and inputs other than quoted prices that are observable or inputs derived from or corroborated by market data. • Level 3 inputs are unobservable inputs for the asset or liability. Unobservable inputs reflect the partnership’s own assumptions about the assumptions market participants would use in pricing the asset or liability (including assumptions about risk). Unobservable inputs are developed based on the best information available in the circumstances and may include the partnership’s own data. The fair value of the collateral is determined by exercise of judgment based on management’s experience informed by appraisals (by licensed appraisers), brokers’ opinion of values, and publicly available information on in-market transactions. Appraisals of commercial real property generally present three approaches to estimating value: • market comparables or sales approach; • cost to replace; and, • capitalized cash flows or investment approach. These approaches may or may not result in a common, single value. The market-comparables approach may yield several different values depending on certain basic assumptions, such as, determining highest and best use (which may or may not be the current use); determining the condition (e.g., as-is, when-completed, or for land when-entitled); and determining the unit of value (e.g., as a series of individual unit sales or as a bulk disposition). Management has the requisite familiarity with the markets it lends in generally and of the properties lent on specifically to analyze sales-comparables and assess their suitability/applicability. Management is acquainted with market participants – investors, developers, brokers, lenders – that are useful, relevant secondary sources of data and information regarding valuation and valuation variability. These secondary sources may have familiarity with and perspectives on pending transactions, successful strategies to optimize value, and the history and details of specific properties – on and off the market – that enhance the process and analysis that is particularly and principally germane to establishing value in distressed markets and/or property types.
Cash and Cash Equivalents	Cash and cash equivalents The partnership considers all highly liquid financial instruments with maturities of three months or less at the time of purchase to be cash equivalents. At March 31, 2019, substantially all of the partnership’s cash balances in banks exceed the federal depository insurance limit of $250,000.The bank or banks in which funds are deposited are reviewed periodically for their general credit worthiness/investment grade credit rating.
Loans and Interest Income	Loans and interest income Performing loans are carried at amortized costs which is generally equal to the unpaid principal balance (principal). Management has discretion to pay amounts (advances) to third parties on behalf of borrowers to protect the partnership’s interest in the loan. Advances include, but are not limited to, the payment of interest and principal on a senior lien to prevent foreclosure by the senior lien holder, property taxes, insurance premiums, and attorney fees. Advances generally are stated at the unpaid principal balance and accrue interest until repaid by the borrower. For performing loans, interest is accrued daily on the principal plus advances, if any. Impaired loans less than 180 days delinquent continue to recognize interest income as long as the loan is in the process of collection and is considered to be well-secured. Impaired loans are placed on non-accrual status if 180 days delinquent or at the earlier of management’s determination that the primary source of repayment will come from the foreclosure and subsequent sale of the collateral securing the loan (which usually occurs when a notice of sale is filed) or when the loan is no longer considered well-secured. When a loan is placed on non-accrual status, the accrual of interest is discontinued; however, previously recorded interest is not reversed. A loan may return to accrual status when all delinquent interest and principal payments become current in accordance with the terms of the loan agreement. Late fees are recognized in the period received. The partnership may fund a specific loan origination net of an interest reserve (one to two years) to insure timely interest payments at the inception of the loan. In the event of an early loan payoff, any unapplied interest reserves would be first applied to any accrued but unpaid interest and then as a reduction of principal. If based upon current information and events, it is probable the partnership will be unable to collect all amounts due according to the contractual terms of the loan agreement, then a loan may be designated as impaired. Impaired loans are included in management’s periodic analysis of recoverability. If a valuation allowance had been established on an impaired loan, any subsequent payments on impaired loans are applied to late fees and then to reduce first the accrued interest, then advances, and then unpaid principal. From time to time, the partnership negotiates and enters into loan modifications with borrowers whose loans are delinquent. If the loan modification results in a significant delay or reduction in the cash flow compared to the original note, the modification is deemed a troubled debt restructuring and a loss is recognized. In the normal course of the partnership’s operations, loans that mature may be renewed at then current market rates and terms for new loans. Such renewals are not designated as impaired, unless the matured loan was previously designated as impaired.
Allowance for Loan Losses	Allowance for loan losses Loans and the related accrued interest and advances (i.e. the loan balance) are analyzed on a periodic basis for ultimate recoverability. Collateral fair values are reviewed quarterly and the protective equity for each loan is computed. As used herein, “protective equity” is the dollar amount by which the fair value of the collateral, net of any senior liens, exceeds the loan balance, where “loan balance” is the sum of the unpaid principal, advances and the recorded interest thereon. This computation is done for each loan (whether impaired or performing), and while loans secured by collateral of similar property type are grouped, there is enough distinction and variation in the collateral that a loan-by-loan, collateral-by-collateral analysis is appropriate. For loans designated impaired, a provision is made for loan losses to adjust the allowance for loan losses to an amount such that the net carrying amount (unpaid principal less the specific allowance) is reduced to the lower of the loan balance or the estimated fair value of the related collateral, net of any senior loans and net of any costs to sell in arriving at net realizable value. Loans determined not to be individually impaired are grouped by the property type of the underlying collateral, and for each loan and for the total by property type, the amount of protective equity or amount of exposure to loss ( i.e., The partnership charges off uncollectible loans and related receivables directly to the allowance account once it is determined the full amount is not collectible. At foreclosure, any excess of the recorded investment in the loan (accounting basis) over the net realizable value is charged against the allowance for loan losses.
Real Estate Owned (REO)	Real estate owned (REO) Real estate owned (REO) is property acquired in full or partial settlement of loan obligations generally through foreclosure, and is recorded at acquisition at the property’s net realizable value, which is the fair value less estimated costs to sell, as applicable. The fair value estimates are derived from information available in the real estate markets including similar property, and often require the experience and judgment of third parties such as commercial real estate appraisers and brokers. The estimates figure materially in calculating the value of the property at acquisition, the level of charge to the allowance for loan losses and any subsequent valuation reserves. After acquisition, costs incurred relating to the development and improvement of property are capitalized to the extent they do not cause the recorded value to exceed the net realizable value, whereas costs relating to holding and disposition of the property are expensed as incurred. After acquisition, REO is analyzed periodically for changes in fair values and any subsequent write down is charged to operations expense. Any recovery in the fair value subsequent to such a write down is recorded, not to exceed the value recorded at acquisition. Recognition of gains on the sale of real estate is dependent upon the transaction meeting certain criteria related to the nature of the property and the terms of the sale including potential seller financing.
Rental Income/Depreciation	Rental income/depreciation Rental income is recognized when earned in accordance with the lease agreement. For commercial leases, the costs associated with originating the lease are amortized over the lease term. Residential lease terms generally range from month-to-month to one-year, and the expenses of originating the lease are expensed as incurred. Real estate owned that is designated held for sale is not depreciated. Real estate that was designated held for investment, and rented was depreciated on a straight-line basis over the estimated useful life of the property.
Recently Issued Accounting Pronouncements	Recently issued accounting pronouncements- Accounting and Financial Reporting for Expected Credit Losses The Financial Account Standards Board (FASB) issued an Accounting Standards Update (ASU) that significantly changes how entities will account for credit losses for most financial assets that are not measured at fair value through net income. The new standard will supersede currently in effect guidance and applies to all entities. Entities will be required to use a current expected credit loss (CECL) model to estimate credit impairment. This estimate will be forward-looking, meaning management will be required to use forecasts about future economic conditions to determine the expected credit loss over the remaining life of an instrument. This will be a significant change from the current incurred credit loss model and generally may result in allowances being recognized in earlier periods than under the current credit loss model. The manager expects to adopt the ASU for interim and annual reporting in 2020. RMI VIII invests in real estate secured loans made with the expectation that the possibility of credit losses is remote as a result of substantial protective equity provided by the underlying collateral. The real estate secured programs and low loan-to-value ratios have caused RMC to conclude that the adoption of the CECL model from the incurred loss models presently in use as to credit loss recognition will likely not materially impact the reported results of operations or financial position.

