Doug, I got bogged down in your details but there is private money available in about any market. You just have to find it. The trick is to keep your loan-to-value (LTV) low. The mortgages I've carried were never over 40% LTV. Creditworthiness I could care less about.
Financing a $60k new doublewide isn't anything I'd look forward to, only consider if the land value carried the note. Mobile homes depreciate, not appreciate, everywhere I've lived.
I help folks interested in non-standard housing, often underground. With no direct comps, they're left out of the normal mortgage market. Appraisers won't touch them. Private money to the rescue. For anybody with a chunk of cash to park somewhere, a low LTV mortgage sure looks good at 6%, maybe less. Guy in Atlanta found 5%.
Another route is credit unions. Just got an ad from mine- they're looking for mortgages. No origination fee. Last I asked, I could get a 60% LTV with no documentation or closing costs, all based on the assessed value. That was on my unimproved land, worth far more than my house.
Regarding allergies, I a lot know more about that with housing. Air changes are the solution. Your new doublewide will be full of formaldehyde, like those FEMA trailers but with a lot more air to dilute it. Not a problem, just something that needs ventilation. My house gets a total air change every 2 hrs. More than necessary, but a great luxury. As my house self-heats/cools, not an expensive luxury.
It's the only way I was able to live with the allergens that come with the climate here and still do woodworking. Had to learn how to get a house that would let me live here. I filter the air before it comes into the house. Guests often notice that our indoor air is unusual.
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Today's Featured Article - 12-Volt Conversions for 4-Cylinder Ford 2000 & 4000 Tractors - by Tommy Duvall. After two summers of having to park my old 1964 model 4000 gas 4 cyl. on a hill just in case the 6 volt system, for whatever reason, would not crank her, I decided to try the 12 volt conversion. After some research of convert or not, I decided to go ahead, the main reason being that this tractor was a working tractor, not a show tractor (yet). I did keep everything I replaced for the day I do want to restore her to showroom condition.
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