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Financing Single Family Residence with Manufactured Home Additional Dwelling Unit (ADU)
If you’re researching mortgage programs for financing a single family residence with a manufactured home additional...
First Capital Trust Deeds (FCTD) is not a good source of financing for manufactured home hard money loans.
FCTD is a mortgage brokerage that originates 500+ hard money loans each year – but isn’t in the business of financing manufactured homes. Our lenders don’t like the asset class of manufactured homes, so we pass on nearly every single one of these financing requests that comes in every week or so.
This article covers the following topics related to manufactured home hard money loans, including:
Let’s dive into the details.
With the passage of the Dodd Frank Act in 2010, Congress established new rules for consumer purpose and business purpose loans with which mortgage lenders need to comply.
A consumer purpose mortgage is a loan for a primary residence, second home, or if cash-out proceeds will go toward personal use such as debt consolidation, personal tax liens, college tuition, or remodeling your primary residence.
A business purpose mortgage is a loan secured by an investment property, a short-term bridge loan to a house flipper, or a construction loan made to a home builder whose business is building homes to sell to consumers. The use of funds are going toward a bona fide business or investment purpose.
To get a better idea about the two types of loans, I wrote extensively about the difference between consumer and business purpose loans in this blog post.
Nearly every hard money lender will only fund business purpose loans. They will not make a consumer purpose loan.
Hard money loans, which are usually short-term bridge loans of 6-24 months, aren’t intended for consumers to finance their primary residences for the long-term. It’s not a viable option. It is, however, a viable financing option for a house flipper who buys properties that need major overhauls before selling the property to a buyer using conventional bank financing.
Most of the manufactured home hard money loan requests FCTD receives are for owner-occupied consumer loans.
Herein lies the disconnect:
Consumers want a hard money loan product that hard money lenders do not provide.
Traditional mortgage lenders have loan programs for manufactured homes used for business purposes. I know an investor here in Central Oregon who has bought several manufactured homes for their short-term rental business. They get conventional mortgages on all the properties through a traditional mortgage lender.
There are mortgage programs for financing manufactured homes, many of which are government-backed conventional loans through agencies like FHA, USDA, Fannie Mae and Freddie Mac. Traditional mortgage broker and mortgage lenders have access to all those programs.
Below are a few other ideas for manufactured home financing:
The manufactured home dealers in each state have a trade association that advocates for rules and laws that benefit the industry and their members. There are probably lenders who are also members of the association. You can ask for a lender list.
Another source to check is a manufactured home dealer near you. They work with several lenders when selling homes.
If the property you’re buying is owned free and clear, the seller may be willing to carry a loan for five, ten, or fifteen years.
Community banks and credit unions can also finance manufactured homes. A community bank may have only one or just a few bank branches.
Manufactured home hard money loans are not something that FCTD provides. The loan requests we receive are for consumer purpose loans, whereas nearly every hard money lender only does business purpose loans. Rather than looking for an owner-occupied hard money loan, time would be better spent checking with traditional mortgage lenders, trade associations, dealers, seller financing, and community banks and credit unions. You’ll have a much better chance of success than pursuing a manufactured home hard money loan.
Jul 11, 2023 by Ted Spradlin
If you’re researching mortgage programs for financing a single family residence with a manufactured home additional...
Jul 11, 2023 by Ted Spradlin
Over the past decade, we’ve received at least one or two financing requests per month for owner-occupied hard money...