General Partners and Other Re_2

General Partners and Other Related Parties (Tables)	3 Months Ended
	Mar. 31, 2019
Related Party Transactions [Abstract]
Schedule of Formation Loan Activity	The formation loan activity is summarized in the following table for the three months ended March 31, 2019 ($ in thousands). 2019 Balance, January 1 $ 4,943 Early withdrawal penalties (111 ) Repayments — Balance, March 31 $ 4,832
Formation Loan, Future Minimum Payments Net of Early Withdrawal Penalties	The future minimum payments on the formation loan, net of early withdrawal penalties, as of March 31, 2019 are presented in the following table ($ in thousands). 2019 $ 539 2020 650 2021 650 2022 650 2023 650 Thereafter 1,693 Total $ 4,832
Schedule of Withdrawals of Limited Partner Capital	The table below sets forth withdrawals of limited partner capital for the three months ended March 31, 2019 and 2018 ($ in thousands). 2019 2018 Capital liquidations-without penalty $ 5,390 $ 4,902 Capital liquidations-subject to penalty 1,118 2,223 Total $ 6,508 $ 7,125 Scheduled liquidations, at March 31 $ 45,108 $ 51,707

Loans (Tables)

Loans (Tables)	3 Months Ended
	Mar. 31, 2019
Secured Loan Principal Transactions	Secured loan transactions are summarized in the following table for the three months ended March 31, 2019 ($ in thousands). 2019 Principal, beginning of period $ 97,375 Loans originated 17,175 Principal payments received (15,245 ) Principal, March 31, 2019 $ 99,305
Secured Loans Characteristics	Secured loans had the characteristics presented in the following table as ($ in thousands). March 31, December 31, 2019 2018 Number of secured loans 56 56 Secured loans – principal $ 99,305 $ 97,375 Secured loans – lowest interest rate (fixed) 5.0 % 5.0 % Secured loans – highest interest rate (fixed) 10.5 % 10.5 % Average secured loan – principal $ 1,773 $ 1,739 Average principal as percent of total principal 1.8 % 1.8 % Average principal as percent of partners’ capital, net of formation loan 1.6 % 1.5 % Average principal as percent of total assets 1.6 % 1.5 % Largest secured loan – principal $ 9,100 $ 10,900 Largest principal as percent of total principal 9.2 % 11.2 % Largest principal as percent of partners’ capital, net of formation loan 8.3 % 9.5 % Largest principal as percent of total assets 8.3 % 9.4 % Smallest secured loan – principal $ 38 $ 39 Smallest principal as percent of total principal 0.1 % 0.1 % Smallest principal as percent of partners’ capital, net of formation loan 0.1 % 0.1 % Smallest principal as percent of total assets 0.1 % 0.1 % Number of California counties where security is located 18 18 Largest percentage of principal in one California county 22.7 % 26.7 % Number of secured loans with a filed notice of default — — Secured loans in foreclosure – principal $ — $ — Number of secured loans with prepaid interest 1 1 Prepaid interest $ 228 $ 341
Secured Loans by Lien Position in the Collateral	At funding, secured loans had the following lien positions and are presented in the following table as of March 31, 2019 and December 31, 2018 ($ in thousands). March 31, 2019 December 31, 2018 Loans Principal Percent Loans Principal Percent First trust deeds 34 $ 82,789 83 % 34 $ 80,285 82 % Second trust deeds 22 16,516 17 22 17,090 18 Total principal, secured loans 56 $ 99,305 100 % 56 $ 97,375 100 % Liens due other lenders at loan closing 34,378 37,632 Total debt $ 133,683 $ 135,007 Appraised property value at loan closing $ 254,419 $ 258,134 Percent of total debt to appraised values (LTV) at loan closing (1) 54.6 % 54.9 % (1) Based on appraised values and liens due other lenders at loan closing. The weighted-average loan-to-value (LTV) computation above does not take into account subsequent increases or decreases in property values following the loan closing, nor does it include decreases or increases of the amount owing on senior liens to other lenders.
Secured Loans by Property Type of the Collateral	Secured loans summarized by property type are presented in the following table as of March 31, 2019 and December 31, 2018 ($ in thousands). March 31, 2019 December 31, 2018 Loans Principal Percent Loans Principal Percent Single family (2) 34 $ 35,237 35 % 32 $ 35,893 36 % Multi-family 3 7,713 8 3 1,713 2 Commercial 18 55,905 56 20 59,319 61 Land 1 450 1 1 450 1 Total principal, secured loans 56 $ 99,305 100 % 56 $ 97,375 100 % (2) Single family properties include owner-occupied and non-owner occupied 1-4 unit residential buildings, condominium units, townhouses, and condominium complexes. The single family property type as of March 31, 2019 consists of 17 loans with principal of approximately $11,917,000 that are owner occupied and 17 loans with principal of approximately $23,320,000 that are non-owner occupied. Single family property type at December 31, 2018 consisted of 16 loans with principal of approximately $12,839,000 that are owner occupied and 16 loans with principal of approximately $23,054,000 that are non-owner occupied.
Secured Loans Distributed within California	The distribution of secured loans outstanding by the California county in which the primary collateral is located is presented in the following table as of March 31, 2019 and December 31, 2018 ($ in thousands). March 31, 2019 December 31, 2018 Principal Percent Principal Percent San Francisco Bay Area (3) San Mateo $ 22,536 22.7 % $ 23,122 23.7 % San Francisco 21,388 21.5 26,026 26.7 Santa Clara 11,582 11.7 3,789 3.9 Alameda 4,151 4.2 4,166 4.2 Solano 3,560 3.6 3,560 3.7 Marin 1,184 1.2 849 0.9 Napa 556 0.6 559 0.6 Contra Costa 312 0.3 314 0.2 65,269 65.8 62,385 63.9 Other Northern California Santa Cruz 2,098 2.0 2,121 2.1 Sacramento 1,700 1.7 3,300 3.4 Amador 733 0.7 737 0.8 Monterey 487 0.5 489 0.5 Mariposa 38 0.1 39 0.1 5,056 5.0 6,686 6.9 Total Northern California 70,325 70.8 69,071 70.8 Los Angeles & Coastal Los Angeles 18,916 19.1 18,236 18.7 Santa Barbara 2,096 2.1 2,099 2.2 Orange 653 0.7 654 0.7 21,665 21.9 20,989 21.6 Other Southern California San Bernardino 5,900 5.9 5,900 6.1 Riverside 1,415 1.4 1,415 1.5 7,315 7.3 7,315 7.6 Total Southern California 28,980 29.2 28,304 29.2 Total principal, secured loans $ 99,305 100.0 % $ 97,375 100.0 % (3) Includes the Silicon Valley
Secured Loans Scheduled Maturities	Secured loans are scheduled to mature as presented in the following table as of March 31, 2019 ($ in thousands). Scheduled maturities, as of March 31, 2019 Loans Principal Percent 2019 (4) 23 $ 52,950 53 % 2020 18 33,146 33 2021 11 9,635 10 2022 1 370 — 2023 1 2,096 2 Thereafter 1 658 1 Total future maturities 55 98,855 99 Matured as of March 31, 2019 1 450 1 Total principal, secured loans 56 $ 99,305 100 % (4) Loans scheduled to mature in 2019 from April 1 to December 31.
By Days Past Due [Member]
Past Due Financing Receivables	Secured loans summarized by payment delinquency are presented in the following table ($ in thousands). March 31, 2019 December 31, 2018 Loans Principal Loans Principal Past Due 30-89 days 1 $ 395 1 $ 450 90-179 days 2 3,743 1 3,300 180 or more days — — — — Total past due 3 $ 4,138 2 3,750 Current 53 95,167 54 93,625 Total principal, secured loans 56 $ 99,305 56 $ 97,375
Impaired Loans [Member]
Impaired Financing Receivables	Impaired loans had the balances shown and the associated allowance for loan losses presented in the following table as of March 31, 2019 and December 31, 2018 ($ in thousands). March 31, December 31, 2019 2018 Principal $ 3,743 $ 3,300 Recorded investment (4) 3,870 3,388 Impaired loans without allowance 3,870 3,388 Impaired loans with allowance — — Allowance for loan losses, impaired loans — — Number of Loans 2 1 (5) Recorded investment is the sum of principal, advances, and interest accrued for financial reporting purposes.
Average Balances And Interest Income [Member]
Impaired Financing Receivables	Impaired loans had the average balances and interest income recognized and received in cash as presented in the following table as of, and for, the three months ended March 31, 2019 and the year ended December 31, 2018 ($ in thousands). March 31, December 31, 2019 2018 Average recorded investment $ 3,629 $ 5,987 Interest income recognized — 257 Interest income received in cash — 210

Real Estate Owned (REO) (Tables

Real Estate Owned (REO) (Tables)	3 Months Ended
	Mar. 31, 2019
Real Estate [Abstract]
Summary of REO, Net	REO, net is comprised of the following components for the three months ended March 31, 2019 and 2018. 2019 2018 Holding costs, net of other income $ (27 ) $ (65 ) Gains/(losses) on sales — 93 Valuation adjustment — — REO, net $ (27 ) $ 28

Commitments and Contingencies_2

Commitments and Contingencies, Other Than Loan and REO Commitments (Tables)	3 Months Ended
	Mar. 31, 2019
Commitments And Contingencies Disclosure [Abstract]
Scheduled Capital Account Withdrawal Requests	The partnership’s only commitment is for scheduled limited partners’ capital withdrawal requests at March 31, 2019 as presented in the following table ($ in thousands). 2019 $ 16,361 2020 12,410 2021 8,385 2022 5,312 2023 2,381 Thereafter 259 Total $ 45,108

Organization and General - Addi

Organization and General - Additional Information (Details)	3 Months Ended
	Mar. 31, 2019USD ($)Installment	Mar. 31, 2018USD ($)
Organizational and General Details [Line Items]
Ownership interest held by the general partner	1.00%	1.00%
General partners (1%) | $	$ 11,000	$ 12,000
Percentage of net income distributed to limited partners capital	60.00%	60.00%
Minimum Amount of Time Before Leaving Partnership Without Penalty	5 years
Early Withdrawal Penalty Percentage	10.00%
Maximum Percentage of Total Limited Partners Capital Available for Liquidation During One Year	20.00%
Loans Receivable, Amortization Term	30 years
Commercial [Member]
Organizational and General Details [Line Items]
Loan-to-value ratio percentage	75.00%
Land Loan [Member]
Organizational and General Details [Line Items]
Loan-to-value ratio percentage	50.00%
Minimum [Member]
Organizational and General Details [Line Items]
Formation Loan Repayment Period	5 years
Maximum [Member] | Multi-family [Member]
Organizational and General Details [Line Items]
Loan-to-value ratio percentage	80.00%
Limited Partner [Member]
Organizational and General Details [Line Items]
Number of Quarterly Installments for Withdrawal From Partnership	4
Limited Partner [Member] | Internal Revenue Code [Member]
Organizational and General Details [Line Items]
Number of Quarterly Installments for Withdrawal From Partnership	20
Limited Partner [Member] | After Five Year Period [Member]
Organizational and General Details [Line Items]
Number of Quarterly Installments for Withdrawal From Partnership	20
Benefit Plan Investors [Member] | After Five Year Period [Member] | Internal Revenue Code [Member]
Organizational and General Details [Line Items]
Number of Quarterly Installments for Withdrawal From Partnership	4
RMC [Member]
Organizational and General Details [Line Items]
Ownership interest held by the general partner	0.10%
General partners (1%) | $	$ 11,000	$ 12,000
Percentage of income or loss allocated	0.66%
General partner equity deficit	100.00%

Summary of Significant Accoun_3

Summary of Significant Accounting Policies - Additional Information (Details)	3 Months Ended
	Mar. 31, 2019USD ($)Approach
Summary of Significant Accounting Policies Details [Line Items]
Estimating real property value, number of approaches | Approach	3
Cash and cash equivalents, maximum initial maturity	3 months
Threshold period past due for impaired loans placed on non-accrual status	180 days
Interest reserve minimum length	1 year
Interest reserve maximum length	2 years
Maximum [Member]
Summary of Significant Accounting Policies Details [Line Items]
Federal depository insurance limit | $	$ 250,000
Threshold period past due for impaired loans to recognize interest income	180 days
Residential lease term	1 year

General Partners and Other Re_3

General Partners and Other Related Parties - Additional Information (Details)	3 Months Ended
	Mar. 31, 2019USD ($)Loan	Mar. 31, 2018USD ($)Loan
General Partners And Other Related Parties Details [Line Items]
Chargeable by RMC	$ 392,000	$ 473,000
Management fee, description	The general partners receive monthly fees for managing the partnership’s loan portfolio and operations of up to 1/32 of 1% of the “net asset value” (3/8 of 1% annually).
Asset management fees	$ 113,000	138,000
Asset management fees waived	0	0
Operating Expenses	$ 321,000	$ 475,000
Loan Brokerage Commissions, Maximum Percent of Assets	4.00%
Number of performing loans | Loan	0	2
Performing loans mortgaged, par value		$ 5,890,000
Formation Loan [Member]
General Partners And Other Related Parties Details [Line Items]
Formation loan, advances	$ 22,567,000
Receivable from affiliate (formation loan)	4,832,000
RMC [Member]
General Partners And Other Related Parties Details [Line Items]
Mortgage Servicing Fees Waived	0	0
Operating Expenses	$ 321,000	$ 475,000
Maximum [Member]
General Partners And Other Related Parties Details [Line Items]
Annual mortgage servicing fees, percentage	1.50%
Percentage of offering proceeds	7.00%
RMC and Burwell [Member]
General Partners And Other Related Parties Details [Line Items]
Limited Liability Company (LLC) or Limited Partnership (LP), Managing Member or General Partner, Profit (Loss) Percentage	1.00%

General Partners and Other Re_4

General Partners and Other Related Parties - Formation Loan Activity (Details) $ in Thousands	3 Months Ended
	Mar. 31, 2019USD ($)
Formation Loan - Transactions [Abstract]
Balance, January 1	$ 4,943
Early withdrawal penalties	(111)
Repayments	0
Balance, March 31	$ 4,832

General Partners and Other Re_5

General Partners and Other Related Parties - Formation Loan, Future Minimum Payments Net of Early Withdrawal Penalties (Details) $ in Thousands	Mar. 31, 2019USD ($)
Formation Loan Future Minimum Payments [Abstract]
2019	$ 539
2020	650
2021	650
2022	650
2023	650
Thereafter	1,693
Total	$ 4,832

General Partners and Other Re_6

General Partners and Other Related Parties - Schedule of Withdrawals of Limited Partner Capital (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2019	Mar. 31, 2018
General Partners And Other Related Parties Details [Line Items]
Scheduled liquidations, at March 31	$ 45,108
Limited Partner [Member]
General Partners And Other Related Parties Details [Line Items]
Scheduled liquidations, at March 31	45,108	$ 51,707
Limited Partner [Member] | Capital Liquidations-without Penalty [Member]
General Partners And Other Related Parties Details [Line Items]
Total, Capital liquidations	5,390	4,902
Limited Partner [Member] | Capital Liquidations-subject to Penalty [Member]
General Partners And Other Related Parties Details [Line Items]
Total, Capital liquidations	1,118	2,223
Limited Partner [Member] | Capital Subject to Liquidation Net [Member]
General Partners And Other Related Parties Details [Line Items]
Total, Capital liquidations	$ 6,508	$ 7,125

Loans - Additional Information

Loans - Additional Information (Details)	3 Months Ended	12 Months Ended
	Mar. 31, 2019USD ($)LoanInterestMortgageLoan	Dec. 31, 2018USD ($)LoanMortgageLoan
Loans Details [Line Items]
Loans Receivable, Term	5 years
Loans Receivable Number of Loans | Loan	56	56
Loans Receivable, Percent	100.00%	100.00%
Loans Receivable, Number of Interest Only Loans | Interest	24
Loans Receivable, Amortization Term	30 years
Mortgage Loans on Real Estate, Number of Loans Renewed | MortgageLoan	2
Loans - principal renewed (in Dollars)	$ 508,000
Loans Receivable Largest Loan (in Dollars)	9,100,000	$ 10,900,000
Borrower payments held in bank trust account	$ 361,192
Mortgage Loans on Real Estate, Number of Loans matured | Loan	1
Mortgage Loans on Real Estate, Number of Loans | MortgageLoan	56	56
Allowance for loan losses	$ 0	$ 0
Past Due 90 Days Or More [Member]
Loans Details [Line Items]
Mortgage Loan balance	3,743,000,000	3,300,000,000
Revenue, loans	$ 127,000	$ 88,000
Loans Receivable, Interest Accrual, Period	90 days	90 days
Number of loan designated impaired and non-accrual substantially paid off | MortgageLoan	2	1
Mortgage Loans on Real Estate, Number of Loans | MortgageLoan	0	0
120 Days Past Maturity [Member]
Loans Details [Line Items]
Mortgage Loans on Real Estate, Number of Loans matured | Loan	1
Mortgage Loan balance	$ 450,000
Modifications of Secured Loan [Member]
Loans Details [Line Items]
Mortgage Loans on Real Estate, Number of Loans | MortgageLoan	0	0
Workout Agreements [Member]
Loans Details [Line Items]
Mortgage Loans on Real Estate, Number of Loans | MortgageLoan	0	0
Troubled Debt Restructuring [Member]
Loans Details [Line Items]
Mortgage Loans on Real Estate, Number of Loans | MortgageLoan	0	0
Minimum [Member]
Loans Details [Line Items]
Loans Receivable, Remaining Term	5 years
Five Year Term or Less [Member]
Loans Details [Line Items]
Loans Receivable Number of Loans | Loan	47
Loans Receivable, Percent	84.00%
Loans Receivable, Percent of Aggregate Principal	97.00%
Interest Only [Member]
Loans Details [Line Items]
Loans Receivable, Percent	43.00%
Loans Receivable, Percent of Aggregate Principal	66.00%
Largest Loan [Member]
Loans Details [Line Items]
Loans Receivable, Percent	9.20%
Loans Receivable, Percent of Assets	8.30%
Loans Receivable, Yield of Loan Acquired	9.00%
Loans Receivable Maturity Date	Feb. 1, 2020
Construction Loans [Member]
Loans Details [Line Items]
Loans outstanding	$ 0
Rehabilitation Loans [Member]
Loans Details [Line Items]
Loans outstanding	$ 0

Loans - Secured Loan Principal

Loans - Secured Loan Principal Transactions (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2019	Mar. 31, 2018
Receivables [Abstract]
Principal, beginning of period	$ 97,375
Loans originated	17,175	$ 600
Principal payments received	(15,245)	$ (9,912)
Principal, March 31, 2019	$ 99,305

Loans - Secured Loans Character

Loans - Secured Loans Characteristics (Details)	3 Months Ended	12 Months Ended
	Mar. 31, 2019USD ($)LoanMortgageLoanCounty	Dec. 31, 2018USD ($)LoanMortgageLoanCounty
Secured Loan Transactions [Line Items]
Number of secured loans | Loan	56	56
Secured loans - principal (in Dollars)	$ 99,305,000	$ 97,375,000
Average secured loan - principal (in Dollars)	$ 1,773,000	$ 1,739,000
Average principal as percent of total principal	1.80%	1.80%
Average principal as percent of partners’ capital, net of formation loan	1.60%	1.50%
Average principal as percent of total assets	1.60%	1.50%
Largest secured loan - principal (in Dollars)	$ 9,100,000	$ 10,900,000
Largest principal as percent of total principal	9.20%	11.20%
Largest principal as percent of partners’ capital, net of formation loan	8.30%	9.50%
Largest principal as percent of total assets	8.30%	9.40%
Smallest secured loan - principal (in Dollars)	$ 38,000	$ 39,000
Smallest principal as percent of total principal	0.10%	0.10%
Smallest principal as percent of partners’ capital, net of formation loan	0.10%	0.10%
Smallest principal as percent of total assets	0.10%	0.10%
Number of California counties where security is located | County	18	18
Largest percentage of principal in one California county	22.70%	26.70%
Number of secured loans with a filed notice of default | MortgageLoan	56	56
Prepaid interest	$ 228,000	$ 341,000
Minimum [Member]
Secured Loan Transactions [Line Items]
Secured loans - interest rate (fixed)	5.00%	5.00%
Maximum [Member]
Secured Loan Transactions [Line Items]
Secured loans - interest rate (fixed)	10.50%	10.50%
Prepaid Interest [Member]
Secured Loan Transactions [Line Items]
Number of secured loans with a filed notice of default | MortgageLoan	1	1

Loans - Secured Loans by Lien P

Loans - Secured Loans by Lien Position in the Collateral (Details) $ in Thousands		3 Months Ended	12 Months Ended
		Mar. 31, 2019USD ($)MortgageLoan	Dec. 31, 2018USD ($)MortgageLoan
Loans Details - Secured Loans by Lien Position in the Collateral [Line Items]
Secured loans, principal		$ 99,305	$ 97,375
Liens due other lenders at loan closing (in Dollars)		34,378	37,632
Total debt (in Dollars)		133,683	135,007
Appraised property value at loan closing (in Dollars)		$ 254,419	$ 258,134
Percent of total debt to appraised values (LTV) at loan closing	[1]	54.60%	54.90%
Loans - percent		100.00%	100.00%
Number of secured loans | MortgageLoan		56	56
First Trust Deeds [Member]
Loans Details - Secured Loans by Lien Position in the Collateral [Line Items]
Secured loans, principal		$ 82,789	$ 80,285
Loans - percent		83.00%	82.00%
Number of secured loans | MortgageLoan		34	34
Second Trust Deeds [Member]
Loans Details - Secured Loans by Lien Position in the Collateral [Line Items]
Secured loans, principal		$ 16,516	$ 17,090
Loans - percent		17.00%	18.00%
Number of secured loans | MortgageLoan		22	22
[1]	Based on appraised values and liens due other lenders at loan closing. The weighted-average loan-to-value (LTV) computation above does not take into account subsequent increases or decreases in property values following the loan closing, nor does it include decreases or increases of the amount owing on senior liens to other lenders.

Loans - Secured Loans by Proper

Loans - Secured Loans by Property Type (Details) $ in Thousands		3 Months Ended	12 Months Ended
		Mar. 31, 2019USD ($)MortgageLoan	Dec. 31, 2018USD ($)MortgageLoan
Loans (Details) - Secured Loans by Property Type [Line Items]
Number of secured loans | MortgageLoan		56	56
Secured loans, principal | $		$ 99,305	$ 97,375
Loans - percent		100.00%	100.00%
Single Family [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Number of secured loans | MortgageLoan	[1]	34	32
Secured loans, principal | $	[1]	$ 35,237	$ 35,893
Loans - percent	[1]	35.00%	36.00%
Multi-family [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Number of secured loans | MortgageLoan		3	3
Secured loans, principal | $		$ 7,713	$ 1,713
Loans - percent		8.00%	2.00%
Commercial [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Number of secured loans | MortgageLoan		18	20
Secured loans, principal | $		$ 55,905	$ 59,319
Loans - percent		56.00%	61.00%
Land [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Number of secured loans | MortgageLoan		1	1
Secured loans, principal | $		$ 450	$ 450
Loans - percent		1.00%	1.00%
[1]	Single family properties include owner-occupied and non-owner occupied 1-4 unit residential buildings, condominium units, townhouses, and condominium complexes. The single family property type as of March 31, 2019 consists of 17 loans with principal of approximately $11,917,000 that are owner occupied and 17 loans with principal of approximately $23,320,000 that are non-owner occupied. Single family property type at December 31, 2018 consisted of 16 loans with principal of approximately $12,839,000 that are owner occupied and 16 loans with principal of approximately $23,054,000 that are non-owner occupied.

Loans - Secured Loans by Prop_2

Loans - Secured Loans by Property Type (Parenthetical) (Details)	3 Months Ended	12 Months Ended
	Mar. 31, 2019USD ($)MortgageLoan	Dec. 31, 2018USD ($)MortgageLoan
Loans Details [Line Items]
Number of secured loans | MortgageLoan	56	56
Secured loans, principal | $	$ 99,305,000	$ 97,375,000
Single Family Property-Owner Occupied [Member]
Loans Details [Line Items]
Number of secured loans | MortgageLoan	17	16
Secured loans, principal | $	$ 11,917,000	$ 12,839,000
Single Family Property-NonOwner Occupied [Member]
Loans Details [Line Items]
Number of secured loans | MortgageLoan	17	16
Secured loans, principal | $	$ 23,320,000	$ 23,054,000

Loans - Secured Loans Distribut

Loans - Secured Loans Distributed within California (Details) - USD ($) $ in Thousands		Mar. 31, 2019	Dec. 31, 2018
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 99,305	$ 97,375
Loans - percent		100.00%	100.00%
San Mateo [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 22,536	$ 23,122
Loans - percent		22.70%	23.70%
San Francisco [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 21,388	$ 26,026
Loans - percent		21.50%	26.70%
Santa Clara [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 11,582	$ 3,789
Loans - percent		11.70%	3.90%
Alameda [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 4,151	$ 4,166
Loans - percent		4.20%	4.20%
Solano [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 3,560	$ 3,560
Loans - percent		3.60%	3.70%
Marin [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 1,184	$ 849
Loans - percent		1.20%	0.90%
Napa [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 556	$ 559
Loans - percent		0.60%	0.60%
Contra Costa [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 312	$ 314
Loans - percent		0.30%	0.20%
San Francisco Bay Area [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal	[1]	$ 65,269	$ 62,385
Loans - percent	[1]	65.80%	63.90%
Santa Cruz [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 2,098	$ 2,121
Loans - percent		2.00%	2.10%
Sacramento [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 1,700	$ 3,300
Loans - percent		1.70%	3.40%
Amador [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 733	$ 737
Loans - percent		0.70%	0.80%
Monterey [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 487	$ 489
Loans - percent		0.50%	0.50%
Mariposa [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 38	$ 39
Loans - percent		0.10%	0.10%
Other Northern California [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 5,056	$ 6,686
Loans - percent		5.00%	6.90%
Northern California [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 70,325	$ 69,071
Loans - percent		70.80%	70.80%
Los Angeles [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 18,916	$ 18,236
Loans - percent		19.10%	18.70%
Santa Barbara [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 2,096	$ 2,099
Loans - percent		2.10%	2.20%
Orange [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 653	$ 654
Loans - percent		0.70%	0.70%
Los Angeles And Coastal [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 21,665	$ 20,989
Loans - percent		21.90%	21.60%
San Bernardino [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 5,900	$ 5,900
Loans - percent		5.90%	6.10%
Riverside [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 1,415	$ 1,415
Loans - percent		1.40%	1.50%
Other Southern California [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 7,315	$ 7,315
Loans - percent		7.30%	7.60%
Southern California [Member]
Loans (Details) - Secured Loans by Property Type [Line Items]
Secured loans, principal		$ 28,980	$ 28,304
Loans - percent		29.20%	29.20%
[1]	Includes the Silicon Valley

Loans - Secured Loans Scheduled

Loans - Secured Loans Scheduled Maturities (Details) $ in Thousands		Mar. 31, 2019USD ($)Loan	Dec. 31, 2018USD ($)Loan
Receivables [Abstract]
2019, Loan | Loan	[1]	23
2020, Loan | Loan		18
2021, Loan | Loan		11
2022, Loan | Loan		1
2023, Loan | Loan		1
Thereafter, Loan | Loan		1
Total future maturities, Loan | Loan		55
Matured as of March 31, 2019, Loan | Loan		1
Total principal, secured loans, Loan | Loan		56	56
2019, Principal | $	[1]	$ 52,950
2020, Principal | $		33,146
2021, Principal | $		9,635
2022, Principal | $		370
2023, Principal | $		2,096
Thereafter, Principal | $		658
Total future maturities, Principal | $		98,855
Matured as of March 31, 2019, Principal | $		450
Total principal, secured loans, Principle | $		$ 99,305	$ 97,375
2019, Percent	[1]	53.00%
2020, Percent		33.00%
2021, Percent		10.00%
2023, Percent		2.00%
Thereafter, Percent		1.00%
Total future maturities, Percent		99.00%
Matured as of March 31, 2019, Percent		1.00%
Total principal, secured loans, Percent		100.00%
[1]	Loans scheduled to mature in 2019 from April 1 to December 31.

Loans - Secured Loans Summarize

Loans - Secured Loans Summarized by Payment Delinquency (Details) $ in Thousands	Mar. 31, 2019USD ($)MortgageLoan	Dec. 31, 2018USD ($)MortgageLoan
Past Due
Delinquent loans, number | MortgageLoan	56	56
Loans, Principal | $	$ 99,305	$ 97,375
Past Due 30-89 Days [Member]
Past Due
Delinquent loans, number | MortgageLoan	1	1
Loans, Principal | $	$ 395	$ 450
Past Due 90-179 Days [Member]
Past Due
Delinquent loans, number | MortgageLoan	2	1
Loans, Principal | $	$ 3,743	$ 3,300
Past Due [Member]
Past Due
Delinquent loans, number | MortgageLoan	3	2
Loans, Principal | $	$ 4,138	$ 3,750
Current [Member]
Past Due
Delinquent loans, number | MortgageLoan	53	54
Loans, Principal | $	$ 95,167	$ 93,625

Loans - Secured Loans Designate

Loans - Secured Loans Designated as Impaired Loans (Details) $ in Thousands		3 Months Ended	12 Months Ended
		Mar. 31, 2019USD ($)Loan	Dec. 31, 2018USD ($)Loan
Secured Loans Designated as Impaired Loans [Abstract]
Principal		$ 3,743	$ 3,300
Recorded investment	[1]	3,870	3,388
Impaired loans without allowance		$ 3,870	$ 3,388
Number of Loans | Loan		2	1
[1]	Recorded investment is the sum of principal, advances, and interest accrued for financial reporting purposes.

Loans - Impaired Loans - Averag

Loans - Impaired Loans - Average Balances and Interest Income (Details) - USD ($) $ in Thousands	3 Months Ended	12 Months Ended
	Mar. 31, 2019	Dec. 31, 2018
Impaired Loans - Average Balances and Interest Income [Abstract]
Average recorded investment	$ 3,629	$ 5,987
Interest income recognized		257
Interest income received in cash		$ 210

Real Estate Owned (REO) - Addit

Real Estate Owned (REO) - Additional Information (Details)	3 Months Ended
	Mar. 31, 2018USD ($)Property	Mar. 31, 2019USD ($)aProperty	Dec. 31, 2018USD ($)
Real Estate Owned REO Details [Line Items]
Decrease in real estate owned	$ (1,632,000)
Carrying value of real estate properties		$ 4,153,000	$ 4,153,000
Partnership Property Held For Sale [Member]
Real Estate Owned REO Details [Line Items]
Number of Real Estate Properties | Property		4
Carrying value of real estate properties		$ 4,153,000
Los Angeles [Member] | Condominium Complex [Member]
Real Estate Owned REO Details [Line Items]
Gains (Losses) on Sales of Other Real Estate (in Dollars)	93,000
Decrease in real estate owned	$ 1,538,000
Los Angeles [Member] | Sold [Member] | Condominium Complex [Member]
Real Estate Owned REO Details [Line Items]
Number of Units in Real Estate Property | Property	5
San Francisco County [Member] | Partnership Property Held For Sale [Member] | Condominium Complex [Member]
Real Estate Owned REO Details [Line Items]
Number of Units in Real Estate Property | Property		3
Fresno County California [Member] | Partnership Property Held For Sale [Member] | Home Subdivision [Member]
Real Estate Owned REO Details [Line Items]
Number of Units in Real Estate Property | Property		1
Marin County [Member] | Partnership Property Held For Sale [Member] | Residential Single Family [Member]
Real Estate Owned REO Details [Line Items]
Area of Real Estate Property (in Acres) | a		13
Stanislaus County [Member] | Partnership Property Held For Sale [Member] | Commercial Property [Member]
Real Estate Owned REO Details [Line Items]
Area of Real Estate Property (in Acres) | a		14

Real Estate Owned (REO) - Summa

Real Estate Owned (REO) - Summary of REO, Net (Detail) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2019	Mar. 31, 2018
Real Estate [Abstract]
Holding costs, net of other income	$ (27)	$ (65)
Gains/(losses) on sales		93
REO, net	$ (27)	$ 28

Fair Value - Additional Informa

Fair Value - Additional Information (Details) - USD ($) $ in Thousands	Mar. 31, 2019	Dec. 31, 2018
Fair Value, Measurements, Nonrecurring [Member]
Fair Value Assets And Liabilities Measured On Recurring And Nonrecurring Basis [Line Items]
Impaired loans	$ 0	$ 0

Commitment and Contingencies, O

Commitment and Contingencies, Other Than Loan and REO Commitments - Scheduled Capital Account Withdrawal Requests (Details) $ in Thousands	Mar. 31, 2019USD ($)
Partners Capital Account Withdrawals [Abstract]
2019	$ 16,361
2020	12,410
2021	8,385
2022	5,312
2023	2,381
Thereafter	259
Total	$ 45,108

Commitment and Contingencies,_2

Commitment and Contingencies, Other Than Loan and REO Commitments - Additional Information (Details) - USD ($) $ in Millions	1 Months Ended	12 Months Ended
	Aug. 31, 2018	Dec. 31, 2016	Oct. 21, 2011
Partners Capital Account Withdrawals [Abstract]
Percentage of membership interest equal to distributions of profit and return of invested capital			25.00%
Percentage of claim of profit and amount to be distributed to developer	25.00%
Proceeds from completed projects		$ 3.5